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Home My WebLink AboutApex Farr MDA, PP, RZ H-2024-0014 Findings CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI N, AND DECISION& ORDER In the Matter of the Request for A Development Agreement Modification(MDA)to Remove the Property Annexed with South Meridian-Arbor Ridge(H-2015-0019,Inst.#2016-007071) and Portions of the Property Annexed with Shafer View Terrace(H-2020-0117,Inst.#2021-102396) and Apex(H-2020-0066 Inst.#2020-178120)from the Existing Agreements to Include in a New Agreement and Update the Overall Conceptual Development Plan for the Site and Other Provisions as Applicable; Rezone(RZ)of 38.69-acres of Land from R-2 to R-8(0.76-acre),R-15 to C-C (6.66- acres) and R-4 to R-8 (31.27-acres); and Preliminary Plat(PP) Consisting of 381 Single-family Residential Building lots,6 Commercial Building Lots and 60 Common Lots on 131.89-acres of Land in the R-8,R-15 and C-C Zoning Districts for Apex Farr Subdivision,by Brighton Corporation. Case No(s).H-2024-0014 For the City Council Hearing Date of: October 8,2024 (Findings on October 22,2024) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of October 8, 2024,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of October 8,2024, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of October 8, 2024, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of October 8,2024,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 City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § l l-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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR APEX FARR-MDA,PP,RZ H-2024-0014 - 1 - 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of October 8,2024, 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 City Council'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 Development Agreement Modification,Rezone and Preliminary Plat is hereby approved per the provision in the Staff Report for the hearing date of October 8, 2024, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years.Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again(UDC 11- 6B-7C). FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR APEX FARR-MDA,PP,RZ H-2024-0014 -2- Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. 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 §§ 67-6521(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 October 8, 2024 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR APEX FARR-MDA,PP,RZ H-2024-0014 -3- 22nd October By action of the City Council at its regular meeting held on the day of 2024. COUNCIL PRESIDENT LUKE CAVENER VOTED COUNCIL VICE PRESIDENT LIZ STRADER VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER JOHN OVERTON VOTED COUNCIL MEMBER ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 10-22-2024 Attest: Chris Johnson 10-22-2024 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 10-22-2024 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR APEX FARR-MDA,PP,RZ H-2024-0014 -4- EXHIBIT A COMMUNITY DEVELOPMENTDEPARTMENT REPORT REPORT ✓✓ rY L HEARING 10/8/2024 Legend DATE: Project location 0 TO: Mayor&City Council :Area of Impact ® @� ' }= City Limits FROM: Sonya Allen,Associate Planner O Analysis I 208-884-5533 _S sallen@meridiancity.org - APPLICANT: Brighton Corporation or rui SUBJECT: H-2024-0014 � Apex Farr—MDA,PP,RZ (aka Pinnacle) LOCATION: West side of S. Locust Grove Rd.,north ✓„ of E. Lake Hazel Rd. and east of S. Meridian Rd.,in the NW 1/4 and the east - 1/2 of Section 31,T.3N.,R.lE. I. PROJECT OVERVIEW A. Summary The Applicant has submitted applications for the following: • Development Agreement modification(MDA)to remove the property annexed with South Meridian-Arbor Ridge (H-2015-0019, Inst. #2016-007071)and portions of the property annexed with Shafer View Terrace(H-2020-0117, Inst. #2021-102396) and Apex(H-2020- 0066 Inst. #2020-178120)from the existing agreements to include in a new agreement and update the overall conceptual development plan for the site and other provisions as applicable; • Rezone(RZ)of 38.69-acres of land from R-2 to R-8 (0.76-acre), R-15 to C-C (6.66-acres) and R-4 to R-8 (31.27-acres); and • Preliminary Plat(PP) consisting of 381 single-family residential building lots, 6 commercial building lots and 60 common lots on 131.89-acres of land in the R-8,R-15 and C-C zoning districts. B. Issues • Block 12 exceeds the maximum block face length allowed in UDC 11-6C-3F for residential districts along W.Precipice Dr. and along W.Vertex Dr. The Applicant requests a Council waiver to the block face standard for both of these block faces due to the block design being constrained by site conditions that include a large waterway/irrigation facility(i.e. the Farr Lateral) along the northern boundary and steep slopes ranging from 7-12%within a portion of the area. Traffic calming is proposed in the form of a 29-foot wide street section for W. Precipice Dr. along the Farr Lateral and bulb outs and choke points. (See Section III.E.6 for more information) City of Meridian I Department Report I. Project Overview • A 25-foot wide buffer is required in the C-C zoning district on Lots 1, 5 and 6,Block 23 to the abutting residential uses along the west boundary as set forth in UDC Table 11-2B-3. Landscaping and fencing(if the use can't be adequately buffered by landscaping)is required within the buffer in accord with the standards listed in UDC 11-3B-9C. The Applicant requests City Council approval of no buffer in this area on the commercial property with the provision of a 15-foot wide common area mew on the residential property, which will include landscaping and a sidewalk. The Applicant asserts the mew will act as a buffer that still provides connectivity to the adjoining uses and walkability to the adjoining commercial uses to the east in accord with the MU-C FLUM designation. Staff recommends if Council is amendable to the Applicant's request that the common area mew is increased to a minimum of 20-feet wide consistent with the linear open space standards in UDC H- 3G-3B.le and includes landscaping in accord with the standards for landscape buffers to adjoining uses listed in UDC 11-3B-9C.If Council grants the request,a reduction to the buffer width does not affect building setbacks; all commercial structures shall be set back from the property line a minimum of the buffer width(i.e. 25-feet)required in the C-C zoning district. (See Section III.D.3.iii for more information) As an alternative to the Applicant's request, between the residential and eommer-eial portions of Bloek 23,whieh would require no buffer-on the C C zoned property, and an alley is provided for-neeess to the r-esiden units rather-than a private street.The addition of a publie street will pr-o-Ade a named street for-addFessing the east f6eing units,provide for-on street par-ldng for-guests of the residential units and pr-oAde a tr-ansition/separation between land uses(see eoneept p in Section TTIXA) and Staffs original recommendation to provide a public street between the residential and commercial uses,which doesn't meet ACHD's off-set requirements, Staff recommends residential lots/uses are removed from Block 23 and all of Block 23 is developed with commercial uses and zoned C-C. C. Recommendation Staff: Staff recommends approval of the proposed MDA,RZ and PP requests with the provisions included below in Section IV. Commission: The Commission recommends approval to City Council of the proposed MDA,RZ and PP requests with the provisions recommended by Staff and changes requested by the Applicant and agreed upon by Staff included below in Section IV. D. Decision Council: The City Council approved the proposed MDA, RZ and PP requests with the amended provisions in Section IV below. IL COMMUNITY METRICS Table 1•Land Use Description Details Map Ref. Existing Land Use(s) Rural residential/agricultural - Proposed Land Use(s) Single-family residential detached/attached dwellings - Existing/Proposed Zoning Existing:R-2(Low-density Residential),R-4(Medium- VII.A.2 low Density Residential),R-8 (Medium-density Residential)and R-15 (Medium-high Density Residential). Proposed:R-8 (Medium-density Residential),R-15 i L J (Medium-high Density Residential),C-C(Community Business City of Meridian I Department Report II. Community Metrics Description Details Map Ref. Existing Future Land Use LDR(Low Density Residential),MDR(Medium Density VILA.3 Designations Residential)and MU-C(Mixed Use—Community)with a school designation Table 2: Process Facts Description Details Preapplication Meeting date 4/9/2024 PREAPP-2023-0164 Neighborhood Meeting 2/15/2024 Site posting date 8/23/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District • Comments Received Yes • Commission Action Required No • Access Various access points • Traffic Level of Service Better than"E" Traffic Impact Study(Y/N) No ITD Comments Received No Meridian Fire Distance to Station:I+/-mile to Station#7;Response Time: see comments Meridian Police No comments received Meridian Public Works Wastewater Distance to Mainline: Sewer is available at site;Impacts or Concerns: Flow is committed—see site specific conditions Meridian Public Works Water Distance to Mainline: Water is available at site in pressure zone 5—project is consistent with water master plan; Impacts or Concerns: See Public Works comments See City/Agency Comments and Conditions Section for all department/agency and the public record for comments received on this application. Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:5 1131427 8 50 Date Retrieved:2024 jig 129 Parcel Count Parcel Acreage Infill Indicator: 599 916 Surrounding Area 37% Not city io 4 [-] City Limits 1A90 ❑ Not City Household Change Household&Population Growth Households El2020 Population Change:45.7% Population ■Growth (Household and Population Change since 2010 Decennial) - 2,000 4,000 6,000 8,000 Use Types Residential Addresses All Addresses ■ single-family 4% ® Multi-family do 4% ® Commercial City of Meridian I Department Report II. Community Metrics Preliminary Plats (last.-years) Conditional Use Permit{last 5-years) Proposed Pro posed Pending Pending Approved Approved 0 2000 4000 6WO ROOD 0 10 20 30 4u ■ Single-family ® Multi-family 2.00 1,000 Single-family Residential 1.50 7 Parcel Diversity 1.00 500 a p Parcel Count 0.33 .17 •Average Acres 0.00 -0:W 1 0 R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average 15.00 aiResidential Net Density 10.00 9.70 a 5.00 6. 4.50 3.00 0_00 ---go-goDwelling Units!Acre R-2 R-4 R-8 Figure 2: Service Impact Summary Ready Marginal Caution I 4ZIIN Nr ' III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. History The subject property, except for the R-2 zoned portion,was annexed in 2015 with an R-4 zoning district as part of the South Meridian Category A annexation,which included multiple properties and property owners(H-2015-0019). A"placeholder"R-4 zoning district was approved with individual Development Agreements(DA's) for each property owner [i.e.Arbor Ridge(Inst. #2016-007071),Brighton Investments LLC(Inst. #2016-007072), SCS Brighton LLC(Inst. #2016-007073), Murgoitio Limited Partnership(Inst. #Inst. #2016-007074)],which require modification of the agreements prior to development of the property to approve any proposed development plan. In 2020, a modification to the existing DA's for Brighton Investments LLC(Inst. #2016-007072), SCS Brighton LLC(Inst. #2016-007073)and Murgoitio Limited Partnership(Inst. #Inst. #2016-007074 was approved,which replaced those agreements with one(1)new agreement(Apex H-2020-0066,DA Inst. City of Meridian I Department Report III. Staff Analysis #2020-178120). A rezone(Apex H-2020-0066)was approved for much of the subject property from the R-4 to the R-8 and R-15 districts. The Arbor Ridge R-4 zoned property along the northern boundary was under different ownership at that time and was not included in the rezone but is part of the subject rezone application. A preliminary plat(H-2020-0056)was also approved for Apex Northwest Subdivision,which included the R-15 zoned portion of the subject property at the southeast corner. The conceptual Master Plan included in the DA depicts"future development"with no specific development plan for the areas not included in the preliminary plat with a general street layout on the land southwest of the Williams gas pipeline and a future school at the northwest corner of Locust Grove and Crescendo. In 2021,the R-2 zoned portion of the property was annexed with a DA(Inst. #2021-102396) and included in Shafer View Terrace Subdivision as Lot 1,Block 5 (H-2020-0117,FP-2021-0056). This lot was depicted as a future phase with no specific development plan. A preliminary plat(H-2021-0087)was approved in 2021 for Apex West Subdivision,which included Lot 1,Block 5, Shafer View Terrace Subdivision and a portion of the subject property.A portion of this property is included in the subject preliminary plat; the remainder will be part of Apex West. Table 4: Proiect Overview Description Details History H-2015-0019(AZ South Meridian: Arbor Ridge DA Inst.#2016-007071, Brighton Investments LLC DA Inst.#2016-007072,SCS Brighton LLC DA Inst.#2016-007073, Murgoitio Limited Partnership DA Inst.#Inst. #2016-007074);H-2026-0056(Apex Northwest—PP),H-2020-0066 [Apex MDA,RZ(replaced all earlier DA's)—Inst.#2020-1781201; Shafer View Terrace(H-2020-0117,DA Inst.#2021-102396);Apex West(H— 2021-0087);Apex NW Pool PBA-2024-0006—ROS#14520). Phasing Plan 7 Physical Features The McBirney Lateral runs east/west through this site,the Watkins Drain runs north/south through the northwest portion of this site,the Carlson Lateral runs along the northern boundary of the site and the Farr Lateral runs along the northern boundary of the site.The Williams Northwest gas pipeline also bisects this site. There is a significant grade on the northern portion of the site south of the Farr Lateral(it's higher in that area and slopes to the south). Acreage 131.89-acres Lots 381 single-family residential building lots,6 commercial building lots and 60 common lots B. General Overview Development Agreement Modification: The subject property is currently subject to three (3)different DA's (i.e. South Meridian-Arbor Ridge (H-2015-0019, Inst. #2016-007071); Shafer View Terrace(H-2020-0117, Inst. #2021-102396); and Apex(H-2020-0066 Inst. #2020-178120).A Development Agreement modification is proposed to include these properties in one(1)new agreement;these properties will no longer be subject to the previous DA's. (See legal description and exhibit map of property subject to the new DA in Section VII.C below) An updated conceptual master plan, shown in Section VIIX below, is proposed to be included in the DA for the overall area subject to the DA.Note: The future school previously planned at the northwest corner of Locust Grove and Crescendo was shifted to the south side of Lake Hazel, east of Locust Grove; a public school is planned on the east side of Locust Grove Rd. in the future. City of Meridian I Department Report III. Staff Analysis Rezone: A rezone of 38.69-acres of land is proposed from R-2 to R-8 (0.76-acre),R-15 to C-C (6.66-acres) and R-4 to R-8 (31.27-acres). (See legal descriptions and exhibit maps for property proposed to be rezoned in Section VII.D below) The area proposed to be rezoned to R-8 is designated Medium Density Residential (MDR) on the Comprehensive Plan Future Land Use Map (FLUM),except for a 0.76-acre portion which is designated Low Density Residential(LDR). The area proposed to be zoned C-C is designated Mixed Use— Community(MU-C). The proposed development plan is consistent with the Comprehensive Plan FLUM designations. Preliminary Plat: The Preliminary Plat consists of 381 single-family residential building lots, 6 commercial building lots and 60 common lots on 131.89-acres of land in the proposed R-8, R-15 and C-C zoning districts and is a re-subdivision of a portion of Lot 1,Block 5, Shafer View Terrace Subdivision. The plat is proposed to develop in seven(7) final plat phases as shown on the phasing plan. (See preliminary plat and phasing plan in Section VII.E below)Note: The remainder of Lot 1, Block 5 of Shafer View Terrace Subdivision that's not part of the subject plat will be included in the Apex West final plat(H-2021- 0087). The minimum lot size proposed is 4,180 square feet(s.f.)with an average lot size of 8,021 s.f.A gross density of 2.84 units per acre with a net density of 5.43 units per acre is proposed,which is consistent with the density desired in the MDR FLUM designation. A mix of front-loaded and alley-loaded units in a variety of different lot sizes are proposed with larger lots along the northern boundary to provide a transition between the rural lots to the north of the Farr Lateral. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): There are some existing structures on the site that are required to be removed prior to City Engineer signature on the final plat phase in which they are located. There are several site constraints that effect the design and layout of this project, as follows(see map below for reference): • The Carlson Lateral runs along the northwest boundary of the site • The Farr Lateral runs along the northeast boundary of the site at the highest elevation of the project. • The McBirney Lateral will be piped and is located in the southeast portion of the project. • The Watkins Drain runs through the northwest quadrant. • The Williams Northwest Gas Pipeline bisects this site within a 75-foot wide easement. • There is an existing sewer trunk line on the northwest corner of the property in a 25-foot wide easement. • There are slopes between 7 and 12%within the area shown in red on the map below. City of Meridian I Department Report 111. Staff Analysis f 11 t• agnifcmd Freda Farr and in;r)nep+akerab M19 gnu WAkaYklns fkaln + 4a E]d SungLOlY4!n55lM1 4 - i. ' i # + • b * � t f # 4 # i # }+ # #+# +# x 5� ---- i } I - Proposed Use Analysis (UDC 11-2): Single-family residential detached and attached dwellings are principally permitted in the R-8 and R-15 zoning districts,per UDC Table 11-2A-2. Commercial uses are allowed in the C-C zoning district as listed in UDC Table 11-2B-2. 3. Dimensional Standards (UDC 11-2): See UDC Table 11-2A-6 and 11-2A-7 for the dimensional standards of the R-8 and R-15 zoning districts,respectively; and, UDC Table 11-2B-3 for the dimensional standards of the C-C zoning district. 4. Specific Use Standards (UDC 11-4-3): There are no specific use standards that apply for single-family detached and attached dwellings. UDC Table 11-2B-2 notes if specific use standards listed in UDC 11-4-3 are applicable to certain uses in the C-C zoning district. City of Meridian I Department Report III. Staff Analysis D. Design Standards Analysis 1. Existing structure and Site Design Standards (Comp Plan, UDC 11-3A-19): Future development of the C-C zoned area should comply with the structure and site design standards listed in UDC 11-3A-19;review for compliance with these standards will take place with future development applications. The proposed development should create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices in accord with Comprehensive Plan Policy#3.07.01A. 2. Qualified Open Space&Amenities (Comp Plan, UDC 11-4-3-27): The residential portion of the development is required to comply with the open space and site amenity standards listed in UDC 11-3G-3 and 11-3G-4. A minimum of 15%(or 18.93-acres based on 126.2-acres of residential area) qualified open space is required to be provided in the R-8 and R-15 zoning districts; a total of 36.1-acres(or 29.1%) is proposed that meets the quality standards listed in UDC 11-3G-3A.2. Qualified open space consists of open grassy areas exceeding 5,000 square feet in area, an education garden, linear open space, street buffers along arterial and collector streets,parkways and stormwater detention facilities. When counting street buffers along arterial and collector streets,the buffers need to comply with the enhanced buffer requirements in UDC 11-3G-3B.3.Parkways along local residential streets are required to meet the standards listed in UDC 11-3G-3B.4 when counted toward open space. Stormwater detention facilities are required to meet the standards in UDC 11-3G-3B.5 when counted toward open space. Amenities totaling a minimum of 26 points from each category are required to be provided based on the area of the development(i.e. 131.89-acres). An open space exhibit was submitted as shown in Section VII.I. Site amenities totaling 30 points (pts.)are proposed from each category as follows: • Quality of Life: two(2) fitness courses(2 pts. each=4 pts.), a dog park(2 pts.),two (2) education gardens(1 pt. each=2 pts.). Per UDC 11-3G3C,the fitness course is required to have a minimum of six(6) stations permanently installed; and the dog park is required to have bags for dog waste disposal,a double entrance gate,bench(es) and fencing to enclose a minimum of 5,000 square feet and secured open space for an off-leash dog park. • Recreation Activity Area: swimming pool with changing facilities &restrooms (6 pts.), (2) tot lots/natural play areas(1 pt. each=2 pts.). Per UDC 11-3G3D,the swimming pool is required to be constructed in ground and meet all Building Code requirements; the tot lots are required to have commercial grade play equipment scaled and designed for the use and safety of younger children and benches for seating shall be nearby. • Pedestrian or Bicycle Circulation System: 0.37-mile of pathway aligned with linear open space(1 pt.)and 1.61-miles of multi-use pathway(12 pts.). The proposed pathways are not required sidewalk adjacent to public right-of-way. The multi-use pathway will connect to planned pedestrian or bicycle routes outside the development in accord with the Pathways Master Plan.All pathways will be designed and constructed in accord with adopted City standards. • Multi-modal: bicycle repair station(1 pt.) City of Meridian Department Report 111. Staff Analysis The bicycle repair station is required to be a fixed installation with tools and an air pump per UDC 11-3G-4F.2. The proposed common open space and site amenities meet and exceed UDC standards for such. i. Landscapingis to be provided in common open space areas in accord with the standards listed in UDC 11-3G-5B. The proposed development is consistent with Comprehensive Plan Policy#2.02.00,which states, Plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. 3. Landscaping(Comp Plan, UDC 11-3B): Attractive landscaping and pedestrian friendly design is required within new developments in accord with Comprehensive Plan Policy#5.01.02G. Landscaping is required to be provided within the development in accord with the standards listed in UDC 11-3B. i. Landscape buffers alongst A 25-foot wide street buffer is required along S. Locust Grove Rd., an arterial street;20-foot wide street buffers are required along all collector streets (i.e. E. Crescendo St., S. Sublimity Ave.,E. Quartz Creek St.,Apex Way and Elevated Way); and a 10-foot wide street buffer is required along local streets(i.e. E. Phenomenal St.) in the C-C district. Landscaping is required within the street buffers in accord with the standards listed in UDC I I- 3B-7C. All street buffers are required to be in a common lot or on a permanent dedicated buffer easement,maintained by the property owner,homeowner's association or business owner's association per UDC 11-313-7C.2a and should be depicted on the plat. A 4-foot tall berm is proposed within the street buffer along S. Locust Grove Rd. ii. Parking lot landscaping Internal parking lot landscaping is required with future development of the C-C zoned lots in accord with the standards listed in UDC 11-3B-8C. iii. Landscape buffers to adjoining use A 25-foot wide buffer is required in the C-C zoning district on Lots 1, 5 and 6,Block 23 to the abutting residential uses along the west boundary as set forth in UDC Table 11-2B-3. Landscaping and fencing(if the use can't be adequately buffered by landscaping)is required within the buffer in accord with the standards listed in UDC 11-3B-9C. The Applicant requests City Council approval of no buffer in this area with the provision of a 15-foot wide common area mew on the residential portion,which will include landscaping and a sidewalk as shown in the exhibit below.The Applicant asserts the mew will act as a buffer that still provides connectivity to the adjoining uses and walkability to the adjoining commercial uses to the east in accord with the MU-C FLUM designation. Staff recommends if Council is amendable to the Applicant's request that the common area mew is increased to a minimum of 20-feet wide consistent with the linear open space standards in UDC 11-3G-3B.le and includes landscaping in accord with the standards for landscape buffers to adjoining uses listed in UDC 11-3B-9C.If Council grants the request, a reduction to the buffer width shall not affect building setbacks; all structures shall be set back from the property line a minimum of the buffer width(i.e. 25-feet) required in the C-C zoning district. As an alternative to the Applicant's request,whieh would require no buffer-on the zoned property, Staff r-eeommends a publie street is provided between the residential an City of Meridian I Department Report III. Staff Analysis eommer-eial portions of Bloek 23 and an alley is provided for-aeeess to the residential units rather-than a private street.The addition of a publie street Will provide a named street for- addressing the east f6eing units,provide for-on street par-ldng for-guests of the residential units and provide a tr-ansition/separ-ation between land and Staffs original recommendation to provide a public street between the residential and commercial uses, which doesn't meet ACHD's off-set requirements,Staff recommends residential lots/uses are removed from Block 23 and all of Block 23 is developed with commercial uses and zoned C-C.See concept layout below in Section III E.1. PM i ®r f pp ! © ! 3 ® ! ------�.._. -- - --- L iv. Tree preservation Existing trees 4-inch caliper or greater that are removed from the site during development may require mitigation(see UDC 11-3B-10 for more information). Include mitigation information on the landscape plan that demonstrates compliance with the standards in UDC 11-3B- 10.C.5. v. Storm inte age Stormwater integration is required in accord with the standards listed in UDC 11-3B-11 C. A Geotechnical Investi ation report was submitted with this application. vi. Pathway landscaping Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B- 12C. 4. Parking(UDC 11-3Q: Off-street parking is required to be provided with all development in accord with UDC standards. i. Residential parking analysis Off-street parking is required to be provided for all single-family residential units in accord with the standards for such listed in UDC Table 11-3C-6. ii. Nonresidential parking=analysis Off-street parking is required to be provided for non-residential uses in the commercial district in accord with the standards listed in UDC 11-3C-6B. City of Meridian I Department Report III. Staff Analysis iii. Bicycle parking analysis A minimum of one(1)bicycle parking is required to be provided for every 25 proposed vehicle parking spaces or portion thereof, except for single-family residences,per UDC 11-3C-6G. Bicycle parking facilities should comply with the standards listed in UDC 11-3C-5C. 5. Building Elevations (Comp Plan,Architectural Standards Manual): Several conceptual building elevations were submitted for the proposed single-family detached homes in the residential development, included in Section VILE below. A mix of single-story and 2-story homes are proposed that include a variety of siding styles with masonry accents in a variety of colors and design elements/features with varying roof profiles and wall modulation that demonstrate the high quality of development proposed. Conceptual elevations were not submitted for the proposed single-family attached units; final designi�s required to comply with the design standards in the Architectural Standards Manual. Design review is not required for single-family detached structures.However,because the rear and/or sides of homes facing S.Locust Grove Rd. and internal collector streets will be highly visible, Staff recommends a DA provision requiring those elevations incorporate articulation through changes in two or more of the following: modulation(e.g.projections, recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from adjacent public streets. Single-story homes are exempt from this requirement. Conceptual elevations weren't submitted for the commercial portion of the development. Administrative design review is required for those structures as well as the swimming pool and associated structure in the residential portion of the development in accord with the design standards in the Architectural Standards Manual. Staff is of the opinion the proposed conceptual building elevations are in accord with Comprehensive Plan Policy#5.01.02L: "Support beautiful and high-quality development that reinforces neighborhood character and sustainability. 6. Fencing(UDC 11-3A-6, 11-3A-7): All/any fencing proposed on the site should comply with the standards listed in UDC 11-3A-6 for fencing along waterways and 11-3A-7. 7. Parkways (UDC 11-3A-17): All parkways should comply with the standards for such listed in UDC 11-3A-17. E. Transportation Analysis A Traffic Impact Study(TIS)was not submitted for this development as ACHD did not require one. Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP): • Amity Road is scheduled in the IFYWP to be widened to 5-lanes from SH-69(Meridian Road) to Locust Grove Road with a design year of 2023-2024,a right-of-way year of 2027-2028,and construction year yet to be determined. • Amity Road is scheduled in the IFYWP to be widened to 5-lanes from Locust Grove Road to Eagle Road with a design year of 2025-2026,a right-of-way year of 2027,and a construction year yet to be determined. • Locust Grove Road is scheduled in the IFYWP to be widened to 3-lanes from Amity Road to Victory Road with a design year of 2028-2029 and a construction year yet to be determined. • The intersection of Amity Road and Locust Grove Road is scheduled in the IFYWP to be constructed as a multi-lane roundabout with 2-lanes on the north leg,2-lanes on the south,4- lanes east,and 4-lanes on the west leg with a design year of 2023-2024,a right-of-way year of 2027-2928,and a construction year yet to be determined. • Locust Grove Road is listed in the CIP to be widened to 3-lanes from Lake Hazel Road to Amity Road between 2036 and 2040. City of Meridian I Department Report III. Staff Analysis Condition of Area Roadways (Traffic Count is based on Vehicles per Hour(VPH): Roadway Frontage Functional PM Peak Hour PM Peak Hour Classification TrafFic Count Level of Service Locust Grove Road 2,006-feet Minor Arterial 181 Better than"E" Lake Hazel 0-feet Minor Arterial 351 Better than"E" *Acceptable level of service for a three-lane minor arterial is"E"(720 VPH). *Acceptable level of service for a five-lane minor arterial is T"(1,540 VPH). Collector streets are required to be constructed with development in accord with ACHD's Master Street Map(MSM) and/or as required by ACHD. The following streets are required to be constructed as collector streets: E. Crescendo St.,E. Quartz Creek St.,Apex Way and Elevated Way. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): 1. Access is proposed via the extension of E. Quartz Creek St.,E. Tranton St. ara E. Tiber- *,.,-Q. at the project's west boundary; and from S. Locust Grove Rd.via S.Apex Way and E. Crescendo St. An emergency access is proposed at the north boundary via S. Margaret Ave. East Liberator Ct. stubs to the northwest boundary of the site but due to the slope in that area,that street is not proposed to be extended with development. Stub streets are proposed for future extension and interconnectivity with adjacent development and future development in Apex/Pinnacle.An east/west and north/south collector street is required to be provided through the development per ACHD's Master Street Map (MSM). A collector street is stubbed to the north,which will extend to E. Amity Rd.with future development; and S.Apex Way will extend to S. Locust Grove Rd. as a collector street in accord with the MSM. Cross-access/ingress-egress easements should be provided between all of the commercial lots (i.e. Lots 1-6,Block 23) either by recorded easement or as a note on the final plat in accord with UDC 11-3A-3A.2. The north/south drive depicted on the plat that provides access to the residential lots in Block 23 should be realigned to reflect the updated design shown on the landscape plan. Staff is not in favor of the proposed layout of this block with the residential units abutting the parking lot for the commercial area with only 15-feet in between consisting of landscaping and a pathway. , Staff r-eeommends the aeeess drive for-the residential units is uses.eonstr-ueted as an alley and a nor-th/south publie street is provided between the residential and the eommereial lots for-addressing purposes for the east f6eing residential units,for on stree par-king for-the residential units and as a tr-ansition/separ-ation between land T'he following is the existing layout and a eoneept layout showing Staffs r-eeommended ehanges! Because Staffs original recommendation to provide a local street between the residential and commercial uses doesn't meet ACHD's off-set policy, Staff recommends the residential lots/uses are removed from Block 23 and all of Block 23 is developed with commercial uses and zoned C-C. City of Meridian I Department Report III. Staff Analysis Existing Layout: Recommended layout: vli- �-•�R-1�5� C-C � _ �R-1�5•••� � C-C 1 1 1 N 1, Local and collector street connectivity is proposed within the development in accord with Comprehensive Plan Policy#6.01.02B, "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." 2. Multiuse Pathways (UDC 11-3A-5): Multi-use pathways are required to be provided with development in accord with the Pathways Master Plan as required by the Park's Department. Per the plan, a 10-foot wide multi-use pathway is required within the Williams gas pipeline easement and should extend as a detached pathway along the north side of E. Crescendo St.to the detached pathway along S. Locust Grove Rd.A 10-foot wide detached multi-use pathway is also required along the west side of S.Elevated Way to create a pedestrian connection between the proposed park amenity and the existing pathway to the south in Apex West subdivision. A pathways plan is included in Section VII.J that depicts all pathways proposed within the development. A 14-foot wide public use easement is required for the multi-use pathways required by the Pathways Master Plan where they lie outside of public right-of-way and should be submitted to the Planning Division and recorded prior to City Engineer signature on the final plat. The easement and recorded instrument number should be depicted on the plat. 3. Pathways (Comp Plan, UDC 11-3A-8): All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. A pathways plan is included in Section VII.J that depicts all pathways proposed within the development. 4. Sidewalks (UDC 11-3A-17): All sidewalks should be constructed in accord with the standards listed in UDC 11-3A-17. A sidewalk is not proposed along the northern boundary of the site adjacent to the Farr Lateral on the northeast side of W. Precipice Dr. due to the grade difference between the waterway and the street(the lateral is higher). The UDC requires sidewalks to be provided on both sides of public streets and does not include a provision for a waiver; therefore, Staff recommends changes to the development plan to provide a sidewalk along the northeast side of W.Precipice Dr. City of Meridian I Department Report III. Staff Analysis Staff recommends a DA provision requiring 10-foot wide detached sidewalks/pathways to be provided along S.Locust Grove Rd.,an arterial street, all internal collector streets and those abutting this site in lieu of on-street bike lanes for public safety. 5. Private Streets (UDC 11-3F-4): All private streets constructed within the subdivision should comply with the standards listed in UDC 11-3F-4. Private streets are proposed for access and addressing for the residential lots in Blocks 2 and 23. A separate application is required to be submitted for approval of the private streets and should be submitted concurrently with the final plat application. Because the proposed private streets will result in several building lots having frontage on both public and private named streets in Blocks 2 and 23,which will likely create confusion for emergency responders, Staff is not in favor of the proposed layout of these blocks. Staff has recommended changes to the layout of Block 23,which will alleviate this issue, as discussed in Section III.E.1 above. Staff recommends the Applicant make changes to the layout of lots in Block 2 to comply with ACHD's requirements for public alleys so that these lots only have frontage on one(1) named street. 6. Subdivision Regulations (UDC 11-6): Compliance with the subdivision design and improvements standards listed in UDC 11-6C-3 is required. Alleys are required to comply with the standards in UDC 11-6C-3B.5. The proposed alleys appear to comply with these standards. Common driveways are required to comply with the standards listed in UDC 11-6C-3D. • Common driveways should serve a maximum of four(4)units; in no case should more than three (3)dwelling units be located on one (1) side of the driveway. The common driveway in Block 12 serving Lots 72-75 exceeds the maximum number of dwelling units that may be served on one(1) side of the driveway. The plat should be revised to remove one(1) of these lots to comply with the standard; or,an alternative compliance request/application may be submitted to UDC 11-6C-3D.1 to be allowed four(4) driveways on one(1) side of the common driveway in accord with UDC 11-6C-3D.9. Note: The Fire Dept. has approved the design of this common driveway. • Solid fencing adjacent to common driveways is prohibited,unless separated by a minimum five-foot wide landscaped buffer planted with shrubs,lawn or other vegetative groundcover—construction of this buffer is the responsibility of the developer and not the adjacent homeowner. • Perpetual ingress/egress is required either by a recorded easement or as a note on a recorded final plat. The easement or plat note shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. In residential districts,block faces should not be more than 750-feet in length without an intersecting street or alley, except where a pedestrian connection is provided,then the maximum block face may be extended up to 1,000-feet in length. The City Council may approve a block face up to 1,200-feet in length where the block design is constrained by site conditions which include steep slopes in excess of 10%or a large waterway/irrigation facility. In no case shall a block face exceed 1,200-feet,unless waived by City Council. Where appropriate,traffic calming may be required for blocks in excess of 1,000 feet. • The face of Block 12 along W. Precipice Dr. is approximately 2,500-feet. Two(2) pedestrian connections are proposed within the block that provides pedestrian access between streets. The Farr Lateral runs along the north side of W. Precipice Dr. at the highest point of the development. City of Meridian I Department Report 111. Staff Analysis • The face of Block 12 along W. Vertex Dr. is approximately 1,500-feet. One (1)pedestrian connection is proposed within the block that provides pedestrian access between streets. The Applicant requests a Council waiver to the block face standard for both of these block faces based on the above-noted site constraints in addition to those noted in Section III.C1 above.Traffic calming is proposed in the form of a 29-foot wide street section for W. Precipice Dr. along the Farr Lateral and bulb outs and choke points at pedestrian crossings as shown below. Note: The proposed reduced street section will only allow parking on one side of the street. .00 .—gee Y 1 _ F. Services Analysis See Service Accessibility Report in Section VII.B below. 1. Waterways (Comp Plan, 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 McBirney Lateral runs east/west through this site within a 25-foot wide easement from centerline both directions and the Farr Lateral runs mostly off-site along the northeast boundary of the site within a 30-foot wide easement from centerline both directions. Both of these facilities are under the jurisdiction of the Boise Project Board of Control(BPBC). The Board does not allow landscaping, including trees and/or shrubs (other than gravel)within their easements—all fences, gates,pathways, and pressurized irrigation lines are required to be located just off the edge of the easements and the easements must be left a flat drivable surface. The Watkins Drain runs north/south through the northwest portion of this site and the Carlson Lateral runs along the northern boundary of the site. 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 I I-3A-18. City of Meridian I Department Report III. Staff Analysis 4. Utilities (Comp Plan, UDC 11-3A-21): All utilities for the proposed development are required to be installed in accord with the standards listed in UDC 11-3A-21. Water service is available at the site.Main lines are required to be extended to and through the subject property with development. The developer should coordinate main size and routing with the Public Works Dept. and execute standard forms of easements for any mains that are required to provide service. Sanitary sewer service is available at the site. Main lines are required to be extended to and through the subject property with development. The developer should coordinate main size and routing with the Public Works Dept. and execute standard forms of easements for any mains that are required to provide service. 5. Topography There is a significant grade on the northeastern portion of the site south of the Farr Lateral(it's higher in that area and slopes to the southwest). 6. Hazards The Williams Northwest gas pipeline bisects this site and lies within a 75-foot wide easement. Future development is required to comply with the Williams Pipeline Developer's Handbook. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. A new Development Agreement(DA) shall be required as a provision of the MDA and RZ applications. The previous DA's [i.e. South Meridian-Arbor Ridge(H-2015-0019, Inst. #2016-007071); Shafer View Terrace(H-2020-0117, Inst. #2021-102396); and Apex(H-2020-0066 Inst. #2020-178120)] shall no longer be in effect for the subject property. Prior to approval of the rezone ordinance,a new DA shall be entered into between the City of Meridian,the property owner at the time of rezone ordinance adoption, and the developer. A final plat application shall not be submitted until the rezone is finalized.The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the date of City Council approval of the Findings of Fact, Conclusions of Law and Decision&Order for the Rezone and MDA request. The new DA shall incorporate the following provisions: i. Future development of the subject property shall be generally consistent with the conceptual development plan,preliminary plat, landscape plan, open space and site amenity exhibit included below in Section VII,the conditions contained herein and the standards in the Unified Development Code (UDC). ii. The subject property shall be subdivided prior to submittal of any building permit applications for the residential portion of the development and prior to issuance of any Certificates of Occupancies within the commercial portion of the development. iii. A 10-foot wide multi-use pathway shall be constructed within the Williams Northwest gas pipeline easement in accord with the Pathways Master Plan. iv-. Depiet 10 feet wide detaehed sidewalks/pathwa-ys along both sides ef all eelleetef stfeets (i.e Gr-eseende St., S. Sublimity .,E. Quai4z Creek St., lanes.Apex Way and Elevated Way) a-ad within the stfeet buffer-along S. Loeust Gfeve Rd., a*after-ial street in lieu of on stFeet bieyele v. Future development shall comply with the Williams Pipeline Developer's Handbook. vi. The rear and/or sides of 2-story homes facing S. Locust Grove Rd. and the collector streets (i.e. E. Crescendo St., S. Sublimity Ave.,E. Quartz Creek St.,Apex Way and Elevated Way) shall incorporate City of Meridian I Department Report IV. City/Agency Comments &Conditions articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public streets. Single-story homes are exempt from this requirement. vii. The uses allowed in the C-C zoning district shall be restricted to only those uses listed in UDC Table 11-2B-2 Allowed Uses in the Commercial Districts as allowed uses in the C-N zoning district. The purpose ofsuch is to allow extended business hours of operation beyond those allowed in the C-N district, while not allowing certain uses in the C-C district that may not be compatible with abutting residential uses without a buffer to residential uses on the commercial property as approved by City Council. viii.A 25-foot wide buffer to residential uses shall not be required to be provided with development of the C-C zoned lots in Block 23: in lieu of the buffer,a minimum 17-foot wide common area mew lot shall be provided along the east side of the R-15 zoned property in Block 23 (the length of abutting parking spaces on the commercial property may be reduced from 19-to 17-feet),as approved by City Council at the request of the Applicant. A reduction to the buffer width shall not affect building setbacks; all commercial structures shall be set back from the property line a minimum of the buffer width(i.e. 25- feet)required in the zoning district. 2. The final plat shall include the following revisions: i. Depict a 25-foot wide street buffer along S. Locust Grove Rd., an arterial street; 20-foot wide street buffers along all collector streets(i.e. E. Crescendo St., S. Sublimity Ave.,E. Quartz Creek St.,Apex Way and Elevated Way); and a 10-foot wide street buffer is required along the local street(i.e. E. Phenomenal St.)in the C-C district. ii. All street buffers shall be depicted in a common lot or on a permanent dedicated buffer easement in accord with UDC 11-3B-7C.2a. iii. . & Gfeseende St., S. S-Hblimity Ave.,E. Qttaftz Creek ., ., an aftefial street, in heii ef en street bieyele lanes. Only 5-foot wide detached sidewalks are required in accord with UDC 11-3A-17. iv. A 14-foot wide public use easement shall be depicted on the final plat for the multi-use pathways required by the Park's Dept.per the Pathways Master Plan where they lie outside of public right-of- way. The easement shall be submitted to the Planning Division and recorded prior to City Engineer signature on the final plat and the recorded instrument number shall be included on the plat. v. Solid fencing adjacent to common driveways is prohibited,unless separated by a minimum five-foot wide landscaped buffer planted with shrubs, lawn or other vegetative groundcover as set forth in UDC 11-6C-3D.5; include a buffer if fencing is proposed. vi. For all common driveways, a perpetual ingress/egress easement shall be depicted on the plat and a note shall be included for requirement of maintenance of a paved surface capable of supporting fire vehicles and equipment in accord with UDC 11-6C-3 CD.8. vii. Depict cross-access/ingress-egress easements between all of the commercial lots(i.e. Lots 1-6,Block 23) in accord with UDC 11-3A-3A.2 and an easement that allows the adjacent residents to use the narking lot on the commercial property. viii. . City Council approved a waiver to the block face standards on both sides ofBlock 12 that face W. Precipice Dr. and W. Vertex Dr. as requested by the Applicant due to the site constraints presented by the Applicant. City of Meridian I Department Report IV. City/Agency Comments &Conditions ix. Revise the alignment of the north/south drive that provides access to the residential lots in Block 23 to reflect the updated layout shown on the landscape plan. x. Remove Lot 24, Block 2 to enlarge the mew area and to reflect the updated layout shown on the landscape plan. xi. Depiet a aei4Wseuth publie stfeet between the r-esidefftial lots and the eommer-eial leis in Bleek 23 with pafking en M least one(1), side of the stfeet. xii. Revise the layeu4 ef the lots in Bleek 2 to eemply with AC14D's these lots efily have f f age on one( `famed stfee* Private streets were not required for addressing of these lots to alleviate the issue of lots having f rontage on two (2) named streets. xiii.Depict a sidewalk along the northeast side of W. Precipice Dr. as set forth in UDC 11-3A-17D,unless a waiver is allowed at the time of submittal of the final plat application. Council supported no sidewalk in this area due to the location of the Farr Lateral and no homes fronting on that side of the street: however,the current code doesn't have a provision for a waiver to this standard. xiv.Depict traffic calming(i.e. a reduced 29-foot wide street section for W. Precipice Dr.,bulb-outs and choke points)within the development as shown on the exhibit in Section VII.E as allowed by ACHD. xv. Depict a minimum 17-foot wide common mew lot on the east side of the R-15 zoned proper ad�ai cent to the C-C zoned property in Block 23. xvi.Include a note stating who will own and maintain the private alleys in Blocks 2 and 23. 3. The landscape plan submitted with the final plat application shall include the following revisions: i. Depict a 25-foot wide street buffer along S. Locust Grove Rd., an arterial street; 20-foot wide street buffers along all collector streets(i.e. E. Crescendo St., S. Sublimity Ave.,E. Quartz Creek St.,Apex Way and Elevated Way); and a 10-foot wide street buffer along E. Phenomenal St., a local street,in the C-C district,in accord with UDC Tables 11-2A-6, 11-2A-7 and 11-2B-3. ii. All required street buffers shall be landscaped in accord with the standards listed in UDC 11-3B-7C. The arterial and collector street buffers shall comply with the enhanced buffer requirements listed in UDC 11-3G-3B.3 because they were counted toward open space requirements. iii. Parkways along local residential streets shall comply with the standards listed in UDC 11-3G-3B.4 when counted toward open space requirements as proposed. iv. Stormwater detention facilities shall comply with the standards in UDC 11-3G-3B.5 when counted toward open space requirements as proposed. v. Include mitigation information on the landscape plan that demonstrates compliance with the standards in UDC 11-3B-IO.C.5. vi. Depiet 10 feet wide detaehed sidewalks�paffiways aleng beth sides ef all eelleeter-streets (i.e. E. Gr-eseende St., S. Sublimity Ave.,E. Quai4z Creek ., street buffer-alefig S. -beeust Gfeve Rd., afi after-ial street,in lieu of en street bieyele Apex Way and Elevated Way) a-ad within the vii. Solid fencing adjacent to common driveways is prohibited,unless separated by a minimum five-foot wide landscaped buffer planted with shrubs, lawn or other vegetative groundcover as set forth in UDC 11-6C-3D.5; if fencing is proposed,depict a buffer. Construction of this buffer is the responsibility of the developer and not the adjacent homeowner. viii.Depict a sidewalk along the northeast side of W. Precipice Dr. as set forth in UDC I I-3A-17D,unless a waiver is allowed by the UDC at the time of submittal of the final plat application. Council supported no sidewalk in this area due to the location of the Farr Lateral and no homes fronting on that side of the street; however,the current code doesn't have a provision for a waiver to this standard. City of Meridian I Department Report IV. City/Agency Comments &Conditions ix. Depiet a aei4Wseuth publie stifeet between the r-esidefftial lots and the eefumer-eial leis in Bleek 23 with pafking en M least one(1), side of the stfeet. x. Depict landscaping in common open space areas in accord with the standards listed in UDC 11-3G-513. xi. Depict landscaping along all pathways in accord with the standards listed in UDC 11-3B-12C. xii. Depict open vision fencing along the entire length of the Farr Lateral adiacent to the northeast boundary of the site for public safety in accord with the standards listed in UDC 11-3A-6C at the direction of City Council. xiii.Depict a minimum 17-foot wide common mew lot on the east side of the R-15 zoned property adjacent to the C-C zoned property in Block 23 with a detached sidewalk and landscaping consistent with the drawings and perspectives presented b. the he Applicant at the City Council hearing shown in Section VII.J below. xiv.Depict landscaping and trees along the northeast boundary of the site in the buffer/slope adjacent to the Farr Lateral as proposed b. the he Applicant in the exhibit in Section VII.H below to buffer the residential properties to the north. 4. The fitness course shall to have a minimum of six(6) stations permanently installed in accord with UDC 11-3G-3C.6. 5. The dog park shall have bags for dog waste disposal,a double entrance gate,bench(es) and fencing to enclose a minimum of 5,000 square feet and secured open space for an off-leash dog park in accord with UDC 11-3G-3C.9. 6. The swimming pool shall be constructed in ground and meet all Building Code requirements in accord with UDC 11-3G-3D.1. 7. The tot lots shall have commercial grade play equipment scaled and designed for the use and safety of younger children and benches for seating shall be nearby in accord with UDC 11-3G-3D.3. 8. The bicycle repair station is required to be a fixed installation with tools and an air pump per UDC 11-3G- 4F.2. 9. Either apply for alternative compliance to UDC 11-6C-3D.1 to be allowed four(4)driveways on one(1) side of the common driveway for Lots 72-75,Block 12; or,remove one (1)lot in this location to comply with the standard.If alternative compliance is requested, the request shall be submitted concurrent with the anal plat application. 10. Prior to submittal of the final plat for City Engineer signature, a 14-foot wide public pedestrian easement shall be submitted to the Planning Division,approved by City Council and recorded for the multi-use pathway along the Williams Northwest gas pipeline and any other pathways required by the Park's Department in accord with the Pathways Master Plan that are outside of public right-of-way. Include the recorded instrument number of the easement(s)along with a depiction of the easement(s)on the final plat. !I. All private stfeets eefistFueted within the subdivision shall eemply with the standards listed in UPC 11 3F eeaettffen4ly with the final plat apphea4iea. it was detefmined M the Geeneil hearing thM private stfeets afe fie*desire or-needed within this deve ,,pmet* It was determined by City Council that private streets are not desired or needed for addressing purposes in Blocks 2 and 23. 12. 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. City Council approved a waiver to this standard for the Farr Lateral to remain open and not be piped where it crosses this site. 13. Off-street parking is required to be provided for all single-family residential units in accord with the standards for such listed in UDC Table 11-3C-6; and for non-residential uses in the commercial district in City of Meridian I Department Report IV. City/Agency Comments &Conditions accord with UDC 11-3C-6B. Bicycle parking is required for non-residential uses as set forth in UDC 11- 3C-6G;bicycle parking facilities shall comply with the standards listed in UDC 11-3C-5C. 14. A 25 feet wide b4fer-to r-esiden4ial uses shall be provided with develepmen4 of the eeffimer-eial lots(i.e. Lets 1, 5 a-ad 6,Week 23). TheApplieant requests City Geuned appreval ef ne bftfftr in this orea en Me C- inelude lane-beapiffg and a sidewalk. Jf C-eHneil grants the reque4, a re�etien te the buffir width shall lie affeet buik4ing setbae&7 all stiwetures shall be set baekftem Me prepero,line a minimum ef the buffer Edited and moved to the DA section above (i.e. #Lviii). 15. The existing structures on the site shall be removed prior to City Engineer signature on the final plat phase in which they are located. 16. Administrative design review shall be required for all single-family residential attached structures,future commercial structures on Lots 1-6,Block 23 and the swimming pool and associated structure in accord with the design standards in the Architectural Standards Manual. 17. All watefwa-ys, e*eept natwal watefways, it4er-seefiag, efessing or-lying within the area being developmen afe required to be piped unless used as a wa4er-amenity or-knear-open spaee, in whieh ease they may be le open asset ferthn UPC 11 3A-6 Delete duplicate condition 18. Permanent addresses cannot be assigned until Ada County has approved the proposed street names. 19. Directional address signage shall be provided at the entries to the private alleys in Blocks 2 and 23 for homes that don't have frontage on a public street; and address numbers shall be installed on the rear of homes so they're clearly visible from the alley,as required by the Fire Dent. 20. All alleys shall comply with the standards listed in UDC 11-6C-3B.5. Other Agency comments may be accessed in the project file, included in the public record. V. FINDINGS A. Rezone(UDC 11-511-3E) 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 City Council finds the proposed map amendment and development plan 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; The City Council finds the proposed amendment complies with the regulations outlined for the proposed districts, including the purpose statement. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment should not be materially detrimental to the public health, safety and welfare. City of Meridian I Department Report V. Findings 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds the proposed map amendment should not result in an adverse impact on 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 proposed request is for a rezone, not annexation. B. Preliminary Plat(UDC-613-6) hi 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; The City Council finds the proposed plat is in conformance with the Comprehensive Plan and will be consistent with the UDC if the Applicant complies with the above-noted conditions. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; The City Council finds public services are available to the site and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The City Council finds there are no scheduled public improvements adjacent to or on this site. 4. There is public financial capability of supporting services for the proposed development; The City Council finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The City Council finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. The City Council 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 MDA,RZ and PP requests with the provisions included above in Section IV.Council should consider and take action on the waivers requested by the Applicant pertaining to block face and buffer to residential uses. B. Commission: The Commission heard these items on September 5,2024.At the public hearing,the Commission moved to approve the subject MDA request. 1. Summary of the Commission public hearing_: a. In favor: Amanda McNutt and Jon Wardle,Brighton Corp. (Applicant's Representatives) b. hi opposition: None City of Meridian I Department Report VI.Action C. Commenting: Julie Edwards,Melissa Fulkerson d. Written testimony: Amanda McNutt,Brighton Corp. (Applicant's Representative— response to the staff report) e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: None 2. Key issue(s) testimony a. Request from the neighbors on Mary Ln. for trees to be provided within the buffer along the south side of the Farr Lateral from approximately Locust Grove Rd. to Margaret Ln. for screenings purposes. The Applicant is amenable to providing trees in this location provided there is adequate area to do so outside of the Farr Lateral easement or through a license agreement with the Irrigation District. b. Opinion that people living in the residential units facing the commercial development in Block 23 would not want to look out their front windows into a parking lot. 3. Key issue(s) of discussion by the Commission: a. The requested waiver to block face standards in regard to both faces of Block 12 and the associated site constraints. b. The requested reduction of the buffer to residential uses on the commercial properly in Block 23 and proposed design with the parking lot for the commercial uses abutting the residential property generally not in favor of the proposed design. c. Concern pertaining to addressing for the lots that have frontagepublic street and are accessed off a named private street and confusion that may occur for emergency responders. 4. Commission changes to the Staff recommendation: a. At the recommendation of Staff,the Commission approved the Applicant's request to remove the requirement for 10-foot wide detached sidewalks to be provided along all collector streets in lieu of on-street bicycle lanes consistent with the 5-foot wide sidewalks constructed in the adjoining Apex developments(only 5-foot wide detached sidewalks are required by the UDC); modification to the condition(#A.3)requiring a revised landscape plan to be submitted to add that it shall be required with submittal of the final plat application; and modification to the condition(#A.9,)requiring alternative compliance to the common driveway standards to allow (4)lots on one side of the driveway in Block 12 to be submitted with the final plat application if requested. 5. Outstandingissue(s)ssue(s)for City Council: a. The Applicant requests deletion of the requirement for a north-south public street to be provided between the residential and the commercial lots in Block 23. b. The Applicant requests deletion of the requirement for the revision to the lot layout in Block 2 to comply with ACHD's requirements for public alleys,which was required so that the lots only have frontage on one named street rather than two. c. The Applicant requests deletion of the requirement for a sidewalk to be provided on the north side of West Precipice Drive; this is a UDC standard that can't be waived. d. The Applicant requests a waiver from Council to exceed the maximum block face allowed for Block 12 along W. Precipice Dr. and W.Vertex Dr. due to the site constraints described above in Section III.E.6. e. The Applicant requests a waiver from Council to not provide a 25-foot wide buffer in the C-C district on Lots 1, 5 and 6,Block 23 to the abutting residential uses along the west boundary with the provision of a 15-foot wide common area mew on the residential property,which will include landscaping and a sidewalk.As an alternative, Staff recommends residential lots/uses are removed from Block 23 and all of Block 23 is developed with commercial uses. City of Meridian I Department Report VI.Action C. City Council: The Meridian City Council heard these items on October 8,2024.At the public hearing the Council moved to approve the subject MDA.RZ and PP requests with the provisions noted in Section IV above. 1. Summary of the City Council public hearing: a. In favor: Jon Wardle,Brighton Corporation(Applicant) b. In opposition:None c. Commenting: Carsten White d. Written testimony: Jon Wardle,Brighton Corporation(Applicant) e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: Bill Parsons 2. Key issue(s)of public testimony: a. Concern pertaining to adequacy of parking for the development with small lots and limited on-street parking,especially for Block 23. Preference for all commercial uses in Block 23. 3. Key issue(s)of discussion by City Council: a. The design and layout of Block 23 and the request for waiver of the 25'buffer to residential uses on the C-C zoned property in favor of providing a common area mew on the residential property as a buffer. b. The UDC requirement for the provision of a sidewalk along the north side of the street along the Farr Lateral and possible future UDC amendment to allow a waiver of such under certain circumstances. C. The zoning(C-N vs. C-C)and uses allowed on the commercial portion of the property and compatibility of such uses with adjacent residential uses: associated restrictions on the hours of operation of commercial uses adjacent to residential uses: limiting uses i the C-C district to those allowed in the C-N district in order to allow extended hours of operation but not allow more intense uses which might not be compatible with ad'ai cent residential uses. d. The Applicant's request for a waiver to the maximum block face standards for both sides of Block 12 due to site constraints. e. Shared parking on the commercial property for the adjacent residential uses. f. The Applicant's request for a waiver to allow the Farr Lateral to remain open where it crosses the site and not pipe it and whether or not to require fencing for public safety. 4. City Council change(s)to Commission recommendation: a. Council granted a waiver to allow the Farr Lateral to remain open where it crosses this site and not be piped:required open vision fencing along the entire length of the Farr Lateral adjacent to the northeast boundary of the site for public safety: granted a waiver to the block face standards for both faces of Block 12 due to the site constraints demonstrated by the Applicant: required a sidewalk along the northeast boundary of the site adjacent to the Farr Lateral based on current code but included a caveat that the sidewalk may not be required with the final plat if an amendment to code is approved that would allow for a waiver:required open vision fencing along the entire len tg h of the Farr Lateral adjacent to the northeast boundary of the site: granted the Applicant's request for a waiver to the 25' wide buffer to residential uses on the C-C zoned property with the provision of a minimum 17' wide common area mew on the residential property with the allowance for a decrease in the length of the abutting parking spaces from 19-to 17-feet:requirement for an easement on the C-C zoned property to allow the adjacent residential uses to use the commercial parking lot: and restricted uses through the DA on the C-C zoned property to only those uses allowed in the C-N zoning district. 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Service Accessibility Report PARCEL S 11314 7 50 SERVICE ACCESSIBILITY fOverall score: 18 17th Percentile Location In City Limits Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yrfloodplain or > 2 acres � GREEN Emergency Services Fire Response time > 9 min. ho Emergency Services Police Meets response time goals same of the time YELLOW Pathwa;s Within 114 mile of current pathways Transit Not within 114 of current or future transit route Arterial Road Buildout Status Ultimate configuration(#of lanes in master streets YELLOWY plan) > existing (4 of lanes) &road IS in 5 yr work plan School Walking Proximity From 112 to 1 mile walking MLOW School Drivability Not within 2 miles driving of existing or future school I RED Eithera Regional Park within 1 mile OR a Community Park Walkability Park within 1/2 mile OR a Neighborhood Park within GREEN 114 mile walking Report gerereffid on CB-2!�-2424 by 1J_:RID1AK%,s311r City of Meridian I Department Report VII. Exhibits C. Legal Description&Exhibit Map for Boundary of Proposed New Development Agreement krn E N G I N E E R I N G June 24,2024 Apex Subdivision Project No-21.248 Exhibit A Legal Description for Development Agreement Modification(Apex Farr Subdivision) A parcel of land situated in a por#ion of Section 31,Township 3 North, Range 1 East,5-M-,City of Meridian,Ada County, Idaho,and being mare particularly described as follows'. Commencingat an aluminum rap marking the southeast corner of said Section 31,which bears Soo'32'22"E a distance of 2,700-07 feet frorn a brass cap marking the east 1/4 corner of said Section 32, thence following the easterly line of the Southeast 1/4 of Section 31,NW32'22"W a distance of693,57 feet; Thence leaving said easterly line, N89`42'2VW a distance of 67.25 feet to a 5/8-inch rebar on the subdivision boundary of Apex Northwest Subdivision No.1(Barris 124, Pages 196H.19698,re.cordsof Ada County,Idaho)and being the POINT OF BEGINNING. Thencefollowingthe subdivision boundary ofsaid Apex Nu rthwest Su Ind ivi don No_1 the fol lowi ng th ree (3)cc u rsev 1- N89*42'21"W a distance of 563.32 feet to a 5/8-inch rebar; 2. N39'31`OWW a cifstanoe of 11.71 feet to a 5/8-Inch rebar; 3. N89'43'08"W a distance of 1.50 feet to a Sf 8-inch rebar on the subdivision boundary of Apex Northwest Subdivision No_2(Boa 124,Page519$44-19)W,records of Ada County,Idaho); Thence leaving said subdivision houndary of Apex Northwest SuWivfsion No.1 and following 5.aid subdivision boundary of Apex Northwest Subdivision No,2 the following seven(7)courses; 1, N00a16'5VE a distance of 528.00 feet to a 5/8-Inch rebar; 2. 14.14 Peet along the arc of a circular curve to the right,said curve having a radius of 9.D0 feet,a delta angle of 90*00'47",a chord bearfng of N45'27'15"E and a L#iord distance of 12,73 feet to a 5/8-inch rebar; 3. S89'42'21"E a distance of 146.58 feet toa 5/8-inch rebar; 4_ NOU1739"E a distance of 87.50 feet to a 5/8-inch rebar; S. N89*42'21"W a distanceof 130.00 feet to a 5/8-inch rebar; 6. 570'21`17"W a dIstanre of 24.92 Feet to a 5/8-inch rebar; 7_ N89'42'21"ti,'i!a distance of 47_64 feet; Thence leaving said subdivision boundary of Apex Northwest Subdivision No-2,N47'56'33"W a distance Of 251.11 feet; Thence N49'54'59"W a distance of 47,18 feet; Thence N47'51'19"W a distance of 1,638.44 feet; Thence 542"'414W a distance of 46 1.9 1 feet; Thence 50.41 feet along the arc of a circular curve to the right, said curve having a radius of 60.00 feet,a delta angle of 49'08't2r+a chord hearing of 566`12'47"W and a chord distance of 48,94 feet; Thence N85'43'08"W a distance of 40,82 feet; Thence N44'07'12uW a distance of 21.37 fbet; Thence 198.52 feet along the arc of a circular curve to the left,said curve having a radius of 31130 feet, a delU angle of 36W'56",a chord bearing of N22*16'05"W and a chord distance of 195.18 feet; Thence N4T31'33"W a distance of 241.33 feet; 5725 North Discovery Way*BoIse,Idaho 83723•208.633.6939• kmengIIp-cam City of Meridian I Department Report VII. Exhibits Thence 226,01 feet along the arc of a circular curve to the left,said curve having a radius of 261.50 feet, a delta angle of49"31'13",a chord bearing of Nfr5`17WW and a chord distance of 219.Q4 feet; Thence 589`57'15"w a distance of 450.51 feet; Thence 50 02'45"E a distance of 31,50 feet to the southerly line of the Southeast 1/4 of the Northwest 114 of Section 13; Thence following said southerly fine, 589"57'15"W a distance of 529.87 feet to a 5J8-inch rebar marking Center-West 1/16 corner of said Section 31 also being the southeast corner of Prevail 5ubditrisipn No. 1, Book 120,Pages 18715-18719, records of Ada County, Idaho); Thence leaving said southerly line and following the westerly Ilne of said Southeast 1/4 of the Northwest 1/4, NOQ"31'11"E a distance of 1,326.96 feet to a 5/9-inch rebar marking the Northwest 1/16 corner of said Section 31 (also being the northeast corner of Prevail Subdivision No.2,Book 12.1,Pages 19054- 19057,records of Ada County, Idaho and being the southeast corner of Prevail Subdivision No.3,Book 126. Pages 20182-20184,records of Ada County, Idaho); Thence leaving said westerly line of the Southeast 114 of the Northwest 1/4 and fallowing the westerly IIne of the Northeast 114 of the Northwest 1/4 of said Section 31, f4Ui}`2C'36"E a distance of 206_M feet to the northeast corner of said Prevail Subdivision No_3; Thence fallowing said westerly line, NDCr20'361rE a distance of 24.96 feet; Thence leaving said westerly Iine, N81"55'55"E a distance of 531.16 feet to a 5J8-inch rebar; Thence S25'53'19"W a dis#arice of 7.65 feet to a 5/8-inch rebar; Thence$92°35'12"W a distance of 8.19 feet to a 5I8-inch rebar on the northeasterly bank of the Farr lateral; Thence following said northeasterly bank the following five(5)courses: 1. 48.99 feet along the art of a curve to the left, said curve having a radius of 5S.DO feet, a delta angle of4a'23'56",a chord bearing of 522°46'16"E and a chord distance of 47.55 feet to a 518- inch rebar; 2. 54V58'07"E a distance of 45.40 feet to a 5/8-inch rebar; 3. SW23'34"E a distance of 180.18 feet to a 5/8-Inch mbar; 4. 161,54 feet along the arc of a curve to the left,said curve having a radius of 588.00 feet,a delta angle of 15044'26", a chord bearing-of 562415'470E and a chord distance of 161,03 feet to a 5/8- inch rebar; S. Thence S70"14'4WE a distarite of 112.44 feet to a 5/8-inch rebar on the northerly line of said Southeast 1/4 of the Northwest 1/4 of Section 31; Thenoe leaving said northeasterly bank and said northerly line,519'57'31"W a distance of 12.12 feet to the centerline of said Farr Lateral, Thence following said centerline the following three(3)courses, 1_ 570*07'29"E a distance of 9.75 feet; 2. 562'02'S8"E a distance of 207.13 feet; 3. S65'37'43"E a dlstante of 186.17 feet to the easterly line of said Southeast 1/4 of the Northwest 1/4; Thence leaving said centerJine and following said easterly line,&00'38'17mW a distance of 30.20 feet to a point on a IIne being parallel to and 25-ft southwesterly of the centerline of said Farr Lateral; Thence following said IinE thefbilowing fourteen 14)courses: 1. 553455'51"E a distance of 137,97 feet; 2. S67`14'14"E a distance of 113.95 feet to a 1/2-inch rebar; 3. S72"17'39"E a distance cf87.22 feet tc a 1/2-inch rebar; 4 578°53'S8"E a distance of439.81 feet to a 1J2-inch rebar; 5. 5754551C"'E a distance of 99.84 feet; PAGE(2 City of Meridian I Department Report VII. Exhibits 6- 5451*21'l1"E a distance of 24.44 feet; 7. 546"09"47"E a distance of 188.67 feet; 8. 555"48'16"E a distance of45.29 feet to a 1/2-inch rebar, 9. S62'37'05"E a distance of 33 1,4 1 feet to a 1/2-inch rebari 10. S49'07'Oi1"E a distance of 149.42 feet to a 1/2-inch re har; 12, 547"33'25''E a distance of223,36 feet; 12. SW34'10"E a distance of 104.95 feet; 13. S59`52'47JrE a distance of 94,86 feet; 14. 555*32'370E a distance of 460.70 feet to a point on the northerly line of the southeast 114 of said Section 31; Thence leaving said line and following said northerly line, N89'57'WE a distance of 390.76 feet to a brass cap marking the east 1/4 corner of said Section 31; Them-e leaving said northerly line and following the easterly line of said Southeast 1J4,S0W33'224E a distance of le372.93 Feet; Thence leaving Bald easterly line, M99' 42'21"W a distance of 63.22 feet to a point on the westerly right- of-way lirEe of S_ Locust Groin Rd.; Thence following said westerly right-of--way line the following nine (9)courses' 1. 500'17'39"W a distance of 97M feet; 2. S89'42'21"E a distance-of 18.14 feet; 3. S21'07'21"E a distance of 18,06 feet; 4_ _5W32'22"E a distance of 3 17.11 feet; 5. 50VW4.rW a distance of 94.42 feet; 6. S00"32'22"E a distance of 91.20 feet; 7. 524`46'04'W a distance of 28.23 feet; 8. N89'42'21"W a distance of 3.19 feet; 1_ 500*17'39"W a distance of 1.50 feet to the POINT OF BEGINNING. Said descrlption contains a total of 131.89 ac,res,more or less, Attached hereto is Exhibit B and by this reference is made a part hereof, , 1 1f.5 or ILL_ 10 . 'f - of PAGr 3 City of Meridian Department Report VII. Exhibits I I I n "r3 I r m as Il` I i I PI'S I w� I — i 4 N ?a z m mrr, �av rn 5-Locust Grove Rd. i ht 7 E N G I N E E R I N G 3 5725 N.P DISCOVERV WAY BOISE.IpWU SEAL; PHONF410916WliM Exhibit B-Apex Farr SubdivIsiorl �+ km4n9 JpLwe DA Mod if cation GATE: Jun!2mma PROJECT; Ra4a6 SHEET: Situated in a portion of Section 31,T,3N,,R.1E.,,BM-, 1 DF q City of Meridian,Ada County, ID City of Meridian I Department Report VII. Exhibits S46'09'47"E 10947' SM'45'16"E 45.29' I ►1NE 25-FT SOUTMESTERLY 54907'4D'E Of CENTERLINE OF THE 148,42' FARR LATERAL S59'52'47"E 347'33'25"E 94,86' 226,36' 554'34"1 0"E , 144.95' 7 N59'57'56"E w' MUNO BRASS CAP E 1/4 CORNER f SEnom 31 xa ,2 ''✓yam -� ri ' 2 "e.l N48.54'58_W N47'5$'33)N 251.11' D 400 8DO 1200 L4 � L3 Na742'21*W PLL Plan Scale' Vq=400' 130.0D' L16 4c> 67.30` o L1q Apes{NorthWB5t S99'42'21"E Subdivision No_2 :� 1Ae_W 2 L1 L24 VL N&9'42'21-W L25 N�r 563.32' r5 u7 j POINT OF BE61NwIN6 � Apex Northwest N6*2'211W Subdivision No_ 1 87.25' ("E) POINT OF OOMMENOEMENT E. Lake Hazel Rd_T.3r1. R.IE.31 3a' ENGINEERING 5725 NWH 015WYERY WAY 9415F,iP*H4 @}WJ 3 PHONE[NO) l-a" Exhibit B-Apex Farr Subdivision Ut."ftrw DA Modification 6ATI! June 2M PROJECT: 71-11W SHEET: Situated 1n a portion of Seet!Dn 31,T_3N_,R.1E.,Ell , i 2 OF 4 City of Meridian,Ada County,I City of Meridian I Department Report VII. Exhibits Cn tA c C z CL Q, CL w rp w rp ip L_ —� O ——4 CD ILi I3 N } S N00'31'11"E 1326,86' ur !n D , rrt rf cA ' r C 07 C _w 'g �z z , [a i6 y O—o v ip C ,- Ch ae N U=f �0 ay rn z {n r z a o u V in q I = ` M CA h4� C m I _ ¢ 4 m u r N rq Sn 4 ii5 m -O rn FTi, { zzX0 O V y ::U # S C3 rnEE G !L# PL cl! 0 C9 wN m -w 52 5La {fu� S A V a 47 03 fl N dy i �r4 3 _b Gin 11 SM m 2[ 1 1 t Py r5 P4 lkiTi E N G 1 N E E R I N G S ST7SH0RTH01smuEFUwnr ! .,G.ODOM 31773 ! PHCVEmplEl639-SN9 ExhibitB-Apex Farr Subdivision kmtngllp.mm DA Modification } DATE: J4nP�42A PRQACr! 21.2A9 SHEET Situated in a portion of Section 31,T.3N_, RAE.,.BM., 3 OF 4 City of Meridian, Ade County, ID City of Meridian I Department Report VII. Exhibits LONE TABLE LINE TABLE LINE BEARING DISTANCE LINE BEARING DISTANCE Ll N39'31'04'W 11.71' L14 34Q'35'17V 30,2V L2 NB9'43'05'W 1.50' 05 S151'21'11"E 24.#4' L3 57O'2l'17-N 24.92' LIB NOV42'211W 63-22' L# I NlW4-2'21'W 4-7.64' L17 I 500'17'39"W 87.5C' LS NBB 43'08'W 40.82' L1 B S69'42'21'E 1 B.14' L6 N44'07'12V 21.37' 09 S21'07'21-E 15.06' L7 50R'02'45'E 51_50' L21 S0U45'44V 94.42' L$ N00'20'35'E 24.96' L22 500'32'22% 91,20' L9 S2v53,WW 7_65' L23 S2446'04rN 2S,13' 00 EB235'12"W 8.19' L24 N89'42'21'14 3,19' Lit S46'58'07'E L5.40' L25 SW17'39-W Lit 519'52'31'W 12.12' L13 S70'07'29'E 9.75' CURVE TABLE CURVE FADIUS LENGTH DELTA CHORD BRG CHORD Cl 9.120' 14.147 9CPW47" 1445'1P67 12.73' C2 50.00' 50.41' 4$r*-IW12' S65'12'47''N 48.94' C3 311.5D' 198.52' 5T2W56` N22'15'0!M I95.1 B' 4 C# 261_50' 226.61' 49`31'13' N65'17'091W 219.04' C5 M.00' 48.99' 46'23'56' S22'46'16'E 47.5V r CB SM-40' 161.54' 15-44'26" 5B2-15'47"E 191.03' krn F Y 1 4 t 1 4 4 1 1 F E 14 G I N E E R I N G I SMSNO&TH OISCIWIFLY Warr e6r;F IDAHOMIR PHDWE CM)ff R9 Exhibit B Apex Farr Subdivision DA Modification F DATE: lun&=U r PeEHE[T: 21-M t SHEET: ituated in a portion of Section 31,T.-SN.,R.1E.,S.M., 4 OF 4 Clty of Meridian, Ada County, la City of Meridian I Department Report VII. Exhibits D. Rezone Legal Descriptions&Exhibit Maps-REVISED km9233 NEST STATE STREET I BOISE,ID 83714 I 2OS_639.5939 I FAx 208.639.6930 April 30,2024 Project No.21-24S Exhibit A Legal Description for Rezone to R-8 Apex Farr Subdivision A parcel of land being a portion of Lot 1,Block 5 of Shafer View Terrace Subdivision(Book 128,Pages 20722-20730,records of Ada County,Idaho)and further situated in the Northeast 1{4 of the Southwest 1/4 of Section 31,Township 3 Narth,Range 1 East,B-M-,City of Meridian,Ada[aunty,Idaho and being more particularly described as follows; BEGINNING at a 5/$-1nch re bar marking the Center 1f4 corner of said Section 31,which bears N89'57'15"E a distance of 2,507.62 feet frorn an aluminum cap marking the West 1/4 corner of said Section 31,thence following the easterly line of said Southwest 114,500°17'55"W a distance of 270.93 feet; Thence leavingsaid easterly line,8.54 feet along the arcofa dreularcurve to the left,said curve having a radius of 280.0D feet a delta angle of 01'44'51",a chord bearing of N39.39r07"W and a chord distance of 8.54 feet; Thence N40°31'33"W a distance of 241.33 Feet; Thence 198.79 feet along the arc of a circular curve to the heft,said curve having a radius of 230.00 feet, a delta angle of 49'31'13,a chord bearing of N65°17'09"W and a chard distance of 192.66 Feet to a paint on the northerly line of said Southwest 114; Thence following Bald northerly line,N8917151 a distance of 338.68 feet to the POINT 4F BEGINNING. Said parcel contain&a total of 0.758 acres,more or less. Attached hereto 15 Exhibit S and by this reference Is hereby made a part of. 1245 �ice• �''� ENGINEERS SURVEY095 PLANNERS City of Meridian I Department Report VII. Exhibits POINT OF BEGINNING CENTER 1f4 CORNER SECTION 31 I� FOUND 5/8' RESAR I Proposed Apex Farr I r r� Subdivision BASIS OF BEARING 36 32 _ NE19'57'1 " 2507.52' 2168-94' N89-57`15"E 33 .$8' x Rezone Area:0,758±AC. Portion of R7824251260 i WEST 1/4- CORNER SECTION 31 Current Zoning; R-2 Q a I FOUND ALUMINUM CAP Proposed Zon R 8 Proposed Apex Farr Subdivision Proposed Apex West Subdivision 1 I Shafer View Terrace Subdivision CURVE TA4BLE CURVE RADIUS LENGTH DELTA CHORDERG CHORD C1 280-00' 9.54' 1'44'51" N32r39'07"W E3.54' C2 230.00' 199.79' 49'31'13" 1465.17'09"W 192.66' IIIIIIIIIIIIIIIIIIEF � 1QQ �00 30U kffi Plan$role:1"=1E)O' E N G I N E E R I N G Sk33 r#OKTH NSCO Ar WAY MSS-IDAHO B3713 PWffEI13Mi6?3-G339 Exhibit B - Rezone to R-8 km n¢llp.com Apex Farr Subdivision DATE Aprll2DU PR WELT: 21-249 SHEET: A portion of the Lot 1, Block 5 of Shafer View Terrance in the NE 1/4 1 OF 1 of the SW 1/4 of Sec_ 31,T3N, R1E, BM, City of Meridian, Ada County, Idaho City of Meridian I Department Report VII. Exhibits km9233 WEST STATE STREET I ROISE,0 83714 J 208.639.6939 1 FAX 208.639.6930 October 15,2024 Project No.21-248 Exhibit A Legal Description for Rezone to C-C Apex Subdivision A parcel of land situated in a portion of the Southeast 1/4 of the Southeast 1/4 of Section 31,Township 3 North,Range Z East, B.M.,City of Meridian,Ada County, Idaho and being more particularly described as follows: Commencing at an aluminum cap marking the southeast corner of said Section 31,which bears 500"32'22"E a distance of 2,700.07 feet from a brass cap marking the east 1/4 corner of said Section 31, thence following the easterly line of the Southeast 1/4 of Section 31, NOQ"32'22"W a distance of 660.07 feet to the POINT OF BEGINNING. Thence leaviRS said easterly line,N89942'21"W a distance of453.05 feet; Thence NOO'15'52"E a distance of 623.25 feet; Thence 589°42'21"E a distance of 444.12 feet to said easterly line of the Southeast 1/4; Thence following said easterly line,S00°32'22"E a distance of 623.32 feet to the POINT OF BEGINNING. Said parcel contains a total of 6.418 acres,more or less. Attached hereto is Exhibit B and by this reference is hereby made a part of. .11 T a o124590 OF ENGINEERS SURVEYORS J PLANNERS City of Meridian I Department Report V11. Exhibits 31 32 EAST 1/4 CORNER SECTION 31 FOUND BRASS CAP 1 Proposed Apex Farr , Subdivision `P E. Crescendo St. SB9'42'21'E 444,12' I I Proposed Apex Farr Subdivision Q ra I o Rezone Area: 5.415±AC- w m portion of S1131449000 & N❑ CU z > x _ S1131449810 M` a __ Current Zoning-. R-15 o o ¢' � Proposed Zoning:C-C .� F�-N P6 EL Q -Q �+ < O o O1 � z � V a J FDINT OF E. Phenomenal St_ EEGINNING N89'42'21'W 453.05' �I 0 Apex Northwest Subdivision No. 1i CV N N N7 POINT DF COMMENCEMENT SOUTHEAST CORNER SECTION 31 FOUND ALUMINUM CAS E. Lake Hazel Rd. T.3N , R.1E.31 - �- - - N T.2N.. RAE, 6 5 0 150 Sao 450 ENCrINEERING Plan Scale: 1" 150' s72S NORTH DiSCOVERV WAY BOISE,IDANO07" PHONE(WEI 639-939 Exhibit B- Rezone to C-C kmengllp.com Apex Farr Subdivision p.ATE: Octaberl M24 PRCJEGT; 23-2A9 SHEET: A portion of the SE 114 of the 5E 1f4 of Section 31, 1 OF 1 T3N, RIE, BM, City of Meridian,Ada County, Idaho City of Meridian I Department Report VII. Exhibits km9233 QUEST STATE STREET I 8015E,Id 83714 [ 208.639,6939 1 FAX 208.639.6930 April 29,2024 Praject No_21-248 Exhibit A Legal Desuiptian for Rezone to R-8 Apex Karr 5ubd1v1sTon A parcel of land situated in a portion of the South 1/2 of the Northeast 1/4 of Section 31,Township 3 North, Range 1 East,B,NI,, City of Me rid ianr Ada Countyr Idaho and being more particularly described as follows; BEGINNING at a 5/S-inch rebar marking the Center 1/4 corder of said Section 31,which bears 589'57'5VW a distance of 2,601.37 feet from a brass rap marking the East 1/4 corner of said Section 31, thence fallowing the westerly line of said Northeast 1/4, N00°38'17"E a distance of 1,112.96 feet to �1 point 0n a line being parallel to and 25-ft southwesterly of the centerline of said Farr Lateral; Thence leaving said westerly line and fallowing said line parallel to the Farr Lateral the following fourteen (14)courses; 1. S63'55'51"E a distance of 137.97 Feet; 2. S67'14'14"E a distance of 113.95 feet to a 1/2-inch rebar; 3. 572*17'39"E a distance of 87,22 feet to a 7J2-Inch rebar; 4. 578`53'58"E a distance of439.81 feet to a 1J2-inch rebar, S. S75"55'100E a distance of 99.84 feet; G. SG1"21'11"E a distance of 24.44 Peet; 7_ 546TT47"E a distance of 189.67 feet, 8_ 555148e1VE a distance of 45.29 feet to a 1/2-inch rebar; 9. 562'37'05"E a distance of 331.41 feet to a 1/2-inch rebar; 10. S49'07000"E a distance of 149.42 feet to a 1/2-inch rebar; 11. 547'33'25"E a distance of 228.36 feet; 12, 554'34'1(Y E a distance of 104.95 feet; 13, S59°5247"E a distance of 94.86 feet, 14. S65"32'37"E a distance of 460.70 feet to a point on the southerly line of said Northeast 1f4, Thence leaving said line and following said southerly line,589'5756" a distance of 2,210.61 feet to the POINT OF BEGINNING. Said parcel contains a total of 31.272 acres, more or less. Attached hereto is Exhibit B and by this reference is horuby made a part of. FIST L, ip ENGINEERS ( SURVEYORS I PLANNERS City of Meridian I Department Report VII. Exhibits ogepl 'hluno:) epV'ue!pua JO I! "1+V8 '3TU `NEl I j0 T IT u011aas jo p/T Isea4VcN a►4110 Z/L H in os a H I p uo!:wod v :133HS Qh$-S7 �1?3N�d uoisiAipgn -i-jej ad tr�7�lllc�y 31V4 wo7�tlp�uxu� Sld QI auazaU -9 I!9 qx3 s isosFauo�w SIM OHVQI-Mla AVM AVY Q95I9 HIVOW 5241 9 N Id 3 IN F ') N 3 LLEJ-P7j BAWD Isnocl .s m c� y a - �_-- o ;;[C5 d d V1 r cA m F7 z Z� ii g LO m ,e w .rajMMAA0 � en L vi o Va a 0iH # N it V) ry L LL of Alwno a rD +I o (D n CID c IN z m p CO W �q rn i.. � LL c 0 0 zcrm LO Lnivraw ty P) Q o � u as P+ ft J1, v CL ) W fw Mj u7 W CA Q CC m ao � r di Lf3 1nrn ❑ z IG c V 95l l L 3„L4,B''.00N uoisInipgn5 aaeA xadV pasodc)Jd City of Meridian I Department Report VII. Exhibits E. Preliminary Plat(date: 5/l/2024)&Phasing Plan e� I x h= 3 �S om 4d� W� a I ;zZH °a a :5~mZoo_ gg"€€ I � � !' 'a 54 I � a "o zLL< ------ CC p I G W� x a I„•,- a � � a 9 , g@ tg.gg SE " City of Meridian Department Report VII. Exhibits ;Ir �4�1111,.Ll gig 2f Av "A 14 1 j A,11AK),"Y .......... 4 A 1 — L 41's 111m IM City of Meridian Department Report V11. Exhibits E a ,6 PA lli BBB �� g4 � 9 Sv�e •' r. B �� - - wig w--�—_�_�'. ._'•'Y;;,^ .X( '','•' k � °e`�t-��, _4'kdS Cq�04: 9 Og=CS QO :Dg� :� : ' ! "' c-A a O� � I R mn mm ::o ,nw mm• .. � �. w.: :,e-: 3 1 '� s _ �� A j s �l � �_�'--- - ua:,,. �f--- a•g�� fir;• w '1cglo tl04gogcgo�tl��ul �� ©go�4�ge �I s a W 8 8 4 Tq x�'n W— gjl z Da 61 11c, R ell City of Meridian Department Report VII. Exhibits 9® aP 9 x ❑ x ya3} ■ e Y .y Q 404 C ■ ,a. Iq 1 Icq (01 al - - — j 'i1�6 Q"4�OS�-, = •� ,� & .q +*xi I ,p ®. °�: n btt �"° _ ?� al 91 el i l A ' - i a C7 City of Meridian Department Report VII. Exhibits lf � sF r S x x N Z �o ! � Y • rg jg T -N" " m�' :off � y ` ....G a � =I•$ G�j � '� �«. ,� � ice, � ,"�.. S a (=j-1 aoae C Ql *w Im.. n�. m.. inn �tl •• xx m+. m.. ma x.. x� 8 C)} $ 8 R Z -- - 1 City of Meridian Department Report VII. Exhibits Nlvml15a I4 o l 0 -• `\rT mN Q Y 1 �•_�_----�"� ... � IDS"' '�n as ic ej cl a R 44 MA-"� " 01 � '21 ' 61 SS Ad y.. -- --- --- L --- —� r"=--_ ---- - --_--- _ dd 133H5 335-3NIl HJ1tlW City of Meridian Department Report VII. Exhibits 9 � Ia 12 vF a 2 O t O O Gqr�j N 24 =H Q I — fr' R al __J PR •' L•♦ I 1 -.� [r.�- rw�[ µw xr< ,ao� n[[ ma Ao[: wr��: rir .wn ss`[ .retie , —o— Tlo—, •I � _ _I yH I I I TT---T----T---T—T- - - - I I I I I I I City of Meridian Department Report VII. Exhibits a711 iY Yrr�_ . ''_RARRNYI •nrrrr�i I �� uJIV OF! RR:: ..15-5 i111RRRR11��1R11M�Y ��,� � °Q- o VIM Offilli r ��rrll'r1111�r11 5;r� � �f♦111_ � 1� � .0 " = 1111111111 Illlilllli 0 i11��YrY�YMYYY I 0 IIIIRM.Ih�YYr�M,plw - �Mr.rr■..rr LAW :A MISMI 0 .111 rr�= Hill M "�1111■1�1'11�111�� . ..�0 ��o � F. Common Driveway Exhibits 9-zS.L71,009 =G | 2g2,mQNOMO �� ■ y' � \} n mlNcisw �ra� m 2 em, x■ / §§ � _ « � 6 .eel ®MI \®) _ �--/\- -----\- ._��-� •- r- \ VIM� /@ >m. i w / }e._ ` » b E 12 of `0 � � • « �\« + : - : _ � � —51� F., S��__. � / - — JSIDE . u r ±}I; §}|i 2 E i PRESSURE_m> .&J 3 \r °rm °601; Ou S );prat }' \ ' g/ § S -zk \ T City of Meridian Department Rep o4 y#. Exhibits OZ-SG SiOl L)U019 21 p * K S1191HXI]AIM0NQWWQ? : !oh R m .0 W€ pr w E oHvai'Nviala3A �g o NOISIlU09f15 l 1V11c3dV Z a � aa �¢�� * 1. z 0 9-1 • �FY ZZ�JQ W W 2 ! I ! w - — — --- --- -- Jd 9v LL�aeo s� .s� a .ate•-I s .s =o I I s m� = ;6377 � p4 z4m Isl I be �:. CoM 2d v I a AWE is " d S.TRANSCENDAVE, � zo SIDE I O 3 MOM- �� I ! a I � �2 .n l J ^o 2 9� ��oa a zo U m% h is L0 o �oHc� I JI I Le I w PRES BE i i o' �ASEMENT ToERMINE6 T RNAL PLAT City of Meridian I Department Report VII. Exhibits �N� N SE-bE ? 51I8IH](3 3AI130 NOWWp:) 6 �. mRCP w �Y bHV(31'NVIO183W ?g NOISIAlaons mmvA X3dtl z 3 =Y 2 L 1 p' PRESSURE IRRIGAMON BE EASEMENT TO DETERMINED AT FINAL PLAT — — I smET � i o s t Ol _ 000No� z=� "ion 1 Sw �m��a p�pZao Zz L1 SIDE— y� E.SkYSORN DR. IsI � srDE� 1 I ,� y a•s e.. I I � ❑t 926 m� I 6 , - I SIDE I� � I s si SIDE '- 12' ® AL307, 9� 0 a -1 SIDE S s tj tj m m z m o 3w O smE� .❑—. L N s� m a r3,t a 12 O N p o�NO O II m J I —L---� sIDE-------- O ------- RL — — ----- PIP, PI PI R PI PI PI R ------------ pW am4 z� lGGn]]��4 � o a City of Meridian Department Report VII. Exhibits .,.,, 99-E9 Sl rzu,udl Zi�OdlB ?#�� O * r � 51191HM 3RI21O NOWWO3 W A R Ln �o v IF w o¢ OHtlO1`NVl(llH3WCL 101 fm \ �d— •i� — r ,2 ll :n 4: Ld It � X 12 m 10 ❑ow =3Ne CCc 20' m yoc�wa� U cD'a oo� �,V�P M.P M.P A�8 Alo A�8 r S.EXALTED AVE. City of Meridian Department Report VII. Exhibits N 9L-TL SlOI ZT 117019S1191H7C3 3AWO NaW Wp� RIP w o¢ tjOHVal'NVICIIH3WY„ NOISIAMOCISId"d X3dtl I I 1 f I P, do e SIDE u0 2 �w0 IaI 2 ® lVld lVNIJ 1V IsI ,� 0 All 030NIIYN3 35V3 SIDE- Vf NOI1V;llbal o� aanss3ad 12 O 10 20' + _ N I IF Q II o I IsI — sD' +y z y g 1 1 z' l _ 1 6 s r zw� Ooa Sad 12' Of "� P,` '.• � n IsI °' � / \ .�� •/ °� m� T ul - a L —ia a id SIDE *NOT APPROVED—Requires approval of alternative compliance for proposed design with four(41 lots on one side of the drive. City of Meridian I Department Report VII. Exhibits V pfH�A.ry 01-L S10191)Bale =i a o * . 6 SlISIHXJ 3Rn10 NOWlNO3 W A R . �, ` d aHdal'Ndlalaaw v a =o NOISInluens Huvi X3dtl � Ll� cd "ryn 1 � I I I Isl Wks I I yx v�io^ �� Sasso 14 I C]_Wm � I I PRESSURE IRRIGATION '3Atl a31W3ad'S / O EASEMENT TO BE ss ASEMENHED AT FINAL PLAT 1 y, 3AW11 az 510E NOWW07 mod � of o+ I of r mNw 5 I-�.S S Y a ova I� mz ao� is a l O= II �WF am4 �OpgJ o��3a City of Meridian Department Report VII. Exhibits G. Private Street Areas and 2 An X. IL al OR el X. el x \" O A� G �� 9 a, = .; B R - ---• r-------- --- -- .TY: . . ...i. J ; ti --- - - ----- I`--- eesmoo.--- - --�- r�rrr�rr rr r�rrrr��r';°�rrr:r �r fl 4'�dd133H5335-3NIl H�17W City of Meridian I Department Report VII. Exhibits ar a } g 2 o r, o o_g m q ' y5� LLSf z I , I I- 1 r_• 1 1 m CA 2 [ a L - '- - 1 •1� IIILLL i LI / • Y I � I — I II I II I I I � i II II F I I , I � � - I L_.= I T�T" -11- � ---- I I 1iy City of Meridian Department Report VII. Exhibits e®®®A©o®0®0®®®®©ease®0a©aa00000oo©00a pOpp901100101® : 00000ao - OBBA000®G®0@AA®00AA9mA909AA©00000A09®: - �11111100000000900011111111111111011 � - • ��000000000000000000000c000000000000 �00000 01111111 �100910AIA1� _ ®©mm®�mmmmmmmmm■ommmmam®■moommmmmmmmmmmmmmmmammm© oaoe©�meeeeeeem0oemmmoe®�eoom000vveeeeeemmeoammo® - .."®®©oOOCOCOC000000A9AG00©00®■OBAGI�0�C99�C9A�0000 - ®0000000000�000■■0��®0®■■■■0�000000000ammmo0mmm= . d P?z. �`e � �,�� `��.•Illllllgl� Wo WE w w T . =p gaa @W iWE _ . .F .p; 5 4 § a @ o❑ @Cgp 6 44 @ii M� s � i•� @eA�' b§ ��. 3- �`s�e ii5-§#� ��'3' � S� 5 ; �5 3 F GHi i CXDO _ 0 � e ° p .Y_ Epe e 4k4 9 g g 1 l r� �T � I 1p 8 w OODO ;I E ® o a o ... L C }; :• N 0 0 0 o P o a o 0 o P o o w y =r a j- do '♦I City of Meridian Department Report VII. Exhibits F9=°��S �g�F�Y�"�` �$�3��xy�y�ya� dFa•t"�5��$ ��$a�� i � ? �• 6 4 i x e£ $5i §g69sge7ace3:9=�,: '3.3`31�9. g� 3?4a53 p b Oz uj OE 91. go fox I s � gd v�0a 1 Opo pp �s y2 w g I � � Q od i- � a rbk e ® ® 4 � W 'fF fit• �� ° � ' LU a� City of Meridian Department Report VII. Exhibits �r � �59@ 1�5 1 1. @ k � e£�§ �G!�� 1@i ? k p H J oz s ; � 4 � � � •f I I �53 8 - - -- - 1 /' 19 G w I.1 �'AI' r"• a m ® aoY� oa ® ol �x W '�� ® 4 m � 1 a t,' u O I � a �Tb C ` r I YB7 �►� r I has J ' I LLJ City of Meridian Department Report VII. Exhibits Fencing Plan: o � y=n a� Opp aa� 5.. xis S� S r i i / s / � q I C CD III m _ € a O VT Q� I W V a W F ® J ® Z W pDoo ac m DOm UCaU 3 City of Meridian Department Report VII. Exhibits ae I 41 s Ii ia0 �i #R o e 7 8 o z 5 O i �E y A 9 6 g IN W �! ya n -F- w e� yaa " F Nk y a � a z n, o 0 o_ xy 0 Ll � w ee @ Xc ❑ r-1 v o o City of Meridian Department Report VII. Exhibits i • } V � � � V I 0 • r6 { I m C UO 1 I • � aoi aoi aoi - I �� -�� ,gip' 000 W II k. °g V :� 11 C W I O LL Sq L z a W �J= o W d01 d01 dUl �: O 4- cz tao • o 3 e� aoi dai ce, � F E v W lLn Ia b,Q) LL - - - - \ N O sr \ V N L O � Q O cn C)A rr v °J L � w � V V �O • p 3f — C C L V � � r J City of Meridian Department Report VII. Exhibits ®m0ommemommmememmmm000cmom0am0ammam0ommmm��moo -�00 OIIIIII� g=�� i1111111111111i iI�11NI111 i� 'l.11llllllllllli��Illllm I�� ;•�.�_, ;11111 IIIIIII 1111111 1. :==I=�1�, �� EIIIII�Mr11 II � ! i�3 A MINOR oil JS 1 ..iD1.tidy t°7�:_W❑W�_:�. a.7 �p.0 J. Pathway Exhibit i � � a O : Y3 f � � W P� 4t 5 City of Meridian Department Report VII. Exhibits 1 i • i 1 • � i ' T�F4 ■* R r -- dA' ■ o � " 'SIN: �IAI�w. � _ V I 11: �Ali•17 y ■ w Er i ILI PIRO 111111 . � ww m� mm 111111 = �11111, �mm IIIIf f11Ri11 ^ 1 ■Illllll a� mm 11111�AIIIII "` Ip 11 u -- am rrCl�r , A Edo-ill ME IIM111lIl4 111111AAIIMAAiA 111 ; lIA111111111`�`Illf:fly_ .+ -- +L �'a III■; - ir may. - 6i - I I i Z /S 1 E "�. "so L. Conceptual Building Elevations for Residential Units fill 31 mom los oil loss _ ■■■n 'ter, am .w P City of Meridian Department Report VII. Exhibits J. Buffer Proposed on R-15 Zoned Property in Block 23 as Presented by the Applicant at the Council Hearing i Paired Residential fL 450 SO FT BACK ' 350 SO FT A SIDE YARD _ YARD(10'X$ YLANDSCAPE `STRIP E: JJJ x ' E t D DRIVEWAY ' F AUEY y? G� APEkFARR =1-L- - BLOCK23 Looking North 1 -1 APEX FARR City of Meridian Department Report VII. Exhibits Looking West a _ jQ fir if 4. Al I F � F Al EX BLOCK 23 A Looking South i � � •� � 11. �r APEX FARR BLOCK 23 City of Meridian Department Report VII. Exhibits