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HomeMy WebLinkAboutBlayden Subdivision AZ, PP, CUP H-2023-0043 Findings for Denial CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI DIAN:-, AND DECISION& ORDER In the Matter of the Request for Annexation and Zoning of 38.58-acres of Land with R-8(5.90),R- 15 (1.83-acres),R-40(16.71-acres) and C-G(14.15-acres)Zoning Districts; Conditional Use Permit for a Multi-family Development Consisting of 312 Apartment Units on 16.70-acres of Land in the R-40 Zoning District; and Preliminary Plat Consisting of Fifteen(15)Building Lots, Seven(7) Common Lots,One(1)Drive/Parking Lot and Three(3)Other Holding Area Lots for Future Development on 35.29-acres of Land in the R-8,R-15,R-40 and C-G Zoning Districts for Blayden Subdivision,by Bailey Engineering. Case No(s).H-2023-0043 For the City Council Hearing Dates of: September 17 and 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 § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR BLAYDEN SUBDIVISION-AZ,PP,CUP H-2023-0043 - I - 6. That the City has granted an order of denial 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. 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 annexation and zoning,preliminary plat and conditional use permit is hereby denied per the Findings in the Staff Report for the hearing date of October 8,2024, attached as Exhibit A. 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 BLAYDEN SUBDIVISION-AZ,PP,CUP H-2023-0043 -2- By action of the City Council at its regular meeting held on the 22nd day of October 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. 10-22-2024 By: Dated: City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR BLAYDEN SUBDIVISION-AZ,PP,CUP H-2023-0043 -3- EXHIBIT A STAFF REPORT E IDAN�-- COMMUNITY DEVELOPMENT DEPARTMENT 1 ! H Q HEARING October 8,2024 Legend DATE: Continued from:September 17, 2024 - .f p ��PFaject Lacs fiar. TO: Mayor&City Council FROM: Sonya Allen,Associate Planner --- 208-884-5533 SUBJECT: Blayden Subdivision—AZ,PP,CUP H-2023-0043 LOCATION: South side of W. Chinden Blvd. and west �" Y - side of N. Black Cat Rd. in the NE 1/4 of •' Section 28,TAN.,R.1 W. t�lfll�fl '- I. PROJECT DESCRIPTION The Applicant has submitted the following applications: • Annexation(AZ)of 38.58-acres of land with R-8 (5.90),R-15 (1.83-acres),R-40 (16.71-acres)and C-G(14.15-acres)zoning districts; • Conditional Use Permit(CUP) for a multi-family development consisting of 312 dwelling units on 16.70-acres of land in the R-40 zoning district; and • Preliminary Plat(PP) consisting of 15 building lots(1 multi-family lot for 312 apartment units, 10 townhouse lots and 4 commercial lots),7 common lots, 1 drive/parking lot and 3 other holding area lots(1 commercial and 2 single-family residential lots)for future development on 35.29-acres of land in the R-8,R-15,R-40 and C-G zoning districts for Blayden Subdivision. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 38.58-acres AZ(to section line of W.Chinden Blvd.&N.Black Cat Rd.); 16.70-acres CUP; 35.29-acres PP Future Land Use Designation Mixed Use—Regional(MU-R)&Medium Density Residential(MDR) Existing Land Use Rural residential,agriculture Proposed Land Use(s) Residential&commercial Current Zoning — Rural Urban Transition(RUT)in Ada County Proposed Zoning R-8(Medium Density Residential)(5.90-acres);R-15 (Medium High-density Residential)(1.83-acres),R-40(High-density Residential)(16.7 1-acres)& General Retail and Service Commercial(C-G)(14.15-acres) Page 1 [Type here] Lots(#and type;bldg/common) 15 building,7 common, 1 drive/parking lot,and 3 other lots for future development Phasing plan(#of phases) Number of Residential Units(type 312 apartment units, 10 townhome units (+future units from the 2 single-family of units) residential lots for future re-subdivision) Density(gross&net) 17.38 units/acre(gross)overall in residential areas(i.e.apartments&townhome areas—does not include future residential redevelopment&commercial areas) Open Space(acres,total [%]/ R-15 (townhomes): 0.28-acre(or 15.2%) buffer/qualified) R-40(multi-family): 3.55 acres Amenities Clubhouse,swimming pool,covered bike storage,tot lot,dog park, community gardens&shelters,picnic areas,walking trails/pathways Physical Features(waterways, There is an open irrigation ditch along the eastern portion of the northern hazards,flood plain,hillside) boundary of the site along W. Chinden Blvd. Neighborhood meeting date 6/21/23,3/28/24,4/11/24 History(previous approvals) ROS#3215,#7002 and#10365;Lot 1,Block 1,Compton's Subdivision No. 1; Lot 2,Comptons Subdivision No.2;Lots 3-8 Block 1,Luhr Subdivision B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action es/no • TIS(yes/no) Yes(CR Engineering) • Level of Service(LOS) Chinden Blvd./US 20-26:NA(ITD facility) Black Cat Rd.: Better than"B" • Trip Generation(estimate) -,�7,809 additional vehicle trips/day(4 7 existing); 506 additional 490 vehicle trips/hour in the AM peak hour and 641 vehicle trips per hour in the PM peak hour based on the TIS. • Existing Conditions • CIP/IFYWP Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP): • Black Cat Road is listed in the CIP to be widened to 5-lanes from McMillan Road to Chinden Boulevard(US 20/26)between 2036 and 2040. • The intersection of Black Cat Road and Chinden Boulevard(US 20/26)is listed in the CIP to be reconstructed or widened and signalized between 2036 and 2040. • The intersection of Black Cat Road and McMillan Road is listed in the IFYWP to be constructed as a multi-lane roundabout with 2-lanes on the north leg,2-lanes on the south,1-lanes east, and 1-lanes on the west leg with a 2021-2022 design year,a 2027 right-of-way acquisition year,and a construction in 2028. Access(Arterial/Collectors/State There are(4)existing driveways via Chinden Blvd.,a state highway; (3) Hwy/Local)(Existing and existing driveways via N.Black Cat Rd.,an arterial street;and(2)existing Proposed) driveways via W.Larry Ln.,a local street. Proposed/Required Road Black Cat will be improved&widened as part of a future ACHD project. Improvements ACHD is requiring a southbound right-turn lane on Black Cat Rd. at the Ramblin Dr./Black Cat Rd. intersection when Ramblin is constructed to intersect Black Cat based on the TIS. Page 2 [Type here] Ramblin Dr.will be constructed as a 36' wide collector street section with curb,gutter&either a 7'wide attached sidewalk or 5'wide detached sidewalk Fire Service • Distance to Fire Station 2.5 miles from Station#5 • Fire Response Time Don't have total response times that meet NFPA 1710 standards or current City adopted standards. • Resource Reliability 8 1%(does meet targeted goal of 80%or greater) • Risk Identification 1 (current resources are adequate) • Accessibility Meets all required access,road widths and turnarounds. • Special/resource needs Will require an aerial device; can meet this need. • Water Supply 2,500 gallons per minute for 2 hours • Other Resources Police Service No comments were received West Ada School District • #of students generated from 68 Enrollment Capacity this development Pleasant View Elementary School 679 650 • Capacity of Schools Star Middle School 951 1000 • #of students enrolled Owyhee High School 1774 1800 Wastewater • Distance to Sewer Services_ Directly adjacent in Black Cat Rd. • Sewer Shed • Estimated Project Sewer ERU's See application • WRRF Declining Balance _ • Project Consistent with WW Yes Master Plan/Facility Plan • Impacts/Concerns Flow is committed. See Public Works Site Specific Conditions Water • Distance to Services Available at site • Pressure Zone One • Estimated Project Water ERU's See application • Water Quality Concerns None • Project Consistent with Water Yes Master Plan • Impacts/Concerns See Public Works Site Specific Conditions Page 3 [Type here] C. Project Maps Future Land Use Map Aerial Map Legend i � fLegend leiPraje-r-t Lccv-fian I I Pro�eci Lflc a o� NUxe " Into nj M ti I�AIJ= � R 0 K e a IL Me ium,Den igm�'I iV Zoning Map Planned Development Map Legend 0 Legend �R R= tf Praje�ot Laca liar Prc je c- Loc a=or R- +_i Crfyurn S~R-� — Planned Parcels C-C C-N - E 11 D 4 RUT 411 R-8 R-4- iRUT R-4 +• .. R T R- ®fix A. Applicant: Judy Schmidt,Bailey Engineering— 1119 E. State St., Ste. 210,Eagle,ID 83616 B. Owners: Open Door Rentals, LLC— 1977 E. Overland Rd.,Meridian, ID 83642 C. Representative: Shawn Brownlee,Trilogy Development—9839 W. Cable Car St., Ste. 101,Boise,ID 83709 III. NOTICING Planning& Zoning City Council Page 4 [Type here] Posting Date Posting Date Newspaper notification published in newspaper 7/2/2024 9/1/2024 Radius notification mailed to property owners within 300 feet 6/25/2024 8/30/2024 Public hearing notice sign posted 7/1/2024 9/20/2024 on site Nextdoor posting 6/17/2024 8/27/2024 IV. COMPREHENSIVE PLAN ANALYSIS Note: This application was originally submitted in August 2023,prior to the Comprehensive Plan update in March 2024. Therefore, the guidelines in the previous version of the Plan apply to development of this site. LAND USE: The northern 25 acres of the subject property is designated as Mixed Use—Regional (MU-R) and the southern 10 acres is designated Medium Density Residential(MDR)on the Future Land Use Map (FLUM)contained in the Comprehensive Plan. The Applicant requests to be allowed to use the abutting MU-R FLUM designation on 50% of the MDR designated area as allowed for in the Comprehensive Plan when determined appropriate and approved as part of a public hearing with a land development application(see pg.3-11 for more information). The Applicant believes this extension of the MU-R designation on 5-of the 10-acres of MDR designated land will allow for an ideal and suitable mix of commercial near major transportation arterials. The purpose of the MDR designation is to allow for dwelling units at gross densities of three(3)to eight(8) dwelling units per acre. The purpose of the MU-R designation is to provide a mix of employment,retail, and residential dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example,an employment center should have supporting retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The standards for the MU-R designation provide an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the development. The developments are encouraged to be designed consistent with the conceptual MU-R plan depicted in Figure 3D in the Comprehensive Plan below. Page 5 [Type here] FIGURE 31): Nfi=USE REGIONAL CONCEPT DIAGRAM Single Family Residential Office or Hospitality Retail or Service the o Loal or Collector oad Residential Office Park! ��° a�� o or Office Headquarters 33 4 �� Q _ vv Integrated 4 Plaza Area 0 - � , izxx � D is 4 4 a Arterial Road Although the proposed development plan incorporates the mix of uses desired in MU-R areas,the site isn't designed in accord with the concept diagram shown above.Multi-family residential and some office uses(instead of retail or service uses) are proposed directly adjacent to US 20-26 and Black Cat Rd.,both arterial streets,rather than off a local or collector road.The mid-box retail building is planned in back of the office park away from the arterial street(Black Cat) off the collector street (Ramblin) and across the street from planned single-family residential uses—if the mid-box retail building and office uses switched spots it would create better visibility for the retail use and a better transition in uses if office were provided next to single-family residential uses—at a minimum, Staff recommends this change to the plans.Lastly, Staff recommends the plaza area planned along the south side of the collector street in the holding area is relocated to the south to better integrate with the commercial/office park and to be more accessible for the users in that area. Overall,it's Staffs opinion the uses are"swapped"from what they should be per the concept diagram above. Staff discussed with the Applicant during the initial pre-application meetings relocating the residential uses to the south and west away from Chinden&Black Cat with commercial uses along these transportation corridors instead, consistent with the MU-R concept diagram above and for better air quality for residents; however,the Applicant declined to do so. Staff acknowledges some of the difficulties in doing so include the configuration of the site,the location of the collector street though the site, and not having control of the land at the northeast corner of the development area. The City Council should determine if it's in the best interest of the City to approve annexation of the property at this time with the proposed development plan or request a re-design to be more consistent with the MU-R concept diagram above. In reviewing development applications,the following items will be considered in all Mixed-Use areas per the Comprehensive Plan(pg.3-15): Staff analysis in italics • "A mixed-use project should include at least three types of land uses. Exceptions may be granted for smaller sites on a case-by-case basis. This land use is not intended for high density residential development alone." The proposed project includes a mix of three different land use types—residential, office and commercial(includes retail, restaurants, etc). Page 6 [Type here] • "Where appropriate,higher density and/or multi-family residential development is encouraged for projects with the potential to serve as employment destination centers and when the project is adjacent to US 20/26, SH-55, SH-16 or SH-69." The project is adjacent to US 20126 and employment uses (i.e. office, retail, etc.)are proposed. The office and retail uses proposed north of Ramblin Dr. are of a smaller scale, while a mix-box retail store and an office park are proposed on the conceptual development plan to the south of Ramblin, which has the potential to serve as an employment destination center. • "Mixed Use areas are typically developed under a master or conceptual plan; during an annexation or rezone request, a development agreement will typically be required for developments with a Mixed- Use designation." A site plan was submitted for the residential and commercial areas north of Ramblin Dr. and a conceptual development plan was submitted for the area south of Ramblin with the annexation request as shown below in Sections VII.B and D.A Development Agreement that ties future development to this plan and the general guidelines for mixed use developments and specifically the MU-R designation is recommended as a provision of annexation. • "In developments where multiple commercial and/or office buildings are proposed,the buildings should be arranged to create some form of common,usable area, such as a plaza or green space." The development plans depict a plaza area with amenities on the west edge of the office/retail area and a central open space with outdoor seating to the east on the north side of Ramblin Dr. and another plaza area on the south side of Ramblin. Staff recommends the plaza area on the south side is relocated in a more central location for the future office park away from the collector street for better integration and access;the concept plan should be revised prior to the Council hearing to reflect this change. • "The site plan should depict a transitional use and/or landscaped buffering between commercial and existing low-or medium-density residential development." The only existing residential uses are those at the northwest corner of the cul-de-sac and on the south side of W. Larry Ln.;single-family residential uses are proposed as a transition to these homes. • "Community-serving facilities such as hospitals,clinics,churches, schools,parks,daycares,civic buildings,or public safety facilities are expected in larger mixed-use developments." No such uses are specifically proposed in this development—the tenants of the commercial and office areas are unknown at this time.A hospital and medical offices are planned off-site in the MU-R designated area to the west; another hospital and medical offices is planned across Chinden Blvd. to the north.Although not in the MU-R designation, the West Ada School District owns the land at the southwest corner of this development where a middle school is planned. • "Supportive and proportional public and/or quasi-public spaces and places including but not limited to parks,plazas,outdoor gathering areas,open space, libraries, and schools are expected; outdoor seating areas at restaurants do not count." As noted above, a couple ofplazas are proposed along with an open space area with outdoor seating as depicted on the site plan and conceptual development plan in Sections VII.B and D below. • "Mixed use areas should be centered around spaces that are well-designed public and quasi-public centers of activity. Spaces should be activated and incorporate permanent design elements and amenities that foster a wide variety of interests ranging from leisure to play. These areas should be thoughtfully integrated into the development and further placemaking opportunities considered." Page 7 [Type here] Although plazas and open space for outdoor seating are proposed in the non-residential portions of the development, it doesn't appear they'll be "centers of activity"and may not be activated with permanent design elements and amenities as desired. These areas must be strategically integrated into the overall development, interconnected with meaningful points of interest,prioritize pedestrian infrastructure, be highly visible and accessible, and designed to enhance both the adjacent uses and larger mixed-use area. To ensure consistency,Staff recommends details of these areas are submitted prior to the Council hearing to demonstrate compliance with these guidelines. In the multi family residential portion of the development, the main common areas with amenities (i.e. dog park, clubhouse. swimming pool& tot lot)are located on the perimeter of the development between an internal private street and the collector street(Ramblin) and not integrated into the development. Staff recommends these common areas are relocated to a more central location within the development accessible by pathways for convenient access and for more visibility of these areas from the multi family units in accord with open space& CPTED(Crime Prevention through Environmental Design)standards—the site plan should be revised accordingly prior to the City Council hearing. • "All mixed-use projects should be directly accessible to neighborhoods within the section by both vehicles and pedestrians." Pedestrian and vehicular connectivity is proposed between the multi family and office/retail portions of the development on the north side of Ramblin; and a local street with an attached sidewalk provides connectivity between the future residential and commercial(mid-box retail&office park) uses on the south side of Ramblin. Walkways should be provided within the future commercial area on the south side of Ramblin from perimeter sidewalks with development of that area. • "Alleys and roadways should be used to transition from dissimilar land uses, and between residential densities and housing types." A private street with parking is proposed in the multi family portion of the development as a transition to the office uses to the east, north of Ramblin. A local street is proposed as a transition to commercial uses to the east, south of Ramblin. • "Because of the parcel configuration within Old Town, development is not subject to the Mixed-Use standards listed herein." The subject property is not located in Old Town; therefore, this item is not applicable. In reviewing development applications,the following items will be considered in MU-R areas per the Comprehensive Plan(pgs.3-18 thru 3-19): Staffs analysis in italics • Development should generally comply with the general guidelines for development in all Mixed-Use areas. Stafffinds the proposed project generally complies with the general guidelines for development in all Mixed-Use areas as noted above. • Residential uses should comprise a minimum of 10%of the development area at gross densities ranging from 6 to 40 units/acre.There is neither a minimum nor maximum imposed on non-retail commercial uses such as office,clean industry,or entertainment uses. Residential uses comprise over 10%of the development area at 5I.5%of the site at a gross density of 17.83 units/acre on the multi family and townhome portions of the development as desired. Non- Page 8 [Type here] retail uses such as a coffee shop and offices are proposed. • Retail commercial uses should comprise a maximum of 50%of the development area. Retail/commercial uses comprise less than 50%of the development area at approximately 48.5%, as desired. Where the development proposes public and quasi-public uses to support the development,the developer may be eligible for additional area for retail development(beyond the allowed 50%),based on the ratios below: • For land that is designated for a public use, such as a library or school,the developer is eligible for a 2:1 bonus. That is to say, if there is a one-acre library site planned and dedicated,the project would be eligible for two additional acres of retail development. • For active open space or passive recreation areas, such as a park,tot-lot, or playfield,the developer is eligible for a 2:1 bonus. That is to say, if the park is 10 acres in area,the site would be eligible for 20 additional acres of retail development. • For plazas that are integrated into a retail project,the developer would be eligible for a 6:1 bonus. Such plazas should provide a focal point(such as a fountain, statue,and water feature), seating areas, and some weather protection. That would mean that by providing a half-acre plaza,the developer would be eligible for three additional acres of retail development. This guideline is not applicable as no public/quasi-public uses are proposed on this site and the retail development area is below the allowed 50%. The mix of uses proposed will provide employment and shopping opportunities for residents in the northern portion of the City and the coffee shop will provide a neighborhood and community service. To ensure this development has a regional draw and includes a mix of employment and retail uses as well as residential uses as intended in MU-R designated areas, Staff recommends a development agreement that requires future development to be generally consistent with the site plan shown on the plat and the conceptual development plan for the holding area in Section VII.D and/or as modified by City Council. Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) The proposed development, although predominantly multi family residential, will provide a mix of housing types consisting of multi family apartments, townhomes and single-family residential, which should contribute to the variety of housing options in this area and within the City as desired. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer service is available and can be extended by the developer with development in accord with UDC 11-3A-21. • "Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities,and other best site design practices."(3.07.01A) The commercial portion of the development north of Ramblin is required to provide a 25'wide buffer to residential uses along the western boundary adjacent to the proposed multi family Page 9 [Type here] apartments and at the northeast corner adjacent to the existing residential property(Sexton Parcel #S0428111201). The proposed single-family residential uses south of Ramblin along the west and south boundaries of the site will provide a transition to adjacent existing residential uses. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed single-family residential uses south of Ramblin will be compatible with existing single- family residential uses to the west and south of this development.As discussed above, Staff is of the opinion office uses and associated L-O zoning would be more appropriate than a mid-box retail store and C-G zoning as a transition to planned single-family residential uses along the west boundary of the site south of Ramblin. A 25'wide buffer to residential uses is required on C-G zoned property, which should assist in minimizing conflicts and maximizing use of land. • "Support infill development that does not negatively impact the abutting, existing development. Infll projects in downtown should develop at higher densities,irrespective of existing development."(2.02.02C) Development of the subject infill property should not negatively impact abutting existing development due to the transition in uses proposed and required buffers to adjoining land uses. (This development is not downtown) • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems with development of the subdivision;services are required to be provided to and though this development in accord with current City plans. • "Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity."(2.02.01D) Pedestrian walkways are proposed along all streets and throughout the development for access; pedestrian connectivity should also be provided within the future development area south of Ramblin for neighborhood connectivity. There are no pedestrian pathway stubs to this property from adjacent developments. • "Eliminate existing private treatment and septic systems on properties annexed into the City and instead connect users to the City wastewater system; discourage the prolonged use of private treatment septic systems for enclave properties." With redevelopment of the site, use of the existing wells and septic systems on properties annexed into the City should cease and be abandoned. • "Reduce the number of existing access points onto arterial streets by using methods such as cross- access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity."(6.01.02B) There are (4) existing driveways via Chinden Blvd., a state highway; (3) existing driveways via N. Black Cat Rd., an arterial street; and(2) existing driveways via W. Larry Ln., a local street. With development, these access driveways will be closed and access will be provided via W. Ramblin Dr., Page 10 [Type here] a collector street and in the future by a local street via Larry Ln. when redevelopment of that area occurs in the future. • "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe."(2.02.02) Development of the subject infill parcel will maximize public services. TRANSPORTATION: The Master Street Map(MSM)depicts an east/west residential collector street through the site. The eastern approximate 1/4 mile section will be constructed with this development. The developer is required to provide a road trust deposit with ACED for half the cost of extension of Ramblin Dr. along the site's south property line to the west through the WASD property. Chinden Blvd./US 20-26, a state highway and principal arterial street,was recently widened to 5-lanes along the northern boundary of the site and will ultimately be widened to 7-lanes at some point in the future when traffic warrants the expansion.North Black Cat Rd., designated as a residential arterial street, is a 2-lane roadway along the eastern boundary of this site;no improvements are funded or planned. Black Cat Rd. is listed in the CIP to be widened to 5-lanes from McMillan Rd.to Chinden Blvd./US 20-26 between 2036 and 2040. Transit services are not available to serve this site. V. STAFF ANALYSIS A. ANNEXATION(AZ) The Applicant proposes to annex 38.58-acres of land with R-8 (Medium-density Residential) (5.90- acres),R-15 (Medium High-density Residential) (1.83-acres),R-40 (High-density Residential) (16.71- acres)and C-G(General Retail and Service Commercial) (14.15-acres)zoning districts for the development of apartments(multi-family),townhomes, office,retail and restaurant(coffee shop)uses. All of the property included in the annexation area is included in the boundary of the proposed preliminary plat. A concept plan is depicted on the plat below in Section VII.B for the area north of the collector street(i.e.W. Ramblin Dr.) and another concept plan is included in Section VII.D for the holding area south of Ramblin,which is not proposed to develop at this time. As discussed above in Section IV, some changes to the development plan are requested by Staff while others are suggested for consideration by Council. Conceptual perspective drawings were submitted for the multi-family portion of the development with views from Chinden Blvd., included below in Section VII.G. The conceptual development plan for the area north of Ramblin depicts a 312-unit multi-family development with open space areas and off-street parking on the western portion of the site; 10 townhomes; and a mix of single-story commercial uses on the eastern portion of the site consisting of office,retail/office and storefront buildings ranging in size from 2,760 to 7500 square feet(s.£)with a restaurant(i.e.coffee shop), open space/gathering areas and associated off-street parking. The conceptual plan for the holding area south of Ramblin depicts mid-box retail and office park uses with single-family residential along the west and south boundaries of the development. The restaurant(i.e. coffee shop)with a drive-through will require approval of a conditional use permit in accord with the standards listed in UDC 11-4-3-11 —Drive-through Establishment. At the request of Staff, a concept plan was included on the preliminary plat for the out-parcel at the northeast corner of the site,which demonstrates how the site may develop with a mix-box retail store and retail/office uses with access provided from this development(see Section VII.B). As noted above in Section IV,the gross density of the multi-family and townhome portions of the development is 17.38 units/acre,which is consistent with the density desired in MU-R designated areas in the Comprehensive Plan. The single-family residential uses planned in the R-8 district in the Page I I [Type here] holding area should have a gross density between 3 and 8 units/acre consistent with the Medium Density Residential designation in the Comprehensive Plan. A multi-family development requires conditional use permit approval in the R-40 zoning district, townhouse dwellings are a principal permitted use in the R-15 zoning district,and single-family attached and detached dwellings are a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2. Professional services (i.e. offices),retail and restaurant(i.e. coffee shop)uses are all principal permitted in the C-G zoning district per UDC Table 11-2B-2. The proposed lots and future development are subject to the dimensional standards listed in UDC Tables 11-2A-6 for the R-8 district, 11-2A-7 for the R-15 district, 11-2A-8 for the R-40 district and 11-2B-3 for the C-G district. The C-G district allows the largest scale and broadest mix of retail,office and service uses and is typically located in close proximity and/or with access to interstate or arterial intersections. It allows building heights up to 65 feet with some exceptions as noted in UDC 11-213-3A.3. Staff has concerns with C-G zoning on all of the commercial area south of Ramblin with no square footages, elevations or other details provided on the concept plan. Staff is amenable to C-G zoning for the mid-box retail building if it's relocated to the east along Black Cat Rd.but recommends the remainder of the commercial area(i.e. office park) south of Ramblin is zoned L-O.The L-O district more accurately reflects the intended use(i.e. office),which is allowed as a principle permitted use in the district with a maximum building height up to 35 feet,consistent with the height allowed in the adjacent proposed R-8 zoning district.The L-O zoning will provide a better transition to residential uses and be more neighborhood friendly with limited business hours of operation. Staff recommends the legal descriptions and associated exhibit maps for the annexation are revised accordingly prior to the City Council hearing. A 25-foot wide buffer is required in the commercial zoning district to adjoining residential uses with lot development; landscaping is required within the buffer in accord with the standards listed in UDC I I- 3B-9C. There is an existing residential use on the out-parcel(Sexton Parcel#S0428111201) at the northeast corner of this site that will require buffering if the residential use still exists at the time of lot development—this is not currently depicted on the plans and should be reflected on future plans if applicable. There are existing homes and accessory structures on this site that are proposed to be removed. Removal of these structures should take place prior to submittal of the final plat for City Engineer signature for the phase in which they are located. A legal description and exhibit map for the annexation area is included below in Section VII.A of this report. This property is within the City's Area of City Impact boundary. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. To ensure the subject property develops as proposed and as recommended herein, and in accord with the Comprehensive Plan, Staff recommends a DA is required with the provisions discussed herein and included in Section IX.A.Further, Staff recommends an amendment to the DA is required prior to any development occurring in the holding area to include an updated conceptual development plan and building elevations for that area. B. PRELIMINARY PLAT(PP): The proposed preliminary plat consists of 15 building lots(1 multi-family lot, 10 townhouse lots and 4 commercial lots), 7 common lots, 1 drive/parking lot and 3 holding area lots (1 commercial and 2 single- family residential lots) for future development on 35.29-acres of land in the R-8,R-15,R-40 and C-G zoning districts. Page 12 [Type here] The subdivision is proposed to develop in five (5)phases as shown on the phasing plan below in Section VII.B. The first two phases are the residential portions of the development; the third phase is the commercial(office/retail/storefront),which includes two (2)plaza areas containing outdoor seating for gathering, on the north side of Ramblin Dr.;the fourth phase is the future commercial(i.e. mid-box, office park and plaza)on the south side of Ramblin; and the fifth and final phase is the future single- family residential, also on the south side of Ramblin. In order to ensure some services are available to serve the proposed residents in this area, Staff recommends a change to the phasing plan that swaps Phases 2 and 3; an updated phasing plan should be submitted prior to the City Council hearing. Staff recommends as a development agreement provision the subject property is subdivided prior to submittal of any Certificate of Zoning Compliance applications and/or prior to issuance of any building permits to ensure future development complies with the setback standards of the district and for addressing purposes.The portion of the site south of W.Ramblin Drive,depicted in Section VII.D as a holding area for future redevelopment and as Phases 4 and 5 of the preliminary plat,shall be further subdivided prior to submittal of any Certificate of Zoning Compliance applications and/or issuance of any building permits within that area. Existing Structures/Site Improvements: There are several existing homes and accessory structures on this site that are proposed to be removed. All of the existing homes and accessory structures on the subject property should be removed prior to submittal of the final plat for City Engineer signature on the phase in which they lie Dimensional Standards(UDC 11-2): The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Tables 11-2A-6 for the R-8 district, 11-2A-7 for the R-15 district, 11-2A-8 for the R-40 zoning district,and 11-2B-3 for the C-G district. Subdivision Design&Improvement Standards: The proposed subdivision is required to comply with the design and improvement standards listed in UDC 11-6C-3,including but not limited to those for streets,alleys, driveways, easements and mailbox placement. The proposed plat appears to comply with these standards. A cross-section for the alley should be submitted with the final plat that demonstrates compliance with the standards listed in UDC 11-6C-3B.5. The Applicant should improve Larry Ln.(formerly a private street)to public street standards as required by ACHD. Access: There are(4) existing driveways via Chinden Blvd., a principal arterial and state highway(20- 26); (3) existing driveways via N. Black Cat Rd., an arterial street; and(2) existing driveways via W. Larry Ln., a local street. One(1)public collector street(W. Ramblin Dr.)access is proposed via N. Black Cat Rd. approximately 675' south of Chinden in alignment with W. Ramblin Ct. on the east side of Black Cat. This street will run parallel with Chinden/US 20-26 and eventually connect to N. Rustic Oak Way to the west with development of Prescott Ridge Subdivision and the school. Ramblin Dr. will function as a backage road and provide connectivity and access to all properties fronting the state highway in this area in accord with UDC 11-3H-4B.3. A traffic signal is planned at the Rustic Oak/Chinden intersection for safe access via the state highway. A temporary emergency only access is proposed via Chinden Blvd.;permanent direct access via Chinden Blvd./SH 2O-26 is prohibited. Staff recommends the emergency access is relocated to the west boundary of the site in order to comply with the noise abatement standards in UDC 11-3H-4D.3,which prohibit breaks in the berm/wall; the plans should be revised to reflect this change prior to the City Council hearing. Staff recommends as a provision in the DA,the emergency access driveway via W. Chinden Blvd./SH 2O-26 shall be removed when W. Ramblin Dr. is exended to the west to N. Rustic Oak Dr. and to the east to N. Black Cat Rd.At that time,the berm,wall, landscaping and pathway shall be extended across this area.Permanent direct access via W. Chinden Blvd./SH 2O-26 is prohibited.Four(4)accesses are proposed via the collector street on the north side of Ramblin and three (3)are proposed on the south side of Ramblin. Page 13 [Type here] The UDC (11-3A-3)requires cross-access/ingress-egress easements to be granted to adjoining properties that take direct access to an arterial and/or collector roadway when local street access isn't available,either by recorded easement or as a note on the recorded final plat.Accordingly, a cross-access/ingress-egress easement should be granted to the out-parcel(Parcel#SO428111201) at the northeast corner of this site for future access and interconnectivity. Private streets will be provided for access to the multi-family portion of the development for addressing purposes and must comply with the standards listed in UDC 11-3F-4.An alley is proposed for access to the 10 townhomes that front on Ramblin. A public street(N. Oakstone Ave.)is proposed between Larry Ln. and Ramblin Dr. for access to the future development area.North Willowside Ave. is proposed to stub to the south to the school property and provides access to the alley that serves the townhomes. Landscaping: A 35-foot wide street buffer is required along W. Chinden Blvd./SH 2O-26 and N. Black Cat Rd.,both entryway corridors; and a 20-foot wide street buffer is required along W. Ramblin Dr.,a collector street,measured from ultimate back of curb location. Landscaping is required within the street buffers in accord with the standards listed in UDC 11-3B-7C; enhanced landscape design features are required along entryway corridors—revise plan accordingly.If the unimproved right- of-way(ROW)is 10' or greater from the edge of pavement to edge of sidewalk or property line, the developer is required to maintain a 10' wide compacted gravel shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative groundcover as set forth in UDC 11-3B-7C.5; revise the plan accordingly and depict the location of the edge of pavement. UDC Table 11-2B-3 requires a 25' wide buffer to residential uses in the C-G district,unless otherwise modified by City Council.Landscaping is required within the buffer in accord with the standards listed in UDC 11-3B-9C for landscape buffers to adjoining uses. The plans depict a 25' wide buffer on the west side of the commercial uses on the north side of Ramblin adjacent to the multi-family development as required; the parking on the back side of the buffer is for the residential development.The landscape plan submitted with the Certificate of Zoning Compliance application for the commercial property should include landscaping in accord with the aforementioned standards. Noise abatement is required for residential uses adjoining state highways consisting of a berm or a berm and wall combination parallel to the state highway in accord with the standards listed in UDC 11-3H-4D. The Applicant proposes a 4-foot tall berm with a concrete retaining wall on the south side of the berm and a 6-foot tall concrete modulated wall on top of the berm along Chinden Blvd. A detail should be submitted with the final plat application that includes the centerline location/elevation of Chinden Blvd.in relation to the berm and wall,and other applicable information that demonstrates compliance with the required standards. The landscape plan depicts a break in the wall midway through the multi-family development where an emergency access is proposed; breaks in the berm/wall will degrade the function and are not allowed—the emergency access should be moved to the west boundary of the site. Landscaping,including trees and bushes,is required along all pathways in accord with the standards listed in UDC 11-3B-12C and should be depicted on the landscape plan submitted with the final plat application.Minimum 5-foot wide landscape strips are required to be provided along each side of the pathway; designs are encouraged in which the width of the landscape strip varies to provide additional width to plant trees farther from the pathway to prevent root damage(see UDC 11-3B-12C for more information). There are several existing trees on the site—where possible,existing trees should be retained. Mitigation is required in accord with the standards listed in UDC 11-3B-10C.5; calculations demonstrating compliance with the aforementioned standards should be depicted on the landscape plan submitted with the final plat. Page 14 [Type here] Common Open Space& Site Amenities (UDC 11-3G-3): Because the townhome portion of the site is below 5-acres in size, common open space and site amenities are not required per UDC 11-3G-2. However,the Applicant is providing 0.28-acre(or 15.2%)usable open space for that area. Common open space&site amenities are required with the multi family portion of the development with the conditional use permit(see Section V.C below). Pathways: All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. A multi-use pathway is required along the eastern boundary of the site within the street buffer along N. Black Cat Rd. in accord with the Pathways Master Plan and along the northern boundary of the site within the street buffer along Chinden/SH 2O-26 in accord with UDC 11-3H-4C.4, as proposed. A 14- foot wide public pedestrian easement is required for each of the pathways if located outside the adjacent road right-of-way(see Park's Dept. comments in Section VIIIJ). Sidewalks(11-3A-17): The UDC requires minimum 5' wide attached sidewalk along local streets(i.e. N. Willowside Ave.,N. Oakstone Ave. &Larry Ln.); and detached sidewalks along collector streets (i.e. Ramblin Dr.)—for pedestrian safety, Staff recommends 10' wide detached sidewalks are required as proposed along W. Ramblin Dr. as a provision of the development agreement. Parking: Off-street parking is required to be provided for the residential portion of the development based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6; and for the commercial uses as set forth in UDC 11-3C-6B.1.See parking analysis below in Section Cfor the multi- family portion of the development. Waterways: All open waterways, except natural waterways, should be piped or otherwise covered unless used as a water amenity or linear open space as set forth in UDC 11-3A-6B,unless otherwise waived by Council. There is an existing open ditch along the eastern portion of the northern boundary of the site,which is required to piped with development along with any other open waterways,as applicable. Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-6C and 11-3A-7,as applicable. The landscape plan depicts 6' tall solid vinyl privacy fencing around portions of the perimeter of the development; 5' tall open vision iron fencing around the dog park and clubhouse/swimming pool common areas; and a concrete noise abatement wall/fence along W. Chinden Blvd./SH 2O-26. Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC 11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. Storm Drainage(UDC 11-3A-18):An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances.Design and construction shall follow best management practice as adopted by the City as set forth in UDC I I-3A-18. A Preliminary Engineeringeport was submitted with this application. Building Elevations: A couple of conceptual building elevations were submitted for the proposed 2- story townhome units, included in Section VII.I below. Building materials consist of a mix of horizontal, vertical and shake siding with stone veneer/brick accents in neutral colors. Conceptual elevations weren't submitted for the commercial structures. The design of the residential and commercial structures is required to comply with the standards in the Architectural Standards Manual(ASM). Single-family detached structures are exempt from these standards. Page 15 [Type here] C. Conditional Use Permit(CUP) A CUP is requested for a multi-family development consisting of 312 apartment units on 16.70-acres of land in the R-40 zoning district as shown on the site plan included below in Section VILE. A mix of 1- (72 units), 2-(180 units)and 3-bedroom(60 units)units are proposed in 16 3-story structures. Three(3) different building floor plans are proposed, as follows: (4)Type A—containing a total of 30 units each; (4)Type B—containing a total of 24 units each; and(8)Type C—containing a total of 12 units each. Dimensional Standards: Future development is required to comply with the minimum dimensional standards of the R-40 zoning district in UDC Table 11-2A-8.Note: UDC 11-4-3-27B.1 requires residential structures to provide a minimum setback of 10'unless a greater setback is otherwise required. Phasing: The multi-family development is proposed to be constructed in two(2)phases with the first two phases of the subdivision. Access: Two (2)driveway accesses are proposed to the site via W. Ramblin Dr.,a collector street,along the southern boundary of the site. Private streets are proposed for internal access and for wayfinding/addressing purposes and should comply with the standards listed in UDC 11-3F-4.Private streets are required to be a minimum 26' in width, as proposed,to meet Fire Dept.requirements for 3- story structures. Pathways: A 10' wide multi-use pathway exists within the street buffer adjacent to W. Chinden Blvd./SH 2O-26 in accord with UDC 11-3H-4C.4, and is proposed along the southern boundary of the site adjacent to W. Ramblin Dr. and along the western perimeter boundary of the site. Internal 5' wide pathways are proposed throughout the site for access to perimeter walkways, internal common open space areas and residential units. Sidewalks: Six-foot wide sidewalks are proposed within the development around buildings. The UDC 11-3C-5B requires sidewalks to be widened an additional 2' from 5' to 7' where parking spaces abut sidewalks and wheel stops aren't provided to prevent overhang—in this case,the length of parking spaces may be reduced 2' from 19' to 17'.Alternatively,wheel stops may be provided in parking spaces to prevent vehicles overhanging beyond the designated parking stall dimensions. Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7. The landscape plan depicts 6' tall solid vinyl privacy fencing around portions of the perimeter of the development; 5' tall open vision iron fencing around the dog park and clubhouse/swimming pool common areas; and a concrete noise abatement wall/fence along W. Chinden Blvd./SH 2O-26. Specific Use Standards(UDC 11-4-3): Multi-family developments are subject to specific use standards as follows: (Staff's analysis/comments in italic text) 11-4-3-27: MULTI-FAMILY DEVELOPMENT: `B. Site Design: 1. Residential buildings shall provide a minimum setback of ten feet(10')unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches and patios,and how they impact adjacent properties. The residential structures comply with the minimum setback standard. 2. All on-site service areas, outdoor storage areas,waste storage, disposal facilities,and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street.All proposed transformer/utility vaults and other service areas shall comply with this requirement. The trash enclosures depicted on the site plan should accommodate recycling. Page 16 [Type here] 3. A minimum of eighty(80) square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping,entryway and other access ways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-513-5 of this title. The Applicant proposes 82 square foot patios or balconies for each unit in accord with this standard. 4. For the purposes of this section,vehicular circulation areas,parking areas, and private usable open space shall not be considered common open space. These areas were not included in the common open space calculations for the site. 5. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. The Applicant should comply with this requirement. 6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. The proposed parking meets and exceeds UDC standards per the analysis below. Based on(72) 1-bedroom units, (180)2-bedroom units, and(60) 3-bedroom units,a minimum of 679 off-street parking spaces are required, including guest parking(31 spaces)and covered spaces (312). A total of 693 spaces are proposed, including 312 covered carport spaces,which exceeds the minimum standard by 14 spaces. Accessible parking is required in accord with ADA standards; 14 accessible spaces are proposed. Based on 693 vehicle parking spaces provided, a minimum of 28 bicycle parking spaces are required and should meet the location and design standards listed in UDC 11-3C-5C. Fifty-two (52)exterior bicycle parking spaces are proposed,which exceeds the minimum standard by 24 spaces. Three(3)bicycle parking spaces are proposed at each building and four(4) spaces are proposed inside the clubhouse. Staff recommends the parking provided at the clubhouse is exterior and meets the standards in UDC 11-3C-5C.The site plan submitted with the Certificate of Zoning Compliance application should reflect parking accordingly.Note: This parking is in addition to the covered bicycle parking proposed in the clubhouse as an amenity. 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. b. A maintenance storage area. c. A central mailbox location, including provisions for parcel snail, that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773,4-24-2018) The floor plan for the clubhouse depicts offices and a reception lounge, one of which presumably will be for the property management office,mailboxes, and a maintenance storage area. The site plan submitted with the Certificate of Zoning Compliance application should clearly depict the location of a directory and map of the development for wayfinding purposes. C. Common Open Space Design Requirements(UDC 11-4-3-27C): Page 17 [Type here] The total baseline land area of all qualified common open space shall equal or exceed ten(10) percent of the gross land area for multi-family developments of five (5)acres or more.When multi- family is approved concurrently with single-family,the minimum open space requirements in Section 11-3G-3 shall apply to the gross land area of entire development. All open space is required to meet the standards listed in UDC 11-4-3-27C.2 &4.Based on 16.7-acres of land in the multi- family portion of the development, a minimum of 1.67-acres is required to be provided to meet this requirement. (Note:Because the single-family (i.e. townhome)portion of the development only consists of 10 units and is under 5-acres in size, Staff isn't requiring the entire residential development to meet the common open space standards in UDC 11-3G-3 for single-family developments (i.e. 15%for the R-15 zone). The Applicant is providing 0.28-acre (or 15.201o) usable open space for that area.) In addition to the baseline open space requirement, a minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150) square feet for each unit containing five hundred(500)or less square feet of living area.None of the units are below 500 square feet(sf.). b. Two hundred fifty(250) square feet for each unit containing more than five hundred(500) square feet and up to one thousand two hundred(1,200) square feet of living area.All 312 units are between 500 and 1,200 square feet. Therefore, a minimum of 78,000 sf. (or 1.79-acres) of common open space is required to be provided. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200)square feet of living area.None of the units exceed 1,200 square feet. All multi-family projects over 20 units are required to provide at least one(1) common grassy area integrated into the site design allowing for general activities by all ages that is a minimum of 5,000 s.f. in area;the area shall increase proportionately as the number of units increase and shall be commensurate to the size of the development as determined by the decision-making body. Where this area cannot be increased due to site constraints,it may be included elsewhere in the development(UDC 11-4-3-27C.3). Common open space shall be not less than four hundred(400) square feet in area, and shall have a minimum length and width dimension of twenty feet(20'). The common open space areas depicted on the open space exhibit in Section MY meet this requirement. In phased developments,common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units per UDC 11-4-3-27C.7. This project is proposed to develop in two phases; the Applicant should demonstrate compliance with this standard with the Certificate of Zoning Compliance application for the first phase of the multi-family development. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to collector or arterial street buffers unless separated from the street by a berm or constructed barrier at least four feet(4)in height,with breaks in the berm or barrier to allow for pedestrian access. The common open space proposed for the clubhouse,swimming pool and tot lot, and the dog park are all located between an internal private street and a collector street (Ramblin).As noted above in Section IV, Staff recommends these common areas are relocated internal to the development and are accessible by pathway in accord with open space and CPTED standards for public safety and integration into the development(see UDC 11-4-3- 27C.2). Based on the above standards, a minimum total of 3.46-acres of common open space is required to be provided for the multi family development that meets the standards in UDC 11-4-3-27C.2, 4, 6, 7 Page 18 [Type here] and 9. The Applicant proposes a total of 3.58-acres, which meets and exceeds the minimum standard, consisting of% the street buffer along W. Chinden Blvd. (52-acre); the dog park(0.47- acre); clubhouse, swimming pool&tot lot(0.77-acre); and internal common open space and linear open space areas exceeding 20'x 20'in area (1.82-acres)as shown on the open space exhibit in Section VII.F. The tot lot, at approximately 6,900 sf., meets the requirement for a minimum 5,000 sf common grassy area. Additionally, a 20,681 sf common grassy area is also provided for a dog park, which Staff feels is commensurate with the size of the development. That being said,Staff is recommending relocation of the common open space areas with amenities as noted above,an updated open space exhibit should be submitted that demonstrates compliance with these standards. D. Site Development Amenities: All multi-family developments shall provide for quality of life, open space, and recreation amenities to meet the particular needs of the residents as noted in UDC 11-4-3-27D.1. The number of amenities shall depend on the size of the multi-family development based on the number of units. For multi-family developments with more than 100 units such as this,the decision-making body shall require additional amenities [i.e.beyond the four(4)required for developments with 75 units or more] commensurate to the size of the proposed development,with at least one (1) from each category(i.e. quality of life,open space,recreation,multi-modal). The following amenities are proposed from each of the following categories: 1) Quality of Life— clubhouse,which includes a fitness facility and dog wash station, and a dog park with waste station; Open Space—(4)community garden areas,plazas and a(5)picnic areas,including tables,benches, landscaping and a shade structure; Recreation—swimming pool, children's play structure/tot lot, walking trails/pathways; and Multi-modal—bicycle repair station and enclosed bicycle storage in the clubhouse. Staff is of the opinion the proposed amenities meet and exceed the standards. See amenity exhibit in Section VII.F. E. Landscaping Requirements: Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying to All Districts", of this title.Additionally, all street facing elevations shall have landscaping along their foundation that complies with the standards listed in UDC 11-4-3-27E.2,which requires a landscape area at least 3-feet wide planted with one evergreen shrub every three(3)linear feet that has a mature height of 24-inches with ground cover plants in the remainder of the landscaped area. The landscape plan submitted with the Certificate of Zoning Compliance application should be revised to include evergreen shrubs in accord with this standard. Landscaping is required to be provided along all pathways per the standards listed in UDC 11- 313-12C,which require a mix of trees, shrubs,lawn, and/or other vegetative groundcover within 5-foot wide strips on each side of the pathway; the landscape plan should be revised accordingly. Street buffer landscaping is required with development of the subdivision in accord with the standards listed in UDC 11-3B-7C, as noted above in Section V.B. F. Maintenance and Ownership Responsibilities: All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development,including,but not limited to,structures,parking,common areas,and other development features." The Applicant shall comply with this requirement,a copy of such shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. Page 19 [Type here] G. Police access under exigent circumstances.Multifamily developments with units that take access via secured common corridors shall install and maintain a keyless entry system,or suitable alternative,to provide police access to the common corridors under exigent circumstances. The keyless entry system or alternative shall be subject to review and approval by the Meridian Police Department. The Applicant should coordinate with the Police Dept. to ensure compliance with this standard. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual elevations and renderings were submitted for the proposed multi-family structures,included in Section VII.G below. The final design of all structures is required to comply with the design standards in the Architectural Standards Manual and will be reviewed for compliance with these standards with the Design Review application. Compliance with the building code requirements for separation between structures within the development is required. VI. DECISION A. Staff: Staff recommends approval of the proposed annexation with the requirement of a Development Agreement,preliminary plat, and conditional use permit with the recommendations noted above in Sections IV and V,with the conditions in Section IX in accord with the Findings in Section X. B. The Meridian Planning&Zoning Commission heard these items on July 18,2024.At the public hearing,the Commission moved to recommend denial of the subject AZ, PP and CUP requests. 1. Summary of Commission public hearing_ a. In favor: David Bailey,Bailey En ing eering b. In opposition: Wade Ramsey,Bainbridge Subdivision HOA President; Matt Neukom: Mark Blocovich;Kirsten Chidester; Don Brown; Greg Taylor C. Commenting. None d. Written testimony: Matt&Ashley Neukom and John Bartlett III&Vickie Bartlett; Brooke Neilson; Wade Ramsey,Bainbridge Subdivision HOA President; Stephanie Labastida e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s) public testimony a. Opposed to the project based on the development requirements in the CC&R's for Compton Sub.No. 2,which require minimum 1-acre lot sizes within the subdivision among other things; b. Opposed to the proposed multi-family development due to over-capacity of area schools and traffic flow in this area not able to accommodate so much housing; c. Concern pertaining to traffic cut-through through Bainbridge Sub. to the commercial uses to the east on Ten Mile Rd.; southbound traffic on Black Cat Rd. &congestion during peak hours—request for a traffic signal or a roundabout to alleviate congestion; concern pertaining to safety of children traveling to the nearby elementary school with construction of sidewalks on this property but no sidewalk along Black Cat Rd. for approximately 500' in between the subject property and the school. The Bainbridge HOA Board,representing its homeowners,opposes this project until infrastructure improvements are made to accommodate the proposed development. d. Opposed to the development due to the negative impacts on the quality of life of residents in the Trilogy Sub. (to the east)due to increased traffic volumes and speeds and associated safety hazards for children who live in the area,noise, congestion and increased activity in the area. Preference for this area to develop with solely residential Page 20 [Type here] uses rather than mixed-use with commercial and desire for commercial uses to be provided further to the west. 3. Key issue(s)of discussion by Commission: a. Opinion that existing infrastructure(i.e.roads and schools)can't accommodate the proposed development-Black Cat Rd. won't be widened until 2036-2040 and the Black Cat/McMillan roundabout isn't scheduled until 2028. a. Relocation of the common open space located along Ramblin Dr.where the dog park, clubhouse&swimming pool, and tot lot is located to a more central integrated location within the multi-family development as recommended b, Staff. 4. Commission change(s)to Staff recommendation: a. The Commission recommended denial of the project due to the proposed density_putting too much burden on current infrastructure and the site plan not supporting centrallX located and integrated common open space within the multi-family portion of the development. 5. Outstandingissue(s)ssue(s) for City Council: a. See items highlighted in yellow at the beginning of Section VIII requested by Staff that have not been addressed that the Applicant requests to remain as-is. C. The Meridian City Council heard these items on October 8, 2024.At the public hearing the Council moved to deny the subject AZ. PP and CUP requests. 1. Summary of the City Council public hearing: a. In favor: David Bailey Engineering;eering Henry Prendergast. Cole Architects b. In opposition: Matt Neukom(representing himself and John&Vicky Bartlett) C. Commenting: Steve Elliott.Bainbridge HOA,Mack Meyers,District Manager. Settler's Irrigation District d. Written testimony: Many letters of testimony were submitted(see public record) 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 traffic generated from the proposed development and safety of the children in the area. b. Opposed to the project based on the development requirements in the CC&R's for Compton Sub.No. 2,which require minimum 1-acre lot sizes within the subdivision. C. Inability of the irrigation district to provide adequate irrigation water to serve the proposed,green space within the development. 3. Key issue(s)of discussion by City Council: a. Concern pertaining to the lack of sidewalk connection to Pleasant View elementary school: capacity of area schools: traffic on Black Cat Rd. and the existing roads and McMillan/Black Cat intersection not able to support additional traffic generated from the development: location of the common open space proposed for the multi-family development along the collector street rather than internal to the development accessible by pathways in accord with open space and CPTED standards for public safe and integration into the development: and not the right time for annexation with inadequate infrastructure in the area and CC&R issues. 4. City Council change(s)to Commission recommendation: a. None Page 21 [Type here] VII. EXHIBITS A. Annexation Legal Description and Exhibit Map—NOT APPROVED Description for Annexation Slayden Subdivision May 17, 2024 A portion of the North 1 J2 of the Northeast 114 of Section 28, Township 4 North, Range 1 West, Boise Meridian,Ada County, Idaho, more particularly described as follows: Commencing at the Section corner common to Sections 21, 22,27 and 28, TAN., R.1W,, B.M.,from which the 114 comer common to said Sections 27 and 28, bears South 00°29'U4"West, 2638.58 feet;thence on the east boundary line cf said Section 28, South 00°29'04"West, 380.00 feet to the POINT OF BEGINNING, thence continuing South 00'29'04"West, 959.32 feet to the centerline of W. Larry Lane; thence on said centerline, North 89°23'38''West,693.17 feet to the southerly extension of Lot 3. Block 1, Comptons Subdivision No. 2 as filed in Book 31 of Plats at Pages 1935 and 1936, records of Ada County, Idaho; thence North 00029'02"East, 548.13 feet to the Northeast corner of said Lot 3; thence on the north boundary line of said Comptons Subdivision No. 2, North 89°17'56"West.415.79 feet to the Northwest comer of said Comptons Subdivision No. 2 coincident with the Southeast corner of Lot 5, Block 1, Luhr Subdivision as filed in Book 59 of Plats at Pages 5766 and 5767, records of Ada County, Idaho; thence on the exterior boundary line of said Luhr Subdivision the following two (2)courses and distances: North 00"36'01"East, 110.38 feet; North 89923'46"West, 828.63 feet to the Southwest corner of Lot 3, Block 1 of said Luhr Subdivision; thence on the west boundary fine of said Lot 3, North 00°41'50"East, 328.66 Meet; thence leaving said west boundary line, South 89'18'10"East, 16.00 feet; thence North 00°39'27"East,330.47 feet to the north boundary line of said Section 28; R��Ati tANp�' thence on said north boundary line the following `� Z NSI� two(2)courses and distances: *I-% Or 0 rL South 89°24'50"East,el1.75 feet to the �1 Jf7V East 1116 corner common to said Sections Cl , 21 and 28; O� of 1¢ 100 Y M cC A ' Page 1 of 2 Page 22 [Type here] South 59'25'49" East, 680.40 feet to the northerly extension of the east boundary line of said Luhr Subdivision; thence on Said east boundary line and the northerly extension thereof, South 00°33'05"West, 360,00 feet; thence leaving said east boundary line, South 89`25'50" Last, 627,43 Feet to the POINT OF BEGINNING, Containing 38.584 acres, more or less. End of Description, N N 11779 � r of % o Page 2 of 2 Page 23 [Type here] W. Chinden Mvd. 1f16 5.21 1 f4 695,33 E' S89'2d'54'E S89'25'49"E 5.21 S_28 w 611.75 680,40' --- 627.41' S.28J��S,22 , S-27 JN y O unpLmtEed .3 Z ] Ln Point of 5B9'25'50" Beginning Lu S89'18'10'E 627.43" p N ±38.' ,4cres O - Z — —— N89'23'46"W 628.63' OD N44'36'01"E un CO 110.38, N89'17'56'W M cd v+ 415.79' as r+y'L Fz} X 4V.11 w v �t 4 Gomptons v m C) [n Subdivisiarr, N unpdatted Na, 2 O Go z W. Larry Ln. N89'23'38"W 893.17-7 '• I ' J I Cazrap E ars.s n I i Subd-unsion ") Ara_ 2 Q° M_ NZ kp L A,y I ey I NoS-N$_ 3' 1/4 11779 2a cd P. �Od} r6-QF \'Q 4f McCA�' I Scale- 1"=350' 0 175 350 700 P�aoytle S.ih iT•s.gy-Chi,tl 21 A—) 1a SS 51 M Idf4H Exhibit Drawing for Jo so 9@55N.ELIEaainsi. Annexation Sheet No. SURVEY (209) &015?0ea�ne Blayden Subdivision 1 GROUP LLC A portion of the N1/2 of the NE1 4 of Sectlon 28, Dwg. Dote T_461., R,IW,. 6.N., Ado County, Idaho. 5/17/202d Page 24 [Type here] Description for R-8 Zane Blayden Subdivision May 21, 2024 A portion of the Northeast 114 of the Northeast 114 of Section 28, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at the Section corner common to Sections 21, 22, 27 and 28, TAN., R_IW_, B-M.,from which the 114 corner common to said Sections 27 and 28, bears South 00°29'04"West, 2638.68 feet;thence on the east boundary line of said Section 28, South 00°29'04"West, 1,078.23 feet to the POINT OF BEGINNING; thence continuing South 00°29'04"West, 241.09 feet to the centerline of W. Larry Lane; thence on said centerline, North 89°23'38"West,893.17 feet to the southerly extension of Lot 3, Block 1, Comptons Subdivision No. 2 as filed in Book 31 of Plats at Pages 1935 and 1936, records of Ada County, Idaho; thence North 00°29'02" East, 548.13 feet to the Northeast comer of said Lot 3; thence on the north boundary line of said Comptons Subdivision No. 2, South 89'17'56" East, 155.43 feet; thence leaving said north boundary fine, South 00°42'04"West, 206.42 feet; thence 60.15 feet on the arc of a curve to th8 left having a radius of 76.50 feet, a central angle of 45"02'51", and a long chord which bears South 21'49'22"East, 58.61 feet; thence South 44'20'47" East, 70.34 feet; thence 60.27 feet on the arc of a curve to the left having a radius of 76.66 feet, a Central angle of 45'02'51", and a I o n g chord which bears South 66'52'13"East, 58.73 fleet; thence South 89'23'38" East,223.44 feet; thence North 69°59'37"East, 9.15 feet; thence 76.02 feet on the arc of a curve to the right having a radius of 55.00 feet, a Central angle of 79'11'24", and a long chord which bears North 88°58'34" East, 70.11 feet, thence North 380X16"East, 25.63 feet; thence South 89'31'22" East,294.58 feet to the POINT OF BEGINNING, PL LAND t3� 0CE N S Containing 5.901 acres, more or less. rvt End of Description, Page 1 of 1 Page 25 [Type here] E 1/16 - - - N89'25'49'W 1307.40' _ S.21 S.22 W. Chinden Blvd. S.28 S.27 <N� Scale: 1"=200' I I 0 50 t00 200 400 ; i I Line Table { ' 8 Line Bearing Length y, Lt 544'20'47'E 70.34' I � I L2 NSS*59'37"E 9,15' Unplatted r N L3 N38`34'16"E 25.63' °�° I w" p1 155.43' ,i v 58917'555'E _ ° m � 00 �a fV 1 O N Om C� 7 ❑ V) 294.58' j Paint of 0 223.44' C3 589`31'22"E Beginning N 02 S89'23'38"E L3 t5.901 Acres 0 W. Larry Ln. N89'23'38"W 893.17' ram • F I Nj jk16 LA�y g y�C Nat Curve Tuble fi f � Curve Length Radius delta Chard Bearing Chord Length ¢ 11779 C1 60.15' 76.50' 45'02'51' S21'49'22"E 58.61' 5.27 C1 ZaZ ?,0 C2 60.27' 76.56' 45'02'51" S66'52'1ST S8.73' OF McCA ' ` C3 76.02' 55M' 79'11'24" N88'58'34"E 70.11' P:Ipia3da^5nb(T'i',y-ahs4n 27 As )2C- E,d"a 5/211202, ':0+:25--A IQH� Exhibit Drawing for Job No. SURVEY 9MSRWIDAHOMMBT R—S Zone 20203 ao�e,iparn earns Shert No. sue,viaesan Blayden Subdivision 1 GROUP LLC A portion of the NEt/4 of the NE1/4 of Section 2B. Dwg• Data T.4N., R.1W_, B-M., Ado County, Idphp_ 5/21/2024 Page 26 [Type here] Description for R-15 Zane Blayden Subdivision May 17, 2024 A portion of the Northeast 1l4 of the Northeast 1f4 of Section 28, Township 4 North, Range 1 Vilest, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at the Section corner common to Sections 21, 22, 27 and 28, T.4N., R.1W., B.M., from which the 114 corner common to said Sections 27 and 28, bears South 00"29'04"West, 2638.68 feet, thence on the east boundary line of said Section 28, South 00°29'04"West, 772.67 feet to the Northeast corner of Comptons Subdivision No. 2 as filed in Book 31 of Plats at Pages 1935 and 1936, records of Ada County, Idaho; thence on the north boundary line of said Comptons Subdivision No- 2, North 89'1756"West, 737-75 feet to the POINT OF BEGINNING; thence continuing North 89`17'56"Vilest, 571.21 feet to the Northwest corner of said Comptons Subdivision No. 2 coincident with the Southwest comer of Lot 5, Block 1, Luhr Subdivision as filed in Book 59 of Plats at Pages 5766 and 5767, records of Ada County, Idaho; thence on the exterior boundary line of said Luhr Subdivision, North 00°35'01" East, 85.38 feet; thence leaving said exterior boundary line, South 89°2346" East, 0.22 feet; thence 73.36 feet on the arc of a curve to the left having a radius of 180.00 feet, a central angle of 23°21'04", and a long chord which bears North 78°55'42" East, 72.85 feet; thence North 67"15'10" East, 100.26 feet; thence 73.66 feet on the arc of a curve to the right having a radius of 180.DO feet, a central angle of 23°25'54", and a long chord which bears North 78958'37" East, 73.15 feet; thence South 89'17'56" East, 297.72 feet; thence South 44°40'34" East, 54.10 feet; thence South 00'42'D4" Vilest, 117.00 feet tc the POINT OF BEGINNING. Containing 1-828 acres, more or less- � 1-44 cn End of description. 11 on 12 �0 °p OF MOCK Page 1 of 1 Page 27 [Type here] W.-Chirnden Blvd. - S.21 S.22 E 1/16 N89'25'49"W 1307.40 -- - -- - 5.28 -S.27 I I I +I I 1 1 1 LUAT I Subdivision Unpa ad led m I ry h co f I I ff) S L 1 I -13 C U1 1 r-i y m C2 559171S6"E 297.72' 0 m J L2 t1.828 Acres 1 0 d N89'17'56"W 571.21' Point of N89'17'56"W 737.75' Beginning Compton Subdivision No. 2 0 Im I� 1 Line Table Line Bearing Length L1 NOU3 1�46'01'E 85.38' 1/4 IS. 27 L2 589'23'45"E 0.22' L3 N67'15'10'E 100.26' L4 S44'40'34'E 54.10' N$ L5 S00'42'04"W 117.44' 1779 ;a 7A f 0 Curve Table 4f McC Curve Length Radius Delta Chard Bearing Chord Length C1 73.36' 180.DD' 23'21'04" N7855'42"E 72,85' C2 73.66' 184.DD' 23.28'54" N78'58'37"E 73.15' Scale: 1"=200' 0 5D 1017 200 400 P:Rio .5uh I.i. tti-a.n 77 F«. xo-so7ti �Knni.lrt-i ia. SIfl�osa i. s.oe w, IDAH Exhibit Drawing far Job No. 20-2D3 SURVEY ��� R-15 Zone Sheet No_ 9PWE. EMERALD P 93F" [xoeb84"SM Blayden Subdivision 1 GROUP, LLC A portion of ttie NE1/+ of the NE1/4 of Sectlon 2B, uwg. dote T,4N., R,1W., B.M., Ada County, Idaho. 5/17J2424 Page 28 [Type here] Description for R-40 Zone Blayden Subdivision June 18,2023 A portion of the North 1/2 of the Northeast 114 of Section 28, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at the Section corner common to Sections 21, 22, 27 and 28, T.4N., R,1 W., B.M., frorn which the 1/4 corner common to said Sections 27 and 28, bears South 00°29'04" West, 2638.68 feet; thence on the north boundlafy line of said Section 28, North 89°25'49" West, 806.15 feet to the POINT OF BEGINNING; thence leaving said north boundary line, South 00'39'27"West, 526.67 feet; thence South 89°17'56" Last, 24.10 feet; thence South 10'4-3'12" East, 41.97 feet; thence South 00°42'04"West, 48.00 feet; thence North 89'17'56"West, 297.72 feet; thence 73.66 feet on the arc of a curve to the left having a radius of 190.00 feet, a central angle of 23"26'54", and a long chord which bears South 78'58'37" West, 73.15 feet; thence South 67'15'10'West, 100,26 feet; thence 73,36 feet on the arc of a curve to the right having a radius of 180.00 feet, a central angle of 23°21'04", and a long chord which bears South 78°55'42"West, 72.85 feet; thence North 89423'44" West, 0.22 feet to the exterior boundary line of Luhr Subdivision as filed in Book 59 of Plats at Pages 5766 and 5767, records of Ada County, Idaho; thence on said exterior boundary line the following two (2) courses and distances; North 00°36'01" East, 25.00 feet; L LAIvo ENS rw �, 117 Ln fig F \9 per' Page 29 [Type here] North 69"23'46"Vest, 628.63 feet to the Southwest corner of Lot 3, Block 1 of said Luhr Subdivision; thence on the west boundary line said of Lot 3, North 00041'50" East, 328.66 feet; thence leaving said west boundary line, South 89°18'10" East, 16.00 feat; thence North 00'39'27" East, 330,47 feet to the north boundary line of said Section 28; thence on said north boundary line the following two (2) courses and distances: South 89'24'50" East, 611.75 feet to the East 1/16 corner common to said SeCtions 21 and 28; South 89°25'49' East, 501.26 feet to the POINT OF BEGINNING. Contsining 16.710 acres, more or less. End of Description. �NcaNa 704, OF l Af MrCA ` Page 2 of 2 Page 30 [Type here] W_ Chinden Blvd. 5.21 1/4 589'24'50'E 811.75' S89'25'49'E 501,26' N 69 25'49"W 5.21 5.22 S.2S 695-33' E 1 f 16 806.13 T 5.28 5-27 w Pain# of Beginning F i n c cliiLn i a t16,710 ;1 L8 Acres Ll LO Of d I ' Li o °y C-4 m D r3 r s Ch C1 2IiV Ln N89'17'56»W N89'23`46'W 628,63' I p �2 567'15 10 W 297.72' V7 L4 1 Q4.26' I Covnp dnns I Subdwiswn Nn 2 Un�Los�tea � Line Table Lora Storing Length 1/4 L1 S89'17'56'E 24.10' S-28 5-27 t2 S10'43'12'E 44.97' L3 SOD'42'04'W 46.00' L4 N89`23'46"W 0,2T 1� NL LAJ p L5 N00-35'01"E 25-0o' ♦ DNS L6 588'18'10'E 16.00, O 11779 kP */z.,t3 Curve Table OQ E OF 1 () Curve Length Radius Delta Chord Bearing Chord Length { �A ddcCP C1 73-68' 180,00' 23'26'54» S78'58'37'W 73.15' C2 73.36' 180.60' 23'21'04' S78'55'42nW 72.85' -- Scale: 0 125 250 500 Inrl,n'uh;Trlogy-Chntlm 27 rcrr}7q-2�3kmg�,M1ntla Vt-+C.tlrg 6�16f20E,1 1'14$1 PY IIDApH�f V Exh Gibit AQyreaTwing for 03 �7Ul1YI:T B9S5w exrF.RIL6 Sl. R-40 Long aCIFE•l oAH0413 K4 Shea# Nn_ 12MI8t6.enm Biayden Subd YISIOn GROUP, LLC A portion of the N1/2 of the NE1/4 of Section 28, dwg. Dote TAN-, R.11k, 6.Ad., Ado County, Idoha. 6/>18/2023 Page 31 [Type here] Description for C-G Zone Blayden Subdivision May 21. 2024 A portion of the Northeast 114 of the Northeast 114 of Section 25, Township 4 North, Range 1 West, Boise Meridian,Ada County, Idaho, more particularly described as follows: Ccmmencing at the Section corner common to Sections 21, 22, 27 and 28, T.4N., R.1 ., B.M., from which the 1l4 comer common to said Sections 27 and 28, bears South 00`29'04"West, 2638.68 feet; thence on the east boundary line of said Section 28, South 00°29'04"West, 360.00 feet to the POINT OF BEGINNING; thence continuing South 00°29'04" West, 718.23 feet; thence leaving said east boundary line, North 89°31'22"Vilest, 224.58 feet; thence South 38°34'16" West, 25.63 feet; thence 76.02 feet on the arc of a curve to the left having a radius of 55.00 feet, a central angle of 7W1124", and a long chord which bears South 88°58'34"West, 70.11 feet; thence South 69°59'37" West, 9.15 feet; thence North 89'23'38"West, 223.44 feet; thence 60.27 feet on the arc of a curve to the right having a radius of 76.66 feet, a central angle of 45°02'51", and a iong chord which bears North 66'52'13"West, 58.73 feet; thence North 44°20'47"West, 70.34 feet; thence 60.15 feet on the arc of a curve to the right having a radius of 76.50 feet, a central angle of 45'02'51", and a long chord which bears North 21°49'22"West, 58.61 feet; thence North 00°42'04"East, 323.42 feet: thence North 44°40'34"West, 54_10 feet; thence North 00'42'04" East, 48.00 feet; 4 01 LANp c�\ 1OF-Ns thence North 10'43'12" West, 41.97 feet; thence North 89'17'56" West, 24.10 feet; 779 ar & .� thence North 00°39'27" East, 526.87 feet to the north boundary line of said Section 28; ', IcGAt Page 1 of 2 Page 32 [Type here] thence on said north boundary line, South 89"25'49" East, 179.14 feet to the northerly extension of the east boundary fine of Luhr Subdivision as filed in Book 59 of Plats at Pages 5766 and 5767, records of Ada County, Idaho; thence on said east boundary line and the northerly extension thereof, South 00'33'05"West, 360.00 feet; thence leaving said east boundary line, South 89025'50" East, 627.43 feet to the POINT OF BEGINNING, Containing 14.145 acres, more or less. End of Description, kL LA EN S' a ..G Orr \1D per' Page 2 of I Page 33 [Type here] E 1/16 N8925'49"W 589'25'49'E N89'25'49"W 627.01' S.21 5.22 501.26' 179.14' -- - -- - S 28 S.27 w_ Chinden Blvd. p I • KT 0 50 100 200 400 o Ur�,vtatted w 'Kry . sv � I . °h Point of Line Table o S139'25'50"E 627.43' Beginning o Line Bearing Length z 4 L1 S38'34'16"W 25.63' L2 S59'59'37"W 9.15' L3 N44'20'47'W 7024' m bn L4 N44'40'34"W 54.10' 0 r 00 rn L5 hf00'42'04"E 48,00' !p -6 CA a L6 N10'43'12"W 41.97' t14.145 Acres N to L7 NS9'17'56"W a r v m o a ° O O 2 at&ns �'vk lion No 2 C1 u N88'�1'22"W C2 N89'23'35'W L2 294.5@' 223,44' ci rr . I • W. Larry Ln_ del LA 1/4 g 1.� N8 Curve Table S.28 S.27 Curve Length Radius pelts Chard Bearing Chord Length eL 11779 C1 76.02' 55.00' 79'11'24" S88'58'34"W 70.11' r Z � C2 60.27' 76.66' 45'02'51" N66'52'13"W 58.73' 0 of % MaC � C3 60.15' 76.50' 45'02'51" N21'49'22"W 58.61' u.\BGrd1.6.6(r.I.Jr Ch:,do 27 Ao, 2U-2W\A,\E 1L.\C-c.d.g 5M/7a24 12:52:10 Fy II DApH�fQ �/ Exhibit Drawing for 206 203 SURVEY �"wE `oST. C—G Zone Sheet No. eO1)'1O"7c, Blayden Subdivision 1 ao61 B�6-�70 GROUP, LLC A portlon of the NE1/4 of the NE1/4 of Section 28. Owg. Date T4N., RAW., E.M„ Ada County. Idoho. 5/21/2024 Page 34 [Type here] B. Preliminary Plat&Phasing Plan(dated: 5/29/24) �NI '1N3 Wd013A3❑ A00-II iA of P101e-V •W e p NpISl/� O»nS 3 CI w -au�'9uUeeu�u3 Fa�I3 � S71 O1EF3 'Pv Z-.-Lp--1 �3.1--- x a ji as I V g x� 0 I � - -------------'-T - I �g Nil t j t l I I I ®� :T- + I _ I I , - - - ' - Page 35 [Type here] -ter,- .na �NI '1rJ3 Wd0131\30 .1O071 iJ1 _ rrorsrnloans -auf'BuUaeu�u3 Fafle( r ji i =r tilt!1 t .e i I - EJ ryix f;y `� � �•rriiit-Wr��iiiiiii i_i�i IIIIIIIhlI--�', i Ili — OWN t1 _= i I � I I I I � s Y j 1 Page 36 [Type here] I S I I C:l Ej---j P-4 3 CiLIN -FF!. . . ........... ...... -F o r14 0 ji .................... -i........... ri ............... 1z D F, A L'i Li =: a 1����a''. j ,I I I cn ........... ....... :5 T '11 1 .0 I EEL" .............. "in . ........... �j v "i M-1 ill, MH Page 37 [Type here] Ni wo,� \\nj^ w�30 \-k\-Ij ¥� • � \\ s„r** »V-1.=i � ® _ x � . \ - - _ • - � Gbba§2299gHk©gG2y2Ge» , 9ngnur � gUaBHna . aan ° HHHHHHn, . J�Q; p���ecewaaw � � e�xesezew�u \ \ , Page 38 [Type here] Revised Phasin Plan: lan: �,...- _ �rUl `1r-i3 wdo13 n3a s.�o11a1 Pei pprjlrirndlo�.m o7'N8 _ .� _ ;Irlrf--7TI! 7.7 I I I I f I I Page 39 ^f 1F N •y AL Jr a c ��{',,��, It'll, i •, - Los`s - I: e:ee lr 9e■r �a a eeill -. � It mmm �i tr r�iY�rrw '�Rr ra Pip, if l, Mill A, LN r■Y [Type here] ............... � ---------------- { I x � -- -------- a 'i 3 W 5' ,�xG1iV,✓�]N a' U. � � 1 ` ---- �. . .._ z F �! Q dr 1 g. d :. VI N r IN z_ ❑ a = N ` � CD d N 1 m ¢ m z Lu a �:. W r Po _.., zi .T; .a W m Page 41 [Type here] r(](I yo l yN IN NvidI UN IN 33NRN3 I I r4o _ _ 'auOulaBBUINU3Rallef7111 =222 �}IJ�� "" �u aasl�a N��d 3db50N'�1 lbld J �IbNIIN1�32jd CL r - _ 1w�ins,, S i W zl 3NIH01M j Y t: - f I!r• _ -_- _ _ r• W ��,��..��yy Tl17I _ 'per• LLl of r I I T I I n •� l _ �Y��'rv��'1. T .sl .I:I i,i TT LFY iY 1. L l � L- TZI --= fi.C�rr it LLL WEI -_....:.„y.'�'-"c-"d1'""F• 'ti ..7���,`j�•" xEi.':''�. :Y4' .�/�•S�4^ �i x^.- S?'.k Page 42 [Type here] Sa�J 141�A1'Idl4����uf� _ =-.- 'aq quuaauPu3 hi! mail Ji It------------------------ J, lu _ L : I ............................... s el ' r ........... r �; Y/Aw.;Arof" _ IN IN Page 43 [Type here] SOI1{�.FI4RIR1'MI 411f��IM3� _ - ,\ - l �� � •1 - •'—• .:Del luumpu3 iaile 02 ,7 J: 'Z 7 I\ Z 1 lV1sJ ^aV'N. I .p 1!- UAll III'.1 TJ 7. ;I oi lu } F.Y.. � ar17lP�Gh3.l4Y}f ytivr+Y�Y.54t�h:ilf� }• r =_ y � � I J -+-c - 1� o� r IS =_------------------------------- •_-- _ 1 I I` IIF I I I I ___----___— _—_— �O ku u AIL -- -- �_ -- ------ Page 44 [Type here] -^-IV I •1hl3d�13ft3❑ Jw�071 JL Saba �#'4'1d 3cVOSGNV_l 1''18 Aa .'• a _ _ y llJ IL 2n Y i k � x 51 ; L 41 = j MW 10 } J s x t J irl _ — ; _---__ — —_ _ _ _ — s z _—_Zdi, __ LLI r Page 45 [Type here] D. Conceptual Development Plan for Holding Area—Revised - — _.�.�_ 3N1 '1N3 Wd013h3fl J.6011k�1 ��'�y'~��� 1 NQIS Ihlq�rl$ N3fl.4V7g '�.I'9upd6u�u3II NYId 1N3 YIdOl3R30 ld 33N07 731dtl `31fIQl0F{ ai OL o• k� -'Y'.i: I �.i'rE.4rl'••....�x�."��a�3'ti.:�.� ,'�.i�:�:*�!k•�#�_xx,���.'S.,'�.'✓�.=.h_3`:,;i�',Y�.?i�SY=!�:�•�S.�as.;�'��3".di"��.&'hFf S--~1 � I I 1 I I I ' I ' I i U � •4 I � I I I 1� I I ' I I i I Page 46 [Type here] E. Site Plan—Conditional Use Permit(dated: ''�"�4 9/20/24)—REVISED 0N1 '-LN3Wd013A3Q AD071- Gad��d1�9�V -I°1w1ON" NV7.1 311S 11W43d 2sn -MOIlI0N0� alp wM4rr, Ell I _��J.L��..,� ��,-. III 1�I`' -•'i' � � 1; 1 T 1~ 31 kd jj o l l 1 - T .111111 W-- ' rlllllii!', e E -I ...uuu ix iiiiu re 'ya , ar-111 -ITr-=----__---- YC�d i� 99 e[i �;� �IM IiEI L�Ijl 444 ' �' •.•_ ----y —i r+�ii '�r� I � �� �ii���l�9I $� � ��oi?iM No 11 .Edl I � Page 47 [Type here] F. Open Space Plan(dated: 7/15/2023)& Site Amenities for Multi-family/Apartments _�.,.,_ ,na..a �NI '1N3Wd0131�30 A'.�O71iJ1 0 P7JIe.ww'V Id ier.e''9 y'G a N p I S.l I O 9 n S N 3 O-k IV Ed mr�r�rare x I I - II II III ': 1 - - I _- ,` P.IIIgIL11.:: ��w' r� i mi Psi=a ¢ a $ FlI IIIIII e ....iii iii..i......... III _ I)lI. I�FI117 �1111 _ I .... . .:-T�rITIT _ .. T. ... I i � - - � -• _ � Ili III LEE 4121 I _ —��liiiiiiii I i iTi � C11p {f +} y}s e l �j' i��A���QS� • ���? a I M — ~ o -'-�J• I�I' iii + li�dd !!l��a��r�s�l� j!!{!�� lS��a a e � pppp °!o pp ggg iii I II 'YII ........... I ,�J �!�III'fllll I I �'s- I 1111 Page 48 [Type here] kc z_ § § lei 6 ) L \j k ( § § 2[ \r§ > § & / (3 < -- � a EE ■ \/ \_\ [§ � � �� `� -j zz o �§ �>- 7 < < c �— E, W cam '§) \( LU� § § ( %( (d� §\ ()§ §§ (] 2) ()/ ) I � ||| 2F1I � I / illill : w ® — � — cI Mr" 1 /] - , � � ] � � — LU > w � — � LLJ . LU2 | § III II III . | �) ---------- ------------ Page 4 Garden [Type here] i Plaza Areas rJY' ;"'� 3 s�^ 'dal 3�'t�<�2J'. -•J'- :.-- 1low w 1 Pool Overview r- N 771IIIIIIIIIIII South . 1 Page 50 [Type here] AMENITY PRECEDENTSI CLUBHOUSE wh 7*0 law - � rr' JILJ AMENITY PRECEDENTS/WALKING TRAILS AMENITY PRECEDENTS/COMMUNITY GARDENS E. %!�'f BIlTlA4�F y;M °t_._ b�. �`fir• u!e I i - a a - S xMR,iPage 51 x [Type here] AMENITY PRECEDENTS/PICNIC AREAS AMENITY PRECEDENTS/DOG PARK AMENITY PRECEDENTS/PLAZA Page 52 - i �a � I i [Type here] G. Conceptual Perspectives from Chinden&Building Elevations/Materials for Multi-family/Apartments& Clubhouse PERSPECTIVE LOCATIONS/ SITE MAP VIEW LINES NEIGHBORS EASTBOUND WESTBOUND FTT Ull I I I I I I I I l I I I I, I I la l I I ITfTfTTf171 1 1 1 e �IIIIIIIIII �§ unn 111111 ITLI 4 I f T4; I I I �4f1TrT fl 11 f 1[ T1Tf } I - -- - -- ---- COLE/-\RCHITECTS CBH-BLAYDEN I CONCEPT PERSPECTIVES Page 53 [Type here] CONCEPT PERSPECTIVES/EASTBOUND ON CHINDEN NNW- COLE/ARCHITECTS CBH--DEN I-EPT PERSPECTIVES CONCEPT PERSPECTIVES/WESTBOUND ON CHINDEN 1 COLE/ARCHITECTS CBH-31-DEN I CONCEPT PERSPECTIVES CONCEPT PERSPECTIVES/VIEW LOOKING SOUTH FROM NEIGHBORS ACROSS CHINDEN Aom low COLE/-\RCHITEC I CBH-8-EN I CONCEPTPERSPECTIVES Page 54 [Type here] z �ILL].I I J I I I I I I I I IJ LI L L LILL].-�LI I L II Moe ,l _ �l 4'I I I -- _ ll_� J � : lilll � l IIIII �T111� ; __ --------------------- ---- ----- -�-- ---- LU � _ ,, i � � llrll � I1Tii � � llli, TTlf4l � � lll = = Ln --"I 111111 I.I.LLLLLLIJJ I 1 Ur J-LLLU i ill, Ln bl uj $ I L1 f J _ ---- ----------------- ---------------------- I I I L 1 _ LU =1 �a - - - LL, LU TT' f i liLf J '1.11 I I I I Ll.J_�J 1.1 I I I I LC l.li l J l l J ILAl..1ll1J I - - �: Page 55 [Type here] ELEVATIONS/CLUBHOUSE >�NEWER !.t'f J�.%•. l•A-fRIAL� IAIfTFAML bOORS MEN NORTH ELEVATION WEST ELEVATION SOUTH ELEVATION EAST ELEVATION ELEVATIONS/ 1 2-PLEX-SCHEME 01 —IR ..4U4lf IL —ELSIRRILS ROOFING i]�ITI V4'!1 DOVl5� MATERAL MATERIAL DOORS ao xari-S RU �� �� ■ 11 11 NORTH ELEVATION WEST£LEVATIO:N SOUTH ELEVATION EAST ELEVATION Page 56 [Type here] ELEVATIONS/ 12-PLEX-SCHEME 02 MINE k IIPPfR _ _ P0.N EL&'-B RLbRLVIG NLkTlIL M1IMfRIAL MALfRIA1 I:J[]R5 u uN„B; NORTH ELEVATION WEST ELEVATION SOUTH ELEVATION EAST ELEVATION ELEVATIONS/24-PLEX-SCHEME 03 mmllmm k� u„=ti 4m S NORTH ELEVATION WEST ELEVATION ■ SOUTH ELEVATION EAST ELEVATION Page 57 [Type here] ELEVATIONS/24-PLEX-SCHEME 04 MlTFAi1L __,...L .L III LpIGLI I.00­ .,...... no IN ■ it go IN IN NORTH ELEVATION WEST ELEVATION I;in ■ II ■ IN IN IN IN IN IN SOUTH ELEVATION EAST ELEVATION ELEVATIONS/30-PLEX-SCHEME 03 so. uari.5 uwee 9A.SENNEPox RWf15lAAILS n�.,eS @S FDONNG MfTRL WINI-SI NORTH ELEVATION SUIJi}i ELEVATION ■ I �� � IN IN IN IN IN IN IN ■ 11] IN ■ W EST ELEVATION - I i EAST ELEVATION Page 58 [Type here] ELEVATIONS/30-PLEX-SCHEME 04 1 1 IWP®1 9Jl5EMATEPIAI PAN=--"�::1: � '.cnr:wS n mS ROOFING METAL w �«'v NORTH ELEVATION SOUTH ELEVATION LIN ■ �� �� IN - ; WEST ELEVATION IN Ego I I - -- EAST ELEVATION Link to building floor plans and other drawings Page 59 [Type here] H. Off-street Pa r b/Exhibit 2 k /k \ ! ( ! 2, )-� ] « g : , § , 2, = e§ e!N ; - ! ® < � \ §n _ § /« ( )�! e � §k�§ �n ! / / \* �/�§§ (�§ )� \ § <• jo �/ m })� § §� �� \)k�� k !§ !e §! §�) @\ 2% ©LU \ W W 2; K § 40 %b« = I : � � EME&Fu -i . 7 A� U \ fi.| ;;h 9 � , � . 2 . . � ���� ... � 7 . � ❑ � ;��| lid 2 . « ' CC D � � 2 L- 7 R:ƒLA �� �/ z 3 Il .II ,II . i �¥ ----------� Page 6 [Type here] I. Conceptual Building Elevations for Townhomes _ l ■ Page 61 [Type here] J. Commercial Plaza Areas Blagden Commercial Plazas Overview The plazas and open spaces within the commercial portions of the development are envisioned as dynamic,community-centered areas that foster social interaction and enhance the urban experience.Designed as hubs of activity,these spaces are seamlessly integrated with the commercial environment to create vibrant areas where people naturally congregate,relax,and engage In a variety of experiences- Design Features Each plaza is anchored by landscape and functional elements that not only enhance the a esthetic appeal but a Ise co ntri bute to the fu nctiona I ity of t he s pace- Be nches an d pi c nic to b les provide ample seating for visitors.The main plaza features pergola along the pathway welcoming visitors to the space and providing coverage from the elements. The landscaping uses a combination cf plants,trees,and perennial flowers to create year-round visual interest,while shaded areas with mature trees provide relief from the sun during warmer months. - c i 1� ■ ■ r � ti � _ _ .. AIL ,. Integration with Commercial Areas The plazas are directly connected to the surrounding oommercial spaces,serving as natural extensions of the retail areas-Wide,accessible pathways lead directly from storefronts into the open spaces,encouraging foot traffic and making the plazas a central gathering point.The Page 62 [Type here] 6layden Commercial Plazas proximity cf these areas to the coffee shop and offices spares ensures a constant flow of people,fostering a lively atmosphere throughout the day. The open spaces are designed to be highly visible from key commercial entrances and pedestrian thoroughfares,inviting visitors to stop, linger,and explore.Clear sightlines from the main streets ensure that the plazas are easily identifiable as centers of activity,attracting both local residents and visitors_ s.. 44 �E 1, t { k W = t alb Activation and Usage These plazas are designed for everyday use, making them highly flexible and adaptable_ Comfortable seating areas,small grassy lawns,and shaded corners are also perfect for informal gatherings orquiet moments,offering balance between active and passive uses-The plazas' human-scale design encourages spontaneous interaction,with seating arranged in ways that promote conversation, peo p le-watch i n&or casual dining_ Page 63 [Type here] VIII. CITY/AGENCY COMMENTS & CONDITIONS The Commission recommended denial of this application to City Council due to the proposed density putting too much burden on current infrastructure and the site plan not supporting centrally located and integrated common open space within the multi-family portion of the development. Staff has left he following comments and conditions in the report for Council's consideration if they approve the proposed development Prior to the City Council hearing, Staff recommends the following revisions to the plans and/or updated information is submitted at least 15 days prior to the City Council hearing: • In the holding area south of W.Ramblin Dr.,the mid-box retail and office park should switch locations(see pgs. 5-6 for more information). This change was made. • Relocate the plaza area in the holding area on the south side of Ramblin further to the south to a more central location for accessibility of the users of the commercial/office park and better integration into the site(see pgs. 5-6 for more information). This change was made. • Submit details for the plazas/open space areas in the commercial portions of the development that demonstrate they'll be integrated centers of activity and activated with permanent design elements and amenities in accord with the Mixed-Use guidelines in the Comprehensive Plan(see pg. 7 for more information). This change was made (see exhibit in Section VII.J). • Relocate the common areas in the multi-family portion of the development where the dog park, clubhouse, swimming pool&tot lot are located from along the collector street to a more central location within the development(see pgs. 7& 17 for more information). The Applicant would like to keep the originally proposed locations for the amenities as they feel the location is appropriate. • Submit revised legal descriptions and exhibit maps for the proposed L-O and C-G zoned areas south of Ramblin in the holding area(see pg. 11 for more information). These items will be submitted prior to approval of the Findings if Council approves Staffs recommended changes. • Revise the preliminary plat phasing plan to reflect Phases 2 and 3 being swapped. The Applicant revised the phasing plan to reflect Phases I and 2 of the multi family development being swapped—the phasing plan was not revised as requested to reflect Phase 3 (the commercial portion) as Phase 2 so that some commercial services would be available for the residents in Phase 1 while the next phase is being constructed. • Relocate the emergency access via W. Chinden Blvd./SH 2O-26 to the west boundary of the site(see pgs. 12-13 for more information). Annexation & Zoning 1 A Developraen4 Agfeeraen4(DA) is r-eqttired as a provision of armexatien of this property. Prior-to approval of the afmexation f a PA shall be entered iffte be�ween the City of Meridian, shall, the Ctiffently, a fee of$303.00 shall be paid by the Appheant to the Plaming Division prior to eornmefieeraefA of the PA. The PA shall be signed by the property owner and r-etumed to the Planning Division within si�E(6)months of the City Cotineil approval of the afme*ation Findings. The DA M mini , m4e the following provisions IF City Getineil detefmi armexation is in the Lent i,ft nrnnt f the!'uy. plan,a. Future develepraef4 of this site shall be generally eensistentwith the-preliminary pW,phasing site plan, !a-adseape plan, eeaeeptua4 development plan and eeffeept"building elevations and renderings ineltided in Seetion Vil and the previsions eepAained herein, Page 64 [Type here] site,b. Ftitufe developmefA shall demonstr-me general eefisisteney w44 the Medium Density Residential and Mixed Use gttidelines and speeifiea4ly the N4i*ed Use Regional gtlidelines in the Gempfehensive Plan.1�4-iixeedd lulssee Areas shetild be eentefed ar-eund spaees that are well de4g*ed pei:Fnanent design elements a-ad amenities that fester-a wide vafiety E)f if4er-ests fa-aging leisiffe to play. These areas shall be thetightfully integfa4ed into the develepment a-ad fth-the > shall d. A 10 feet wide detaehed sidewalklmulti use patl+way shall be provided within the r-eqitir-ed street ., e. A 25 feet wide btt�r-to adjoining r-esiden4ial tises shall be pfevided in the eemmefeial UPC i i time,f-. The density of the single family r-esidepAial area depieted en the eeneeptual developmentf4an fer-the helding afea in Seetien VILD shall develop with a gfess density between 3 a-ad 9 units/aer-e eonsistefA with the Medium Density Residefftial Fu�ur-e Land Use Map designmion i g. The r-estatifant(i.e. eeff-ee shop)with a drive thfough shall r-e 1 of a eenditional ttse pefmit in aeeef:d with the standar-ds listed in UPC 1-1- 4 -3 1-1- —Drive through Establishmen Ramblin Dr. is e*ended to the west to N. Rustie Oak Dr. At th4 the befm,wall, !a-ndseapifig a*d pathway shall be extended aer-ess this area. Pefmafien4 dir-eet aeeess via W. Heeded with the xte pion q A.,n,l 1;,,. t the w st t A stie Oak with the 1'19hase ' that area.- j ., a*amendment Plan a-ad Unified Development Code, Preliminary Plat a. A er-ess aeeess/ingfess egress easement shall be granted to the ottt par-eel (Par-eel 7 Tilm13-A Page 65 [Type here] b. Ineltide a detail(i.e. ef:oss seetion) for-the alley that demonstr-ates eomplianee with the standafds listed in 7 mG 11 6C- d. Gr-aphieally depiet a 14 fee!wide p4lie pedestfia-a easemefft for-the ffffilti use pathway alefig N. town homes Bleek 3 as set oFth i 7zrr vvPC 11 LA 314. 3. The landseape pla-a stibinit4ed with the final plat shall ineltide the felk)Wi Blaek GM). if the tinimpr-eved fight of way(ROW) is 10' or-gfea4ef ffefn the edge ef pa-veffieff to edge of sidewalk OF ffopeFt-y line, depiet 4ndseaping(i.e. !a-,%%of otheF vegetative b. 1-neltide a detail,lefess seetion of the befm and wall within the stfeet buffer-along Al. Chin Blvd. thM demenstr-a4es eemplia-mee with the noise aba4efnent standards in UDG 11 39 Q)L. haelude the elevatieft of the eef4eFlifie of Al. Chifideft Blvd. in Fela4ion to the top of the wall an the methed of vafieAien in the wall(i.e. eeler-md/ef te*tufe er-staggered every 300'). Bfeaks i the bem/wall 0 of allowed. listed in rmr�> >-3B-rzCL. the sta-adafds tested in T�r-3B 005. e. Depiet a miniffmm 5 foot wide set-baek f6r-dFainage from the alley that pfavides aeeess t teomes in Bloek 3 as set fE)i4h in UPC 14 2W f-. 1-neltide a detail fef the afea where the emefgeney aeeess dfiv sed that shows he g. Depiet the edge of pavement en the pla-m. if the tmimpfeved stfeet right ef way along WL. Chinden Blvd./SI4 20 26 is 10 feet OF gFeateF fFE)m the edge ofpa-vefnen�to edge of sidewalk 0 ffoputy line, depiet a 10 feet wide eempaeted sliouldeF meeting the eefistFuetion sta-adaMs-af eoveF ifl aeeE)F with mvPC4 3B-7G. >lcaeFak, SlOtighs OF eafials, eFE)SSiflg this site shall be piped OF E)thef:wise EagifieeF signatwe. 6. Comply with the subdivisieft design a-ad iMPFE)vemefi4 standaMs listed ifl UPC 11 6G 3�. Page 66 [Type here] Lot 10, Bleek 1 with the final pla4 for-that poi4ion of the development fef addr- -R,4he private streets sha4l eemply with the standards listed in UDC 11 3F-4-. 9. A 14 foot wide publie pedestr4an easement is f:equir-ed for-the ffmiti use pathway along N. Blaek Cat Rd. and W. Chifideft Blvd.,IS14 20 26 if loeated outside the adjaeefit read right of way; the easeme shall be stibmitted with the final plat appliemien fef the phase in w-hieh it's leeated(see Park's Dept. 9. Approval of a pr-elimifiar-y plat shall beeeme fmil a-ad void if the applieafft fails to obtain the-ei4y engineer's signatefe on the final plat within two (2)yeafs ef the appfeval of the pr-elimiaafy p Upon wfitten r-e"est and filing by the applieapA prior-to the tefmination of the period,the difeete may au4hoi-7ize a single ex4ension of tifne to obtain the eity engineer's signatwe on the final plat fie by the City Cotmeil may be gfanted.With all ex4ensions,the difeeter-or-City Geuneil may pfevisiefis of this title. o !I. Complia-nee wit4i t4ie speeifie use standafds listed in UPC 11 4 3 27 for-Multi family Developments is fequifed. 12. The site plan sha4l be revised as follows- ZVV-CT II'2Vr ZPGLI[er-i12the developmefA in aeeor-d with VDT T -Z e. Depiet minimidm 7 feet wide sidewa4ks where pafking spaees abtA sidewalks a-ad w-heel steps afen) ) overhang beyond the designated pafk-ifig stall dimension ift aeeor-d with UPC 11 3 C SB ( length ef par-king spaees may be deefeased by 2 feet if 7 foot wide sidewalks are provided).- b. Depiet!a-ndseapiag along all pathways per-the standards listed in UDC 11 3B 12G. responsibilities for-the managemef4 of the developmefft, ineluding,bu4 not limited to, t. stieh shall be stibinit4ed to the Planning Division prior-to issumee of the first Get4ifiea4e e Oeeupa-ney within the developmen4. 15. NI-ttitifamily develepments with units dia4 tak -eiffed eonffneo eeffidor-s shall install and Page 67 [Type here] 17. In phased developmen4s, eommeft open spaee shall be provided ift eaeh phase of the development eefisistent with the r-e"if:emeffts for-the size and fitimber-of dwelling tmits pef:UPC 11 4 3 27C.7. The Appliecmt shall demofistr-a4e eemplianee with this standar-d with the Get4ifieate of Zopi*g Complia-nee applieation fef the first phase of the multi family development G. COUP`qPy D£*£loPmENT S£Riz4c£o( ) T COMMUNITY LAITY P1 A ATATING A ssoc-i A:F;oN of C/1TTTiT[ EsT-M A io ;a—n.v_, —A,r,kith,, � n.v_, —A,r,,,.;a;,,, � 354468.v ab;a—n.v_, —A,r,,,.;a;,,, � Page 68 [Type here] 44e ink,m ridi.nei acc^r^rc.v bid--n IX. FINDINGS A. Annexation and/or Rezone(UDC 11-511-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the Applicant's proposed map amendment to the R-8, R-1 S, R-40 and C-G zoning districts for the development of multi family apartments, townhome dwellings, retail, restaurant office and single-family dwellings provides a mix of uses as desired; however, the site layout is not consistent with the Comprehensive Plan as noted in Section IV. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed map amendment complies with the purpose statement of the residential districts in that it will contribute to the range of housing opportunities in this area consistent with the Comprehensive Plan; however, the City Council also finds the proposed density will put too much burden on the current infrastructure at this time. 3. The map amendment shall not be materially detrimental to the public health,safety, and welfare; The City Council finds the proposed map amendment will be detrimental to the public health due to the future residents of the multi family development being located directly adjacent to Chinden Blvd. a state highway; and will be detrimental to the public safety and welfare due to the anticipated burden on current infrastructure, specifically the added traffic impacts from the proposed development on Black Cat Rd. where road improvements are not scheduled until 2036-2040, and the Black Cat Rd./McMillan Rd. intersection, which aren't planned until 2028. 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 City services are available to be provided to this development. Comments were received from WASD on this application that are included above in Section VIILL. 5. The annexation(as applicable)is in the best interest of city. The City Council finds the proposed annexation is not in the best interest of the city at this time due to the proposed density and development putting too much burden on current infrastructure and the proposed site plan not supporting centrally located integrated common open space within the multi- family portion of the development in accord with CPTED standards. B. Conditional Use Permit(UDC 11-513-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: Page 69 [Type here] 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The City Council finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the R-40 zoning district(see Analysis, Section V for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The City Council finds the proposed multi family development and density is consistent with the future land use map designation of MU-R in the Comprehensive Plan and is allowed as a conditional use in UDC Table 11-2A-2 in the R-40 zoning district; however,finds the proposed density will put too much burden on current infrastructure at this time until improvements are made to Black Cat Rd. to accommodate the additional traffic generated from this development. 3. That the design,construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The City Council finds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other uses planned for and existing in this area and with the intended character of the area and that such uses should not adversely change the character of the area. The City Council also finds the proposed development will adversely impact traffic and public safety in this area without improvements to Black Cat Rd., which aren't planned until 2036-2040, and the Black Cat/McMillan Rd. intersection, which aren't planned until 2028. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The City Council finds the proposed use will adversely affect other properties in the area due to increased traffic and congestion. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal,water,and sewer. The City Councilfinds that essential public services are available to this property but that area roads cannot safely accommodate additional traffic generated from this development until improvements are made in the future. The elementary school serving this development would be over capacity. C. Preliminary Plat(UDC 11-6B-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision-making body shall make the following findings: (Ord. 05-1170,8-30-2005,eff.9-15-2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372,7-8-2008, eff.7-8-2008) The City Council finds the proposed plat is generally in conformance with the UDC but is not in conformance with the Comprehensive Plan in regard to the site layout as discussed in Section IV. Page 70 [Type here] 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds public services can be made available to the subject property and are 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 the proposed plat is in conformance with scheduled public improvements in accord with the City's Capital Improvement Program (CIP); however, Black Cat Rd., which provided access for the site isn't scheduled in the CIP to be widened from 2-lanes to 5-lanes from Chinden to McMillan until between 2036 and 2040 and the roundabout at the Black Cat/McMillan intersection isn't scheduled until 2028. 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 may be detrimental to the public health due to the future residents of the multi family development being located directly adjacent to Chinden Blvd,. a state highway, rather than adjacent to a local or collector street as desired in the Comprehensive Plan; and may be detrimental to the public safety and welfare due to the anticipated burden on current infrastructure, specifically the added traffic impacts from the proposed development on Black Cat Rd. where road improvements are not scheduled until between 2036 and 2040 and the roundabout at the Black Cat/McMillan Rd. intersection, which isn't scheduled until 2028. 6. The development preserves significant natural,scenic or historic features.(Ord. 05-1170,8-30- 2005,eff. 9-15-2005) The City Council is unaware of any significant natural, scenic or historic features that need to be preserved with this development. Page 71