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HomeMy WebLinkAbout2024-11-21 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, November 21, 2024 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Brian Garrett Commissioner Andrew Seal Commissioner Patrick Grace Chairperson Maria Lorcher Commissioner Sam Rust ABSENT Commissioner Matthew Sandoval Commissioner Jared Smith ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion approve made by Commissioner Seal, Seconded by Commissioner Rust. Voting Yea: Commissioner Garrett, Commissioner Seal, Commissioner Grace, Chairperson Lorcher, Commissioner Rust 1. Approve Minutes of the November 7, 2024 Planning and Zoning Commission Meeting 2. Findings of Fact, Conclusions of Law for Tone Fitness Studio, by Taylor Clausen, located at 3064 Milano Dr. 3. Findings of Fact, Conclusions of Law for Pine 43 West, by CSHQA, located at SW Corner of N. Webb Ave. and E. Fairview Ave. ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 4. Public Hearing continued from November 7, 2024 for Summerlin West (H-2024- 0023) by Laren Bailey, Conger Group, located on the east side of S. Locust Grove Road, between E. Lake Hazel and E. Columbia Roads in the SW 1/4 of Section 5, Township 2N, Range 1E Recommend Approval to City Council Application Materials: https://bit.ly/H-2024-0023 A. Request: Annexation of 63.965 acres of land From the RUT zone in Ada County to the R-8 (medium density), 17.27 acres and R-15 (medium high- density) 46.69 acres. B. Request: Preliminary Plat consisting of 339 building lots and 28 common lots on 63.17 acres of land zoned R-8 and R-15 zoning districts. Motion to recommend approval made by Commissioner Grace, Seconded by Commissioner Garrett. Voting Yea: Commissioner Garrett, Commissioner Grace, Commissioner Rust Voting Nay: Commissioner Seal Voting Abstaining: Chairperson Lorcher 5. Public Hearing for WaFed at Ten Mile (H-2024-0051) by Joy Patrick, Located at 688 N. Cliff Creek Ln. Approved Application Materials: https://bit.ly/H-2024-0051 A. Request: Conditional Use Permit for a 2,435 Sq. Ft. drive-through establishment within 300 feet of a residential use. The site consists of 0.77 acres of land and is the C-C zoning district. DEPARTMENT REPORTS 6. Initial Point Gallery Presentation ADJOURNMENT 7:53 PM --------------------------------------------------------------------------------------------------------------------- To view upcoming Public Hearing Notices, visit https://apps.meridiancity.org/phnotices --------------------------------------------------------------------------------------------------------------------- w IDLAN�- I H Kuna School District Presentation Kuna School JensenJason Reddy & Principal Tim Assistant Superintendent CitiesDevelopers and Partnerships with Nov. 21st 2024 Future Ready District 67Zoning Ordinance -- Background Work with others to change laws, codes ● Support developments that partner with the district ● $3,279 per house or equivalent donation○ Ask developers to voluntarily pay a mitigation contribution ● Share impact of developments on school capacity with decision makers ● School District and its taxpayers. Key components of this plan: to mitigate the financial impact of development on the Kuna planimplement a the Kuna Board of Trustees unanimously directed the district to In July 2022,needs of our students and taxpayers.As part of our Strategic Plan: Strong Relationships Pillar we advocate for the Addressing Concerns and Clarifying Intentions Mitigation vs. Impact Fees● Are we able to serve the students in a new development, or not?● Open Enrollment● Pay to play model● Capacity vs. our numbers.attempt to inflate There is no Enrollment E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the November 7, 2024 Planning and Zoning Commission Meeting 3 Meridian Planning&Zoning Commission November 7,2024 Page 55 of 55 Seal: Madam Chair -- Lorcher: A second? Do I have a second? Seal: I move -- I move we adjourn. Lorcher: Oh. Okay. There it is. I'm already ahead of myself. It's been moved and seconded to adjourn. All those in favor say aye. Any opposed? Thank you very much. MOTION CARRIED: FIVE AYES. TWO ABSENT. MEETING ADJOURNED AT 9:09 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS. ) APPROVED MARIA LORCHER - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK F58] E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Tone Fitness Studio, by Taylor Clausen, located at 3064 Milano Dr. F59 CITY OF MERIDIAN V IDIAN;--- FINDINGS OF FACT, CONCLUSIONS OF LAW AND ! DAHO DECISION& ORDER In the Matter of the Request for a Conditional Use Permit for Tone Fitness Studio,Located at 3064 W. Milano Drive in the L-O Zoning District,by Taylor Clausen. Case No(s).H-2024-0050 For the Planning& Zoning Commission Hearing Date of: November 7t",2024(Findings on November 21st,2024) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of November 7"',2024, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of November 7',2024, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of November 7', 2024, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of November 2151, 2024, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 1 I Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I I-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-00501 Page 1 F60 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of November 7t",2024, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning &Zoning Commission's authority as provided in Meridian City Code § 1I- 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 a Conditional Use Permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of November 7',2024, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-617.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as determined and approved by the Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-6521(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(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 November 7', 2024. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-00501 Page 2 F61 By action of the Planning&Zoning Commission at its regular meeting held on the day of 92024. COMMISSIONER MARIA LORCHER, CHAIRMAN VOTED COMMISSIONER JARED SMITH,VICE CHAIRMAN VOTED COMMISSIONER BRIAN GARRETT VOTED COMMISSIONER ANDREW SEAL VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MATTHEW SANDOVAL VOTED COMMISSIONER SAM RUST VOTED Maria Lorcher, Chairman Attest: Chris Johnson, City Clerk Copy served upon the Applicant, the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-00501 Page 3 F62 Exhibit A COMMUNITY DEVELOPMENT C��fEPIDIAN;,�-,-` DEPARTMENT REPORT I D A H O HEARING 11/7/2024 Legend - w: DATE: Project Location e TO: Planning&Zoning Commission Area of Impact i= City Limits ti FROM: Nick Napoli,Associate Planner O Analysis _E Y 208-884-5533 nnapoli@meridiancity.org ILL APPLICANT: Taylor Clausen -- SUBJECT: H-2024-0050 Tone Fitness Studio LOCATION: Located at 3064 W. Milano Drive in the a T^ SW 1/4 of Section 26, TAN.,R.IW. � r-���►` - PROJECT OVERVIEW Summary Conditional Use Permit request to operate an indoor recreation facility(Indoor Gym)in a suite from an existing 3,887 square foot multi-tenant building on 0.648 acre of land in the L-O zoning district. Recommendation Staff. Approval with conditions. Decision Commission: Approved CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0050] Page 4 F63 COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Arts,Entertainment or Recreation Facility,Indoors. - Existing Zoning L-O(Limited Office) Proposed Zoning L-O(Limited Office) Adopted FLUM Designation Office Proposed FLUM Designation Office Table 2: Process Facts Description Details Preapplication Meeting date 7/30/2024 Neighborhood Meeting 8/28/2024 Site posting date 10/28/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District Comments Received Yes Commission Action Required No Access W.Milano Drive ITD Comments Received No Meridian Public Works Wastewater Distance to Mainline Available at site Impacts or Concerns No Meridian Public Works Water Distance to Mainline Available at site Impacts or Concerns No _ Note: See section 0. CITY/AGENCY COMMENTS& CONDITIONS for comments received or see public record: (httgs://weblink.meridiancity.org/WebLink/Browse.aspx?id=365722&dbid=0&Mpo=Meridian City) CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0050] Page 5 F64 STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) General Overview This property is designated Office on the Future Land Use Map(FLUM). The subject site is among several office-zoned properties in the immediate area. The proposed use of an indoor recreation facility does not directly align with the desired uses within the Office designation but can be allowed through a conditional use permit. In conjunction with the surrounding offices,this use can provide additional neighborhood services. An indoor recreation facility is a conditional use in the L-O zoning. The proposed indoor recreation facility is required to comply with UDC 11-4-3-2. Table 4: Pro*ect Overview Description Details History AZ-03-005 (Annexation), RZ-05-006(Rezone), DA Inst#103097612, FP-05- 046, MI-08-006 (DA Mod#109061606)and A-2023-0165 (CZC and DES) Acreage 0.648 History The property was annexed and zoned in 2003 to the R-8 zoning district. In 2005, a rezone application was approved to change the zoning to the current L-O zoning district. Consistent with this rezone, a final plat was approved for six(6)office lots as part of Verona Subdivision No. 3. The DA from 2008 is the relevant agreement for this site but did not have a concept plan for these lots. In lieu of a concept plan,the DA references specific limitations to the allowed commercial area and included a provision that a minimum of three(3) office buildings in this office development. This provision has been satisfied with the existing development of three(3)office buildings. In addition, specific elevations were included as part of the DA that the current proposal generally complies with. Staff notes, despite no Development Agreement Modification being required,the DA allows the subject property to develop with all permitted and conditional uses in the L-O district. Site Development and Use Analysis Proposed Use Analysis (UDC 11-2): The proposed use of an indoor recreation facility(indoor gym)is a conditional use in the L-O zoning. The L-O zoning and FLUM designation is meant to provide opportunities for low- impact business areas which typically includes professional offices,research and development, etc. This use adheres to Policy 3.07.02B,which promotes locating smaller scale,neighborhood serving commercial and offices in close proximity to residential for convenient access. While an indoor recreation facility can create a large impact on the area, this indoor recreation facility is more specialized allowing for only 12 clients at any one time. Additionally,there will be no outside activity. The proposed indoor recreation facility provides a unique neighbor serving use that can be an essential use for residents in the area. Dimensional Standards (UDC 11-2): The proposal meets the dimensional standards for setbacks, landscape buffers,parking requirements, landscape requirements and maximum building height. Business hours of operation within the L-O District shall be limited from 6:00 a.m. to 10:00 p.m. The applicant is proposing to operate the business within the following hours: 6:30 am — 7:30 pm. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0050] Page 6 F65 Specific Use Standards (UDC 11-4-3): A.General standards. LAll outdoor recreation areas and structures that are not fully enclosed shall maintain a minimum setback of one hundred(100)feet from any abutting residential districts. The playing areas of golf courses, including golf tees,fairways, and greens, are an exception to this standard. No outdoor recreation areas are proposed; all activities will take place within the building. 2.No outdoor event or activity center shall be located within fifty(50)feet of any property line and shall operate only between the hours of 6:00 a.m. and 11:00 p.m. No outdoor events or activities are proposed. 3.Accessory uses including, but not limited to, retail, equipment rental, restaurant and drinking establishments, may be allowed if designed to serve patrons of the use only. Noted. 4.Outdoor speaker systems shall comply with section 11-3A-13, "outdoor speaker systems", of this title. No outdoor speakers are proposed. B.Additional standards for swimming pools. Any outdoor swimming pool shall be completely enclosed within a six-foot nonscalable fence that meets the requirements of the building code in accord with title 10, chapter 1, of this Code. Not applicable. C.Additional standards for outdoor stage or musical venue. Any use with a capacity of one hundred(100)seats or more or within one thousand(1,000)feet of a residence or a residential district shall be subject to approval of a conditional use permit. No outdoor stage or musical venue is proposed. DJOutdoor lighting.] Outdoor lighting, including lighted fields, designed for the site shall comply with Section 11-3A-11, "outdoor lighting,"of this title. These standards may be modified through the approval of a conditional use permit. Noted. Design Standards Analysis Landscaping (UDC 11-3B): Landscape buffers along streets This property does not have street frontage that would require a landscape buffer. The site has already been approved under permit A-2023-0165 and no additional improvements will be required. Parking lot landscaping The site has already been approved under permit A-2023-0165 and no additional improvements will be required. Landscape buffers to adjoining uses The site has already been approved under permit A-2023-0165 and no additional improvements will be required. Tree preservation The site has already been approved under permit A-2023-0165 and no additional improvements will be required. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0050] Page 7 F66 Storm integration The site has already been approved under permit A-2023-0165 and no additional improvements will be required. Parking (UDC 11-3C): Nonresidential parking analysis A minimum of one(1) off-street parking space is required per 500 square feet(s.f.)of gross floor area. Based on the 3,887-square-foot multi-tenant buildings,a minimum of 8 parking spaces are required.A total of 31 parking spaces are proposed, exceeding UDC standards. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. Bicycle parking is depicted on the plans submitted with this application that meet the requirements. Building Elevations (Comp Plan,Architectural Standards Manual): The subject building has already been approved under permit A-2023-0165 meeting the standards of the architectural standards manual. Fencing (UDC 11-3A-6, 11-3A-7): No fencing is proposed with this application. However,there is a 6-foot closed vision fence on the north boundary separating the commercial from the neighboring residential. Transportation Analysis Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Access to the site was approved off of W. Milano Dr, a Collector Street via a private drive aisle shared by the commercial pad sites in Verona Subdivision No. 3. Cross access agreements are in place with the building to the west, south, and east. Sidewalks (UDC 11-3A-17): Due to previous development providing a lack of connection points to this site(internal),no pedestrian access is provided off of Milano. However,with the approval of this site,the applicant provided a stub to the property to the east which may grant the pedestrian connection required. Services Analysis Pressurized Irrigation(UDC 11-3A-I S): Underground pressurized irrigation water is required to be provided as set forth in UDC 11- 3A-15. Storm Drainage (UDC 11-3A-18): Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Utilities (Comp Plan, UDC 11-3A-21): Both the Plan and the UDC establish policy and regulations for extending and connecting to City utilities. Goal 3.03.03G of the Plan mandates urban infrastructure be provided for all new developments,including curb and gutter, sidewalks,water and sewer utilities. All utilities for the proposed development are required to be installed in accord with the standards listed in UDC 11-3A-21. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-00501 Page 8 F67 CITY/AGENCY COMMENTS & CONDITIONS Meridian Planning Division 1. Future development of this site shall comply with the previous conditions of approval and terms of the existing Development Agreement and the conditions contained herein[AZ-03- 005,DA#103097612;RZ-05-006; FP-05-046;MI-08-006, DA Inst. # 109061606; H-2021- 00801;A-2023-0165. 2. The proposed project shall comply with the standards listed in UDC 11-4-3-2 for Art, Entertainment, or Indoor Recreation Facility. 3. The hours of operations shall be limited to 6:00 a.m.to 10:00 p.m.per UDC 11-213-313. 4. Protect the existing landscaping on the site during construction,per UDC 11-3B-10. 5. The conditional use permit is valid for a maximum period of two (2) years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-513-6 A time extension may be requested as set forth in UDC 11-513-6F. 6. The applicant shall not be required to submit a Certificate of Zoning Compliance application to commence the proposed use on this site. Planning staff will review and approve the commencement of the use through the Tenant Improvement and/or Certificate of Occupancy submitted to the Community Development Department. All interior modifications(tenant improvements)associated with the use must receive all required permits and inspections from the Building Division of the Community Development Department prior to operation of the indoor recreation facility. FINDINGS Conditional Use(UDC 11-513-6E) The commission shall base its determination on the conditional use permit request upon the following: 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 site meets all the dimensional and development regulations of the L-O zoning district for the proposed use. Therefore, the commission finds the site is large enough to accommodate the proposed use. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. The commission finds the proposed use will be harmonious with the Comprehensive Plan in that it will provide an indoor recreation use which is not the direct vision for the L-O zoning but is allowed through a CUP. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0050] ■ Page 9 That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The commission finds the design, construction, operation and maintenance of the proposed use with the conditions imposed, should be compatible with other uses in the general vicinity but may moderately change the character of the area due to the limited L-O zoning within the City. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures,refuse disposal,water, and sewer. The commission finds the proposed use will be served by essential public facilities and services as required. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The commission finds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. The commission finds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. The commission finds the proposed use will not result in the destruction, loss or damage of any such features. Additional findings for the alteration or extension of a nonconforming use: Not applicable. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, Not applicable. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. Not applicable. ACTION A. Staff: Staff recommends approval of the proposed Conditional Use Permit per the provisions included in Section IV in accord with the Findings in Section V. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-00501 Page10 F69 Commission: B. The Meridian Planning&Zoning Commission heard this item on November 7',,2024.At the public hearing.the Commission moved to approve the subject conditional use permit request. 1. Summary of the Commission public hearing: a. In favor: Taylor Clausen and Greg Holtz b. In oposition:None p c. Commenting:None d. Written testimony:None e. Staff presenting application:Nick Napoli f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by Commission: a. None 4. Commission change(s)to Staff recommendation: a. None CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-00501 Page I I F70 EXHIBITS Project Area Maps (link to Project Overview) Aerial Legend Project Location -- +ter ,..Area of Impact OAnalysis °SA a: Ey i A� -'P h - 1 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). 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A ;� � ile ° FaRm. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0050] Page 14 F73 Service Accessibility Report Overall Scare; 31 39th Percentile Description Location In City Limits GREEN Extension Sewer Trunkshed mains < 500 ft.from parcel GREEN Floodplain Either not within the 100 yrfloodplain or > 2 acres GREEN Emergency Services Fire Response time 5-9 min. YELLOW Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Not within 1/4 of current or future transit route RED Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing (# of lanes) School Walking Proximity From 1/2 to 1 mile walking YELLOW Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing ar future) Either a Regional Park within 1 mile OR a Community ParkWalkability Parkwithin 1/2 mile OR Neighborhood Parkwithin GREEN 1/4 mile walking CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0050] Page 15 74 Site Plan (date: 12/20/2023) _ 3iChrysaiis BUILDING - - i� .,- .................. t C . L----------- ---------- J qo E� r �E � i.. NOiA PART G k AV.00 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0050] Page 16 F75 Landscape Plan(date: 12/20/2023) p -2%rsrs =. 44— fW4 SIn w f?�u's�r'LLam�.U. �ar� = •�s�sy�v=�._ rem "Aa 1� 2:. 3 - Ian ® �eW "1't,.�'."ter.«..""d«�•'.Cl�"LK.•a"�' .C v�4��C7L. u.o CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0050] Page 17 F76 Building Elevations(date: 10/26/2023) V a - ..,,m.® � 1 ,7- =7 7. lu i !R L L I� - �� 1 16 r f k m L L !"i:cd7`�1J Lf CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [H-2024-0050] Page 18 F77 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Pine 43 West, by CSHQA, located at SW Corner of N. Webb Ave. and E. Fairview Ave. F78 CITY OF MERIDIAN V IDIAN;_-- FINDINGS OF FACT, CONCLUSIONS OF LAW AND ! DAHO DECISION& ORDER In the Matter of the Request for Conditional Use Permit for a Drive-through Establishment within 300-feet of Existing Residential Uses and a Residential Zoning District for Pine 43 West,Located at the Southwest Corner of N.Webb Ave. and E. Fairview Ave.in the C-G Zoning District,by CSHQA. Case No(s).H-2024-0038 For the Planning& Zoning Commission Hearing Date of. October 17 and November 7, 2024 (Findings on November 21,2024) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of November 7, 2024, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of November 7, 2024, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of November 7, 2024, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of November 7, 2024,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I I-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2024-0038 Page 1 79 upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of November 7,2024,incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning &Zoning Commission's authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of November 7, 2024, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-6F.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as determined and approved by the Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-652 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. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2024-0038 Page 2 80 G. Attached: Staff Report for the hearing date of November 7,2024 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2024-0038 Page 3 81 By action of the Planning&Zoning Commission at its regular meeting held on the day of 92024. COMMISSIONER MARIA LORCHER, CHAIRMAN VOTED COMMISSIONER JARED SMITH,VICE CHAIRMAN VOTED COMMISSIONER BRIAN GARRETT VOTED COMMISSIONER ANDREW SEAL VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MATTHEW SANDOVAL VOTED COMMISSIONER SAM RUST VOTED Maria Lorcher, Chairman Attest: Chris Johnson, City Clerk Copy served upon the Applicant, the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2024-0038 Page 4 82 EXHIBIT A STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT D A H O HEARING November 7,2024 DATE: ?Continued from: October 17, 2024 TO: Planning&Zoning Commission z IM FROM: Sonya Allen,Associate Planner 208-884-5533 SUBJECT: Pine 43 West—CUP H-2024-0038 LOCATION: Southwest corner of N.Webb Ave. and E.Fairview Ave., in the NW 1/4 of '- FR[EM'L4' 10 Section 8, T.3N.,R.IE. (Parcel _ } #R7104250581 ) I� � m�o F�ES�OENTIPl I. PROJECT DESCRIPTION Conditional use permit(CUP) for a drive-through establishment in a C-G zoning district within 300-feet of existing residential uses and a residential zoning district. IL SUMMARY OF REPORT A. Project Summary Description Details Acreage 2.18-acres Future Land Use Designation Mixed Use—Community(MU-C) Existing Land Use Vacant/undeveloped Proposed Land Use(s) Drive-through establishment Current Zoning C-G(General Retail&Service Commercial) Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date;#of 5/8/2024 attendees: History(previous approvals) H-2017-0058(Pine 43 DA 1nst.#2018-000751);A-2018-0054(PBA ROS #11291) B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) No Page 1 83 Description Details • Requires ACHD Commission No Action(yes/no) Traffic Impact Study(yes/no) No Access(Arterial/Collectors/State One(1)access driveway is proposed via N.Webb Way,a collector street, Hwy/Local)(Existing and at the east boundary of the site.The exit driveway for the drive-through is Proposed) on E.Wilson St.,a collector street,at the south boundary of the site. III. APPLICANT INFORMATION A. Applicant: Mandie Brozo, CSHQA—200 Broad Street,Boise,ID 83702 B. Owner: DRB Investments,LLC— 1157 N. Summerbrook Ave., Ste. 100, Meridian, ID 83642 C. Agent/Representative: Same as Applicant IV. NOTICING Planning& Zoning Posting Date Newspaper Notification 10/1/2024 Radius notification mailed to properties within 500 feet 9/26/2024 Public hearing notice sign posted 10/25/2024 on site Nextdoor posting 9/24/2024 V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITEORGICOMPPLAN): Land Use: This property is designated Mixed Use Community(MU-C) on the Future Land Use Map (FLUM). The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses,including residential, and to avoid mainly single-use and strip commercial-type buildings. Non-residential buildings in these areas tend to be larger than Mixed Use Neighborhood(MU-N) areas,but not as large as in Mixed Use Regional(MU-R)areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to,but also walk or bike to(up to three or four miles). Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted in Figure 3E. The subject property is located at the corner of E. Fairview Ave., an arterial street, and N. Webb Way, a collector street, adjacent to other commercial and residential properties. In conjunction with the residential townhomes directly to the west and across the collector street to the south, multi family apartments to the southeast, adjacent commercial uses to the north and east that Page 2 0 include restaurants, indoor recreation,personal services and retail stores, the proposed use contributes to the mix of uses desired in the MU-C designation and is consistent with the Comprehensive Plan. COMPREHENSIVE PLAN POLICIES(https://www.meridiancity.or /comp-plan): 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): • "Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets."(2.01.04B) Parking lot landscaping and landscaping along streets is depicted on the proposed plans in accord with the standards listed in UDC 11-3B-8C. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City."(3.01.01F) City water and sewer service stubs have been provided to this site with the development of the subdivision. • "Plan for a variety of commercial and retail opportunities within the Area of City Impact."(3.05.01 J) The proposed drive-through restaurant will contribute to the variety of commercial uses and restaurant options within this Area of the City. • "Require pedestrian circulation plans to ensure safety and convenient access across large commercial and mixed-use developments."(3.07.02A). Sidewalks are depicted on the site plan along adjacent public streets with a pedestrian walkway from the perimeter sidewalk to the main building entrance.Additionally, there is an existing 10- foot-wide multi-use pathway along the east side off. Webb Ave., which provides pedestrian connectivity to the north and south for interconnectivity between uses. • "Minimize noise, lighting,and odor disturbances from commercial developments to residential dwellings by enforcing city code."(5.01.01F) Operation of the proposed use should comply with City ordinances pertaining to noise, lighting, and odor disturbances. VI. STAFF ANALYSIS A. CONDITIONAL USE PERMIT(CUP) A CUP is requested for a drive-through establishment within 300-feet of existing residences to the west, south,and southeast,and residential zoning district to the south(i.e. R-15) and southeast(i.e. R-40),as required by UDC 11-4-3-11A. The drive-through is for a restaurant which will be located in the western-most tenant space of a new 10,1 00-square foot multi-tenant building on the southern portion of the site.No specific tenant has been identified at this time;however,it's anticipated that the drive-through will only provide pick-up service for pre-ordered items—no queueing is anticipated while products are being prepared. Note:A property boundary adjustment was previously approved that created the configuration of this property(i.e. ROS#11291—Parcel 1), which is a legal parcel for development purposes. Therefore, this property isn't required to be included in a subdivision unless the developer wishes to divide the property in the future. Specific Use Standards(UDC 11-4-3): The proposed use is subject to the following standards: (Staffs analysis/comments in italic text) Page 3 0 Drive-Through Establishment: The proposed drive-through establishment is subject to the specific use standards listed in UDC 11-4-3-11,Drive-Through Establishment.All establishments providing drive-through service are required to identify the stacking lane,menu,and speaker location(if applicable), and window location on the site plan. The site plan is also required to demonstrate safe pedestrian and vehicular access and circulation on the site and between adjacent properties. At a minimum,the plan is required to demonstrate compliance with the following standards: The site plan identifies the stacking lane, menu and speaker location and window location as required. Staff recommends signage is installed before the drive-through exit onto E. Wilson St. warning drivers to watch out for pedestrians crossing the driveway. 1) Stacking lanes have sufficient capacity to prevent obstruction of driveways,drive aisles, and the public right-of-way by patrons; The proposed restaurant features a stacking late with space to queue approximately three(3) vehicles. Because only pick-up service is anticipated to be provided, this should be adequate queueing;however,Staff does have concerns it may not be if a future use allows drive-up ordering and queueing. The Commission should determine if a re-design is necessary to accommodate more stacking,or if a restriction should be placed on the use(&future uses) to not allow ordering and queueing on-site. 2) The stacking lane shall be a separate lane from the circulation lanes needed for access and parking, except stacking lanes may provide access to designated employee parking. The stacking lane is a separate lane from the circulation lanes needed for access and parking. 3) The stacking lane shall not be located within ten(10)feet of any residential district or existing residence; The stacking lane is not located within 10 feet of any residential district or existing residence. A 38 foot wide landscape buffer is provided to residential uses to the west in the area where the stacking lane is proposed to assist in mitigating the noise and fume impacts of the drive; an 11- foot wide escape lane is also proposed between the buffer and the drive-through.A 6-foot tall vinyl privacy fence is proposed along the west boundary of the site for added screening and a covered canopy is proposed in the area above the drive-through window, which should help buffer noise. 4)Any stacking lane greater than one hundred(100)feet in length shall provide for an escape lane; and The stacking lane is approximately 68 feet in length, which is below the 100 foot requirement for an escape lane; however, an escape lane is provided on the west side of the drive-through lane. 5) The site should be designed so that the drive-through is visible from a public street for surveillance purposes. The drive-through is located on the west side of the building and is fully visible from E. Wilson St., along the southern boundary of the site,for surveillance purposes. Restaurant: The proposed use is also subject to the specific use standards listed in UDC 11-4-3-49 Restaurant,which requires at a minimum, one(1) off-street parking space to be provided for every 250 square feet of gross floor area.Upon any change of use for an existing building or tenant space, a detailed parking plan is required to be submitted that identifies the available parking for the overall site that complies with the UDC requirements. Page 4 86 The site plan nor the application narrative states how many square feet the tenant space will be housing the proposed use;the proposed multi-tenant building is 10,100 square feet(s.f.),which would require 40 parking spaces—a total of 43 spaces are proposed on the southern portion of the site, exceeding the minimum standards. If one(1) space at 250 s.f.were required for the overall site based on the total square footage of the buildings depicted on the site plan(i.e. 17,900 s.f.),a minimum of 72 parking spaces would be required. A total of 94 spaces are proposed, including four(4)ADA spaces,which far exceeds the more restrictive minimum standard;however, it's likely the remainder of the uses in the multi-tenant building and the northern building will be non-restaurant commercial uses,which only require one(1) space per 500 s.f. of gross floor area. Therefore,the proposed parking meets and exceeds the minimum standard. Dimensional Standards(UDC 11-2): Development of the site shall comply with the dimensional standards of the C-G zoning district in UDC Table 11-2B-3. Staff has reviewed the proposed plans and building elevations and they comply with the required standards. Access(UDC 11-3A-31: The site plan depicts one(1) access drive via N. Webb Way, a collector street, at the eastern boundary of the site; local street access is not available for the site. Direct access via E. Fairview Ave. is prohibited. The escape lane for the drive-through onto E. Wilson St.,a collector street,may also be used to exit the site. Staff recommends signage visible from E.Wilson St. is installed at the exit of the drive-through and the escape lane onto E.Wilson St. notifying motorists that access to the site is prohibited in that location. Parking(UDC 11-3C1: Off-street vehicle parking is provided on the site in accord with and in excess of UDC standards as noted above. A minimum of one(1)bicycle parking space is required to be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C.A total of 10 bicycle parking spaces are proposed for the overall site with five(5) on this site,which exceeds the minimum standard by six(6) spaces overall.A detail of the bicycle rack should be submitted with the Certificate of Zoning Compliance(CZC)application that demonstrates compliance with the associated standards. Sidewalk(UDC 11-3A-1 : A 5-foot wide detached sidewalk exists on the site along N. Webb Way and E. Fairview Ave.,only a curb exists along E.Wilson St.; a 5-foot wide detached sidewalk is required to be constructed along E.Wilson St., a collector street. Pedestrian Walkways(UDC 11-3A-19): The proposed plan includes a pedestrian walkway from the perimeter sidewalk along E. Wilson St.to the main building entrance in accord with UDC 11-3A-19B.4. There are no multi-use pathways designated on the Pathways Master Plan for this site. Staff recommends a pedestrian walkway with pavers,colored or scored concrete,or bricks is constructed across the driveway along the southern boundary of the site in alignment with the sidewalk along E.Wilson St.to delineate the walkway to make it more visible to motorists exiting the site.Note: When Pad A develops, a pedestrian walkway should be provided to the main building entrance from the perimeter sidewalk along N. Webb Way that meets the construction standards in UDC 11-3A-19B.4 and from the residential development to the west. Landscaping(UDC 11-381: A 25-foot wide street buffer is required along E. Fairview Ave.,an arterial street, and a 20-foot wide buffer is required along N.Webb Way and E. Wilson St., collector streets, measured from back of curb, landscaped in accord with the standards listed in UDC 11-3B-7C. A minimum density of one(1)tree is required per 35-linear feet of frontage along streets—the width of the driveway may be subtracted from the frontage but the vision triangle and seepage bed/storm drainage areas should be included. Trees should be spaced in accord with the standards in UDC 11- 3B-7C.4.Where the street buffers are encumbered by easements that prohibit trees,the buffer area is required to include a minimum five-foot wide area for planting shrubs and trees outside of the easement as set forth in UDC 11-3B-7C.1b. The Project Information Landscape Requirements on the Page 5 87 landscape plan should be revised to reflect 13 trees required within the street buffer along N.Webb Way, a collector street, and a minimum of nine(9)trees within the street buffer along E.Wilson St., a collector street; and a 20-foot wide street buffer required along E.Wilson St., a collector street.A revised landscape plan should be submitted that includes the additional trees and these revisions. A minimum 25-foot wide buffer is required along the west boundary of the site adjacent to existing residential uses per UDC Table 11-2B-3, landscaped in accord with the standards listed in UDC 11-313-9C. The Applicant requests approval of a reduced buffer width along the northern portion of the west boundary of the site ranging from 5 to 10-feet adjacent to parking and the rear of the building on Pad A(a 38-foot wide buffer is proposed directly adjacent to the drive-through on the southern portion of the west boundary). Staff recommends the 5-foot buffer adjacent to parking is widened to 7-feet and the length of the abutting parking spaces are reduced to 17-feet,which allows 2-feet of vehicle overhang(and increases the width of the buffer)in accord with UDC 11-3C-5B.4.A reduced building setback of 15-feet is also requested for the northern building based on the reduced buffer width.The UDC allows City Council to modify the buffer width at a public hearing with notice to surrounding property owners if determined appropriate; a reduction in the buffer width does not affect building setbacks—all structures are required to be set back from the property line a minimum of the buffer width required in the district(i.e. 25'),per UDC 11-313-9C.2.Note: Staff is in the process of proposing an amendment to the UDC, which would allow buildings to encroach in the buffer area if consent from the abutting property owner is obtained and if Council grants a reduction to the buffer width. In the interim of a code change, the Director has determined a building can encroach within the required buffer area IF Council grants a reduction to the buffer width AND a reduced setback AND consent from the adjacent property owner is obtained for the buffer and building setback to be reduced. T eAplieanf sh uh4 H ob'a&&T eefisentftom A revised letter from the owner of the abutting residential property was submitted, included in Section VIII.D below, in support of the reduced buffer width and building setback; approval ef the r-edtteed Wilding seth ek:s still need a.Because the Planning&Zoning Commission is the decision-making body on CUP applications,the Applicant will need to submit an application for City Council review of the Commission's decision in order for Council to review the request for a reduced buffer and building setback at a public hearing, as required by UDC 11-3B-9C.2. Interior parking lot landscaping is required in accord with the standards listed in UDC 11-313-8C. Outdoor Lighting(UDC 11-3A-11): All outdoor lighting is required to comply with the standards listed in UDC 11-3A-11C. Light fixtures that have a maximum output of 1,800 lumens or more are required to have an opaque top to prevent up-lighting; the bulb shall not be visible and shall have a full cutoff shield in accord with Figure 1 in UDC 11-3A-1IC.Staff recommends that the Applicant provide details of the lighting that demonstrate compliance with the standards listed in UDC 11-3A-11 with the CZC application. Outdoor Service and Equipment Areas (UDC 11-3A-12): Outdoor mechanical equipment(including, but not limited to,heaters and fans) shall not be located within fifty(50) feet of any abutting residential districts.Although the abutting residential property to the west is not in a residential district, Staff recommends this requirement is extended to it as a condition of the subject CUP. To reduce noise,permanently mounted mechanical equipment shall be enclosed to the maximum extent possible. Outdoor utility meters,HVAC equipment,trash dumpsters,trash compaction and other service functions shall be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. Safe access and adequate lighting should be provided in these areas. Page 6 sa Trash Enclosure: Two(2)trash enclosures are depicted on the plan to service the overall property—one(1) on Pad A and one(1)on Pad B. The orientation of the enclosure on Pad A does not meet Republic Services requirements for access and will need to be revised or relocated; the Applicant should work with Republic Services on an alternate acceptable design.Recycling receptacles should be provided in the trash enclosures. Building Elevations(UDC 11-3A-19 I Architectural Standards Manuall: Conceptual building elevations were submitted for the proposed single-story structure as shown in Section VII.C. Building materials consist of wood(rough sawn douglas fir),brick,concrete, stone, longboard siding, stucco and glazing with standing seam metal roofing. Final design is required to comply with the commercial design standards in the Architectural Standards Manual.A design review application is required to be submitted concurrent with the CZC application. Certificate of Zoning Compliance(UDC 11-5B-1): A Certificate of Zoning Compliance(CZC)is required to be submitted for approval of the site and building design prior to submittal of building permit applications. VII. DECISION A. Staff: Staff recommends approval of the Conditional Use Permit per the provisions included in Section IX in accord with the Findings in Section X. B. The Meridian Planning&Zoning Commission heard this item on November 7,024. At the public hearing.the Commission moved to approve the subject CUP request. 1. Summary of the Commission public hearing: a. In favor: James Marsh. CSHOA b. In opposition:None C. Commenting:None d. Written testimony: James Marsh. CSHOA e. Staff presenting application: Bill Parsons f. Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. The Applicant submitted a letter in agreement with the staff report conditions. 3. Key issue(s)of discussion by Commission: a. None 4. Commission change(s)to Staff recommendation: a. Include a new condition requiring a modification to the CUP if a menu board or speakers are added in the future. Page 7 89 VIII. EXHIBITS A. Site Plan(date: 8/29/24) 1021, z LU o e LU LU LU MI f z z ,% ` 3C o I L 1 ,t J . s " 3 v 9 N Page 8 so B. Landscape Plan(date: 9/� 11/4/24) -REVISED N p O m � � m a Y a u a V p c g o w a ` 9 VI gg y y pp W¢ $ g3didg a9` w z Is @ @ $ @ 9e s .s a e{Q @ eIs is Is aa W• W 9a € a@ g N o 9 a @@ 'W 5g E i W€ g a ea � � €�e W Fi 2Q @ @tl a�e2a�a�W�6 6 tl 1yy e�W ml b�3wa.�� �W ��1y' ���1W715 3 �l ��.� � @ W=�@ �1@G�E a@ � q e a. � �xe€ !'e'�Btln ; s @eWW � 3 � W.�E qq§ @ 5W a��s�•�e®®aS � �e 8` N����@t��Q@�@s�s � gy�4 ■ 7 eg g3 l�W � 9g i+AA W. ��� ae°fig` �E' a€ jig@set o h 1@ � loll � o a HIM ® Swosi w 5 Z � w N W _ i '_ I a g x ip g III ti o i�? I a;. am� m m o UW N y C J Page 9 F-91 N � Rg-• g a m v lAl Y a�a V Z asfi�s5 ell _ �F �' � I � � � ��qe � s•gss © � N N w . . . R . i R i . . R . a } ZR bR B 9 B .RR b A 8R « a . o a • o . . • . . o • . a a m 0 N u •� a gg gg a o � a . e . R . � . 'ol . � i • . i . & 4 R R a . R • � R R R & a o i / - a _ / o w & a Z 5 5 w a R1i in U) Z ¢Lu g �& a�x� a 3 a ccL o g z g O g o v N j u m � Page 10 92 N MO O •� J m V Z Z 3 R 3 z �114.4,11p11 4 lip lllrly LL s s s s k s s w l ..� �""^��� Z J [ Lw I w r All ., b L------------- I u) O O c C C Page 11 93 N 5 5 f @�` 7 BG�G4i �9 QggNiS 9 gee 'El' S % ZCD own � , R g w _ w 94 w a a crap F e d } a % M w € w a n•�n HV s`a s 8 pp } 5, 5sg a 3g e {a^'a� s s gggg ae Z 59 y tw b B �A 9 5 Z a< A eo �E S�� Z _ OR a 4g' � W W ij co fr - zee 0 a a � m o N g � m � HIM U7) i.... r O Nyj W N d� Qi O S i 3 64! w g � N N O M O 14 a` N a Page 12 94 C. Proposed Elevations (dated: 8/7/2024) z E — a o � m ❑ � d °a "w LU 9 dZ cc z g y o0 IWO w ... ' a LU W r z w z [O i in z ; 0 y d i z n w J w w L a � ❑g co I� I� LF— p is z o o a w w J I,J J S w = � F H o a o ift + � N 4 N s Page 13 ■ D. Letter of Support for Reduced Landscape Buffer&Building Setback from Abutting Property Owner to the West(REVISED) hicve,r,1bLr 4, 2024 City pf Meridian Planning bepartment add ian City HaU,Suite-210 33 East RroadwayAvenue Meridian, ID 83642 Re: Letter of support To Whom it May Concern, Please accept this letterofsupport for the Pine 43 West Retail development.The properly developer has worked closetywith ourteam at Fairvievw Row To nhomes and made Concerted efforts to accommodate the proximity of orlr Sits to the west. The P0843 development has shorn aver the last few ye-ars the need for mixed-use and retail spaces that are accessible to the surrounding multi-f2miLy cernplax". It is our beliel thatwhlla the landscape buffer is being reduced and Pad A bultdinghas a reduced setback from the r>I-rirrimurrr ate riderd, the provision of a privaeyfertce and increased p Lan tings will provide adequate visual and sound buffer[ng from our residentiaL units. We feel that Pine 43 West Retail will improve pedestrian circulation and enhance neigr,borhood connectivity, while re mainingconsiEtent with City Df Merid[an design standards and future land use planning. incerel.y, Steve Martinez Tradevwinds General Contracting Cottonwood Enterprises,LL Page 14 96 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Conditional Use Permit: 1. Future development of this site shall comply with the previous conditions of approval and terms of the existing Development Agreement and the conditions contained herein[H-2017-0058 (DA Inst. #2018-000751)]. 2. The site/landscape plans submitted with the Certificate of Zoning Compliance application shall be revised as follows: a. All mechanical equipment on the back of the building and outdoor service and equipment areas should be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. b. Install signage before the southern drive-through exit to E. Wilson St.warning drivers to watch for pedestrians crossing the driveway. c. Install signage visible from E.Wilson St. at the exits of the drive-through and the escape lane to notify motorists that access to the site is prohibited in that location. d. Include a detail of the bicycle rack that demonstrates compliance with the standards listed in UDC 11-3C-5C. e. Depict a pedestrian walkway with pavers, colored or scored concrete, or bricks across the driveway along the southern boundary of the site in alignment with the sidewalk along E. Wilson St. g. Depict a 5-foot wide detached sidewalk along E. Wilson St., a collector street, in accord with UDC 11-3A-17C. trees required within the AT-eet biiff�er-aleng N. Webb Way, a eelleeter-stfeet, and a fflifliffPam of nine (9)trees within the stT-eet biiff�er-along E. Wilson St., a eelleeter-stfeet; a-ad a 20 wide street buffer-required along E. Wilson ., standard-in UPC-44 3B-7C-.¢Depicted on the revised landscape plan. i. Depiet a minimum of 13 trees within the street buffer-along N. Webb Way and a fflinifRum 0 nine (9)trees within the street b4fer-along E. Wilson St. in aeeer-d with UDG 11 3B 7C.3b. Where the street buffer-s afe efieumber-ed by easemen4s that prohibit tFees,the buff-er-area shall inelude a minimtffa five feet wide afea for-plan4ifig shfubs and tfees Em4side of the easement i aeee �'� T TAT 3B ''��Depicted on the revised landscape plan. j. Depict shrubs and other vegetative groundcover along with trees within the 20-foot wide buffer along N. Webb Way at the back side of the sidewalk in accord with UDC 11-3B-7C.3, instead of outside the buffer where vehicles will overhang beyond the parking spaces,which may result in damage to the shrubs/plantings. k. Depict all outdoor mechanical equipment; such equipment(including,but not limited to, heaters and fans) shall not be located within fifty(50) feet of any abutting residential dwelling. 1. Depict a recycling receptacle in the trash enclosures. Page 15 97 m. Depict a 25-foot wide buffer to residential uses along the west boundary of the site as set forth in UDC Table 11-213-3; or, submit and obtain approval of an application for City Council review of the Commission's (or Director's decision on a Certificate of Zoning Compliance application) decision to reduce the width of the buffer(and building setback) as allowed by UDC 11-B-9C.2 and as determined by the Director. n. Re-orient or relocate the trash enclosure on Pad A to meet Republic Services requirements for access. 3. Compliance with the standards listed in UDC 11-4-3-I1—Drive-Through Establishment and 11-4-3- 49—Restaurant is required. 4. Direct access via E. Fairview Avenue is prohibited; access via E. Wilson St. to the site is also prohibited—access via E.Wilson St.from the site is allowed. 5. All of the street buffer improvements along E. Fairview Ave.,N. Webb Ave. and E.Wilson St. shall be constructed and installed with the proposed development,unless the property is subdivided into two (2)lots prior to development,in which case only the improvements for this property(i.e. Pad B) shall be required. 6. All outdoor lighting shall comply with the standards listed in UDC 11-3A-11C. Details of the proposed light fixtures shall be submitted with the Certificate of Zoning Compliance application that demonstrate compliance with these standards. 7. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed use prior to submittal of a building permit application. The design of the site and structure shall comply with the standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual and with the provisions in the Development Agreement. 8. The conditional use permit is valid for a maximum period of two(2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be requested as set forth in UDC 11-513- 6F. 9. If a menu board and/or speakers are added in the future and the operation of the drive-through changes from pick-up service only to allow on-site ordering, a modification to the conditional use permit shall be required in order to re-evaluate the adequacy of the stackinglane. ane. See the project file in the public record for comments and conditions from other City departments and agencies. X. FINDINGS A. Conditional Use Permit(UDC 11-513-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The Commission finds that the subject property is large enough to accommodate the proposed use(i.e. pick-up service only) and dimensional and development regulations of the C-G district; however, if the use changes in the future to include a menu board and speakers for on-site ordering, a modification to the CUP shall be required to re-evaluate the adequacy of the vehicle stacking in the drive-through (see Analysis, Section VI for more information). Page 16 ■ 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The Commission finds the proposed restaurant with a drive-through will be harmonious with the uses allowed in the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section IX of this report. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds the design, construction, operation and maintenance of the proposed use will be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures,refuse disposal, water, and sewer. The Commission finds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The Commission finds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. The Commission finds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005). The Commission finds the proposed use will not result in the destruction, loss or damage of any such features. Page 17 ■ E K IDIAN:--- iuAn Planning and Zoning Presentations and outline Changes to Agenda: None Item #4: Summerlin West (H-2024-0023) Application(s): Annexation with Zoning Size of property, existing zoning, and location: This site consists of 63.17 acres of land, currently zoned Rural Urban Transition (RUT) in Ada County, Located in the NW ¼ of the SW ¼ of Section 5, Township 2N, Range 1E, parcels: R5147110200, R5147110324, R5147110342 and S1405315235. History: Laredo Estates Subdivision Lots 2 and 3 Comprehensive Plan FLUM Designation: Medium Density Residential and Low Density Residential Summary of Request: An annexation with zoning from RUT (Rural Urban Transition) to R-8 (medium density) and R-15 (medium-high density) and a preliminary plat application to allow for the development of a 367-lot subdivision consisting of 337 residential building lots and 28 common lots on 63.17-acres. Issues/Waivers:  Kuna School District states they cannot serve the proposed development because the proposed plats in this zone are beyond district capacity. This proposed development will impact Silver Trail Elementary, Fremont Middle School, Kuna High School and Swan Falls High School zones which are already at or over capacity with the current enrollment.  Waiver for Block Face Length per UDC 11-6C-3F for E. Crimson Clover Drive exceeding the maximum requirement of 1,200 feet.  Waiver to keep the Rawson Canal open per UDC 11-3A-6.  Access management and potential impacts due to the close proximity of the private road (E. Cavalli Lane) to the proposed public road (Summerlin Drive). Staff feels the applicant and the adjacent property owner should coordinate to develop a shared access solution. The proposed density for the 17.274 acres of land for the R-8 zoning district equates to 2.95 du/ac and 6.12 du/ac for the 46.691 acres proposed for R-15 zoning. The applicant states the proposed project has an overall gross density of 5.37 du/ac, meeting the required density range listed above. Staff finds the proposed preliminary plat and requested R-8 and R-15 zoning districts to be generally consistent with the Future Land Use Map designation for medium and low density residential. The R-15 zoning designation, which allows for reduced lot sizes down to 2,000 square feet, provides flexibility for developers to support a diversity and variety of housing types. This can create a dynamic, multi-generational community where residents can transition through different stages of life (known as aging in place) while remaining in the same neighborhood. This type of zoning in conjunction with other designations should be used to support a diverse housing mix that supports long-term residency and continuity within the community, promoting stability and a sense of place for residents throughout different stages of life. Comprehensive Plan Policy 2.01.01 encourages diverse housing options suitable for various income levels, household sizes and lifestyle preferences. Comprehensive Plan policy 2.01.01G states development should avoid the concentration of any one housing type or lot size in any geographical area; provide for diverse housing types throughout the City. Therefore, staff recommends the applicant provide a mix of dwelling type such as single family attached or townhomes within Block 2 (lots 2-12), Block 3 (lots 2-20), and Block 4 (lots 2-20) of the proposed development as supported by the Comprehensive Plan within the R-15 zoning district. Although the R-8 zoning meets the requirements of three (3) or less dwelling units per acre, it does not meet the intent of the low density residential FLUM designation as outlined in the Comprehensive Plan. Low Density Residential allows for the development of single-family homes on large and estate lots at gross densities of three dwelling units or less per acre. These areas often transition between existing rural residential and urban properties. Developments need to respect agricultural heritage and resources, recognize view sheds and open spaces, and maintain or improve the overall atmosphere of the area. The use of open spaces, parks, trails, and other appropriate means should enhance the character of the area. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. Staff's recommendation is to shift from an R-8 zoning designation to an R-2 or R-4 zoning with larger lot sizes (8,000–12,000 square feet) which aligns with the goal of creating a smoother transition between rural and urban properties. The emphasis on larger estate lots in the transition area serves several important purposes:  Preserving Rural Character: By opting for larger lots, the development can offer a buffer that respects the rural and agricultural heritage of the area, maintaining a sense of openness.  Recognizing Scenic View Sheds and Open Space: Larger lots allow for more open space, which can help preserve key views and create a less dense, more spacious environment. This approach is particularly valuable if the area has scenic or historic value that residents and the community wish to preserve.  Ensuring Compatibility: Transitioning with larger lots prevents a stark contrast between high-density urban properties and lower-density rural areas, helping to avoid potential issues with traffic, noise, and visual impacts for existing rural properties.  Enhancing Quality of Life: Maintaining open spaces and respecting the area's agricultural roots can contribute to a more cohesive community atmosphere, balancing growth with the preservation of the area's heritage. The recommendation supports a balanced growth approach that would be more sensitive to the area's unique character and appeal. Access: Access to the property is proposed from Summerlin Drive via S. Locust Grove. Secondary access is proposed to be provided via a new north/south collector roadway (Barchetta Avenue) abutting the site’s east property line. For Ada County Highway District not to limit the development to 1,000 trips per day or the final platting of 100 building lots until secondary access is provided, the applicant is proposing to construct an emergency access onto Locust Grove Road approximately 430 feet south of Summerlin Drive and in alignment with Ambervale Street. There is an approved stub street as part of the Hadler Subdivision located north of the site. There is an existing private road, Cavali Lane, separating this site and Hadler Subdivision that will be required to be closed at the intersection with Locust Grove when the parcels to the east being served by this roadway develop. To allow for the stub street that was approved as part of Hadler Subdivision to be extended in the future and allow for site circulation, the applicant was required to provide a stub street to the site’s north property boundary line and in alignment with the stub street approved with Hadler Subdivision. Staff has concerns regarding access management and potential impacts due to the close proximity of the private road (E. Cavalli Lane) to the proposed public road (Summerlin Drive). Staff feels the applicant and the adjacent property owner should coordinate to develop a shared access solution. A shared access point could potentially reduce traffic congestion and simplify entry/exit points, particularly for larger developments and not leave fifty (50) feet of undeveloped land. The applicant needs to provide a stub street to parcel # R8315200030 to the south of the property. Per ACHD, other than access specifically approved with this application, direct access to Locust Grove is prohibited. Elevations: Three (3) conceptual building elevations were submitted for the proposed subdivision as shown in Exhibit VII.K. The applicant states the homes in the Summerlin West Subdivision will include 337 homes with a mix of different product types, two-story and single-story detached single-family homes. Buildings shall be designed with elevations that create interest through the use of broken planes, windows, and fenestrations that produce a rhythm of materials and patterns. Design review is not required for single-family detached structures. However, because the rear and/or sides of homes facing S. Locust Grove Road, S. Barchetta Avenue and the collector portion of Summerlin Drive will be highly visible, Staff recommends a DA provision requiring those elevations incorporate articulation through changes in two or more of the following: modulation (e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from adjacent public streets. Single-story homes are exempt from this requirement. Design review is required for single-family attached and townhomes. Design review will have to meet the requirements outlined in the City’s Architectural Standards Manual. Comprehensive Plan policy 2.01.01C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. To support this policy staff recommends the applicant provide additional housing options (i.e. townhomes, single family attached) in the development. Kuna School District: The school district states they cannot serve the proposed development because the proposed plats in this zone are beyond district capacity. This proposed development will impact Silver Trail Elementary, Fremont Middle School, Kuna High School and Swan Falls High School zones which are already at or over capacity with the current enrollment. Unlike West Ada School District, the Kuna School District does not have a lot of options when it comes to busing students to different schools or redrawing the school boundaries. Conditions:  Revise the plat map to shift to reflect R2 or R-4 zoning for lots 31-71, Block 1 and provide a legal description. Submit to the City fifteen (15) days prior to the City Council meeting.  Provide a stub road from E. Summerlin Drive to parcel# R8315200030.  Revise preliminary plat map to show the right-of-way dedication along S. Locust Grove Road. Written Testimony: Anna Canning, Centurion Engineering, Inc. - 1) treatment of Cavalli Lane, 2) phasing of stub streets and utilities, and 3) the sizing of the sewer line in the project. Staff Recommendation: Staff recommends approval of the requested annexation and preliminary plat per the conditions of approval included in Section IV in accord accordance with the Findings. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-2024- 0023, as presented in the staff report for the hearing date of November 21, 2024\], with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2024-0023, as presented during the hearing on November 21, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0023 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #5: WaFed at Ten Mile (H-2024-0051) Application(s): Conditional Use Permit Size of property, existing zoning, and location: This site consists of 0.77 acres of land, zoned C-C, located at 688 N. Cliff Creek Lane. History: The subject property is part of the Mile-High Pines Subdivision that was annexed with a concept plan in 2020. The development agreement associated with the annexation currently governs the site (DA Inst# 2021-046525) and requires future development to be generally consistent with the approved site/landscape plan. The building elevations are required to be generally consistent with the approved concept elevations in size, form, scale and roof lines; at a minimum, at least (1) field material and color that matches the residential portion of the site is required. Comprehensive Plan FLUM Designation: Mixed Use Community Summary of Request: The applicant is requesting a Conditional Use Permit (CUP) for a 2,435 square foot drive drive-through establishment within 300-feet of another drive-through facility and a residential use. The proposed use of a financial institution and drive-through establishment aligns well with the Mixed-Use Community (MU-C) future land use designation, which supports a blend of residential, commercial, and recreational uses. By offering service options within proximity to both residential areas and existing commercial developments, this project contributes to the community’s overall livability and sustainability. The site plan includes a single access point via a private drive aisle (W. Treva Lane) on the southern side, along with cross-access to the property to the north. Vehicles will enter from the south, with parking available on the west side of the building and a drive-through option on the eastern side. A minimum of one (1) off-street parking space is required per 500 square feet of gross floor area. Based on the 2,435 square-foot building, a minimum of 5 spaces are required and 18 total spaces are provided. Building materials consist of EIFS stucco, stone veneer, aluminum panels with the appearance of wood, parapet metal wall cap flashing, and glazing. The conceptual elevations appear to meet the standards in the UDC and Architectural Standards Manual. Written Testimony: None Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2024-0051, as presented in the staff st report for the hearing date of November 21, 2024: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2024-0051, as presented during the st hearing on November 21, 2024, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2024-0051 to the hearing date of ____ for the following reason(s): (You should state specific reason(s) for continuance.) h2 Planning and Zoning 11/21/2024Meeting Aerial MapFuture Land Use MapZoning Map R46.691 Acres (286 lots)•15-R17.274 Acres (51 lots)•8- Kuna School District Zoning MapAerial MapFuture Land Use Map V IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing continued from November 7, 2024 for Summerlin West (H- 2024-0023) by Laren Bailey, Conger Group, located on the east side of S. Locust Grove Road, between E. Lake Hazel and E. Columbia Roads in the SW 1/4 of Section 5, Township 2N, Range 1E Application Materials: https://bit.ly/H-2024-0023 A. Request: Annexation of 63.965 acres of land From the RUT zone in Ada County to the R-8 (medium density), 17.27 acres and R-15 (medium high-density) 46.69 acres. B. Request: Preliminary Plat consisting of 339 building lots and 28 common lots on 63.17 acres of land zoned R-8 and R-15 zoning districts. 100 I 7 PUBLIC HEARING SIGN IN SHEET I DATE: November 21, 2024 ITEM # ON AGENDA: 4 I PROJECT NAME: Summerlin West (H-2024-0023) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 1 I 2 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,­, DEPARTMENT REPORT HEARING 11/7/2024 Legend DATE: Project Location TO: Planning&Zoning Commission :=_Area of impact �= City Limits FROM: Linda Ritter,Associate Planner O Analysis 208-884-5533 -Iritter@meridiancity.org r 1 � APPLICANT: Laren Bailey, Conger Group -- '- e SUBJECT: H-2024-0023 Summerlin West Subdivision AZ,PP ° LOCATION: Located in the NW'/4 of the SW '/4 of Section 5, Township 2N, Range 1E, parcels: R5147110200, R5147110324, R5147110342 and S1405315235 I. PROJECT OVERVIEW A. Summary An annexation with zoning from RUT(Rural Urban Transition)to R-8 (medium density)and R-15 (medium-high density)and a preliminary plat application to allow for the development of a 367-lot subdivision consisting of 337 residential building lots and 28 common lots on 63.17-acres. B. Issues/Waivers • Kuna School District states they cannot serve the proposed development because the proposed plats in this zone are beyond district capacity. This proposed development will impact Silver Trail Elementary,Fremont Middle School,Kuna High School and Swan Falls High School zones which are already at or over capacity with the current enrollment. • Waiver for Block Face Length per UDC 11-6C-3F for E. Crimson Clover Drive exceeding the maximum requirement of 1,200 feet. • Waiver to keep the Rawson Canal open per UDC 11-3A-6. • Access management and potential impacts due to the close proximity of the private road (E. Cavalli Lane)to the proposed public road(Summerlin Drive). Staff feels the applicant and the adjacent property owner should coordinate to develop a shared access solution. C. Recommendation Staff recommends approval of the requested annexation and preliminary plat per the conditions of approval included in Section IV in accord accordance with Findings in Section V. D. Decision City of Meridian I Department Report 1. Project Overview 1 01 II. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Rural Urban Transition(RUT) - Proposed Land Use(s) Single-Family Residential - Existing Zoning RUT VII.A.2 Proposed Zoning R-8 and R-15 Adopted FLUM Designation Medium Density Residential,Low Density Residential VII.A.3 Proposed FLUM Designation Medium Density Residential,Low Density Residential Table 2: Process Facts Description Details Preapplication Meeting date 5/28/2024 Neighborhood Meeting 5/23/2024 Site posting date 10/28/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.G • Comments Received Yes, Staff Report - • Commission Action Required No - • Access S.Locust Grove Road - • Traffic Level of Service E - ITD Comments Received Yes,Letter IV.H Meridian Public Works Wastewater IV.B • Distance to Mainline 900 ft from property line • Impacts or Concerns • Sewer not yet available to site.Closest available sewer is 900 ft from property line • Must provide to and through to R8315200020 Meridian Public Works Water IV.B • Distance to Mainline 890'from existing water main however Hadler Subdivision would bring it within 70'once constructed. • Impacts or Concerns • Engineer to verify if there is a well onsite.If a well is located on the site it must be abandoned per regulatory requirements and proof of abandonment must be provided to the City. • Developer of Rescue Ranch has discuss running a water main down E Cavalli Ln with the City.Work with the developer of Rescue Ranch on water mains location. The City will not allow parallel water lines. So either: A. The water line is constructed in E Cavalli Ln and you tie into it;or B. The main gets constructed in Summerlin Drive and you provide an easement and stub to the property boundary. - Only phase 1 as shown in the phasing plan can be constructed with a single connection to the City's existing water infrastructure.A second connection(looping)is required before additional Phases will be approved. - If a road to the south is required provide a water main stub to the southern boundary. - Main down Locust Grove needs to be 12". City of Meridian Department Report II. Community Metrics 102 School District(s) Kuna School District ' IVY • Capacity of Schools Silver Trail Elementary—At or over capacity - Fremont Middle School—At or over capacity Kuna High School—At or over capacity Swan Falls High School—At or over capacity • Number of Students Enrolled Silver Trail Elementary—At or over capacity - Fremont Middle School—At or over capacity Kuna High School—At or over capacity Swan Falls High School—At or over capacity Note: See City/Agency Comments and Conditions Section and public record for all department/agency comments received. Summerlin West AZ,PP H-2024-0023 (copy this link into a separate browser). Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:IRS 147110200 Date Retrieved:2024/10/22 Parcel Count Parcel Acreage Infill Indicator: 325 1,268 Surrounding Area 56% Not city 1W 699 ® City Limits 989.4 ■ Not City Household Household& Population Growth ■ Households 02020 Population Change:116.2°I° Population ■Growth (Household and Population Change since 2010 Decennial) 1,000 2,000 3,000 4,000 Use Types Residential Addresses All Addresses ■ Single-family Multi-family is 0% Ap is ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed I I Proposed Pending I Pending Approved Approved 2000 4000 6000 0 10 20 30 .0 ■ Single-family ❑ Multi-family City of Meridian I Department Report II. Community Metrics 103 2.00 500 Single-family y T 1.50 (AResidential Parcel Diversity a 1.00 ® c°� L 0 Parcel Count 0.50 0.67 0 42 m a *Average Acres 0.00 0'11 0 R-2 R-4 R-15 Average Single-family Density by Zoning Average 10.00 9.36 d �'J d- Density6.59 - 5.00 48� 0 2.42 . 1.49 o.00 Dwelling Units I Acre R-2 R-4 R-8 11-15 Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 2:ACHD Summary Metrics a Locust Grove Existing Lanes © Planned Lanes m Existing Level of Service Notable r Comments Q (Primary roadway impact) Programmed IFYP Programmed CIP Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. Figure 3: Service Impact Summary Service q ■ ■ > Ready Marginal Caution \`o� ���� �i\�e fan L°tea °fly p� �. Qa Q- Notes: See VIII.Additional Notes&Details for Staff Report Maps,Tables,and Charts. City of Meridian I Department Report II. Community Metrics 104 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated Medium Density Residential and Low Density Residential on the City's Future Land Use Map (FLUM) contained in the Comprehensive Plan. The medium density residential designation allows for dwelling units at gross densities of three (3) to eight(8) dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. The low density residential designation allows for dwelling units at gross densities of three (3) dwelling units or less per acre. These areas often transition between existing rural residential and urban properties. Developments need to respect agricultural heritage and resources, recognize view sheds and open spaces, and maintain or improve the overall atmosphere of the area. The use of open spaces,parks, trails, and other appropriate means should enhance the character of the area. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. The proposed density for the 17.274 acres of land for the R-8 zoning district equates to 2.95 du/ac and 6.12 du/ac for the 46.691 acres proposed for R-15 zoning. The applicant states the proposed project has an overall gross density of 5.37 du/ac, meeting the required density range listed above. Stafffinds the proposed preliminary plat and requested R-8 and R-15 zoning districts to be generally consistent with the Future Land Use Map designation for medium and low density residential. The R-15 zoning designation, which allows for reduced lot sizes down to 2,000 square feet, provides flexibility for developers to support a diversity and variety of housing types. This can create a dynamic, multi-generational community where residents can transition through different stages of life (known as aging in place) while remaining in the same neighborhood. This type of zoning in conjunction with other designations should be used to support a diverse housing mix that supports long-term residency and continuity within the community,promoting stability and a sense of place for residents throughout different stages of life. Comprehensive Plan Policy 2.01.01 encourages diverse housing options suitable for various income levels, household sizes and lifestyle preferences. Comprehensive Plan policy 2.01.01 G states development should avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City. Therefore, staff recommends the applicant provide a mix of dwelling type such as single family attached or townhomes within Block 2 (lots 2-12), Block 3 (lots 2-20), and Block 4(lots 2-20) of the proposed development as supported by the Comprehensive Plan within the R-15 zoning district. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. To ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section IV. The DA is required to be signed by the property owner(s)/developer and returned to the City within six(6) months of the Council granting the annexation for approval by City Council and subsequent recordation. City of Meridian I Department Report III. Staff Analysis 105 Table 4: Pro*ect Overview Description Details History Laredo Estates Subdivision Lots 2 and 3 Phasing Plan 6 Phases Residential Units 336 Single-family detached Open Space 15%required/24.36%and 15.39 acres provided Amenities Swimming pool facility,playground,picnic gazebo,pathways,tot lot, plaza sitting area and dog parks Physical Features Rawson Canal Acreage 63.17 acres Lots 367 lots(337 residential,25 open space and 3 common driveways) Density 6.12 du/acre(R-15)2.95 du/acre(R-8)overall 5.37 du/acre B. History The property resides within Ada County and is zoned RUT. Parcels R5147110200,R5147110324 and R5147110342 were originally part of the Laredo Estates Subdivision Lots 2 and 3. Lot 3 was later subdivided into two lots. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The current use of the property is agricultural with one(1) residential property existing. The existing structure will be removed and the existing well and septic system will need to be abandoned as required. 2. Proposed Use Analysis (Comp Plan 2.01.02C, Comp Plan 2.06.01 G, Comp Plan 2.06.02D, UDC 11-2): The applicant is proposing single-family detached homes which are listed as a principal permitted use in UDC Table 11-2A-2 for the R-8 and R-15 zoning districts. Staff is recommending the applicant provide a mix of dwelling types within the residential area such as single family attached, or townhomes as supported by the Comprehensive Plan and the purpose statement of the UDC within the R-15 zoning district. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. To support this policy staff recommends the applicant provide additional housing options (i.e. townhomes, single family attached) in the development. Comprehensive Plan policy 2.01.01 G states development should avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City. Comprehensive Plan policy 2.06.02D encourages a diversity of housing, recreation, and mobility options to attract and sustain the local workforce. The Comprehensive Plan states the location and balance of land uses and densities should efficient and sustainable; enhance community identity;support a multimodal transportation network;provide housing choices near jobs, schools, shops, and parks; minimize conflicts between incompatible uses; and integrate development with existing and planned infrastructure. The Comprehensive Plan was updated to support a diversity of housing types for all income groups. 3. Dimensional Standards (UDC 11-2): The preliminary plat and future development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 and 11-2A-7 for the R-8 and R-15 zoning districts. City of Meridian I Department Report III. Staff Analysis 106 All proposed lots and public streets appear to meet UDC dimensional standards per the submitted preliminary plat. This includes minimum lot sizes of 2,000 -4,000 sq. ft. and required street frontages of at least forty(40)feet. The subdivision is proposed to develop in six(6)phases as depicted in Exhibit VII J,Figure 3. Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11- 6C-3. Although the R-8 zoning meets the requirements of three(3) or less dwelling units per acre, it does not meet the intent of the low density residential FLUM designation as outlined in the Comprehensive Plan. Low Density Residential allows for the development of single-family homes on large and estate lots at gross densities of three dwelling units or less per acre. These areas often transition between existing rural residential and urban properties. Developments need to respect agricultural heritage and resources,recognize view sheds and open spaces, and maintain or improve the overall atmosphere of the area. The use of open spaces,parks, trails, and other appropriate means should enhance the character of the area. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. Staffs recommendation is to shift from an R-8 zoning designation to an R-2 or R-4 zoning with larger lot sizes (8,000-12,000 square feet) which aligns with the goal of creating a smoother transition between rural and urban properties. The emphasis on larger estate lots in the transition area serves several important purposes: • Preserving Rural Character:By opting for larger lots, the development can offer a buffer that respects the rural and agricultural heritage of the area, maintaining a sense of openness. • Recognizing Scenic View Sheds and Open Space:Larger lots allow for more open space, which can help preserve key views and create a less dense, more spacious environment. This approach is particularly valuable if the area has scenic or historic value that residents and the community wish to preserve. • Ensuring Compatibility: Transitioning with larger lots prevents a stark contrast between high-density urban properties and lower-density rural areas, helping to avoid potential issues with traffic, noise, and visual impacts for existing rural properties. • Enhancing Quality of Life:Maintaining open spaces and respecting the area's agricultural roots can contribute to a more cohesive community atmosphere, balancing growth with the preservation of the area's heritage. The recommendation supports a balanced growth approach that would be more sensitive to the area's unique character and appeal. Five(5)common driveways are proposed with this subdivision. The applicant has provided common drive exhibits which demonstrate no more than three(3)units are served whereas a maximum of 4 units are allowed. The common driveway meets the minimum width of twenty (20)feet and does not exceed the maximum length of one hundred and fifty(150)feet. Solid fencing adjacent to common driveways is prohibited,unless separated by a minimum five(5) foot wide landscaped buffer. D. Design Standards Analysis The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 and 11-2A-7 for the R-8 and R-15 zoning districts. The proposed lots comply with the dimensional standards of the above-mentioned districts. City of Meridian I Department Report III. Staff Analysis 107 Ada County Highway District(ACHD)is requiring the applicant to dedicate additional right-of- way to total 39-feet from the section line of Locust Grove Road abutting the site. The applicant may need to revise their site plan to reflect this requirement. 1. Existing Structure: The current use of the property is agricultural with one (1) residential property and several outbuildings existing. The structures will be removed and the existing well and septic system will be abandoned as required. City utilities are required to be extended to serve the proposed development. 2. Qualified Open Space &Amenities (Comp Plan 2.02.00, Comp Plan 2.02.01B, UDC 11-3G): Based on the standards in UDC Table 11-3G-3, a minimum of 15% (or 12.05-acres) of qualified open space is required to be provided within the development. An open space exhibit was submitted as shown in Section J/71 G, that depicts 24.36% (or 15.39-acres) of open space that meets the required quality and qualified open space standards. Based on the standards in UDC 11-3G-4A, a minimum of thirteen (13) amenity points are required to be provided. The amenities proposed are a swimming pool facility,playground,pathways,pickle ball courts, soccer field, dog parks and several open space areas. All common open space areas are required to be landscaped with one deciduous shade tree for every 5,000 square feet of area and include a variety of trees, shrubs, lawn or other vegetative groundcover per UDC 11-3G-5B.3. The applicant needs to provide an amenity from the multi-modal group in order to meet the required standards. Comprehensive Plan policy 2.02.00 requires the applicant to plan for safe, attractive, and well-maintained neighborhoods that have ample open space, and generous amenities that provide varied lifestyle choices. Comprehensive Plan policy 2.02.0IB requires the applicant to evaluate open space and amenity requirements for consistency with community needs and values. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets UDC 11-2A-6 requires a twenty-five (25)foot wide buffer along arterial roads (S. Locust Grove) and a twenty(20)foot wide buffer is required along collector roads (Summerlin Drive prior to Delina Avenue and Barchetta Avenue). ii. Tree preservation Per UDC 11-3B-10,the applicant shall preserve existing trees four-inch caliper or greater from destruction during the development. Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper trees, or seven(7)three-inch caliper trees). Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. The applicant shall add a mitigation section to the landscape plan for trees meeting the criteria above that are removed. iii. Storm integration Per UDC 11-3B-11,the applicant shall meet the intent to improve water quality and provide a natural, effective form of flood and water pollution control through the integration of vegetated,well designed stormwater filtration swales and other green City of Meridian I Department Report III. Staff Analysis 108 stormwater facilities into required landscape areas,where topography and hydrologic features allow if part of the development. Development will be required to meet UDC 11-3B-11 for stormwater integration. iv. Pathway landscaping Landscaping for pathways shall meet the requirements outlined in UDC 11-3B-12. The applicant is required to provide a landscape strip a minimum offive(5)feet wide shall 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,preventing root damage. The minimum width of the landscape strip shall be two (2)feet to allow for maintenance of the pathway. The landscape strips shall be planted with a mix of trees, shrubs, lawn, and/or other vegetative ground cover. The applicant is required to add pathway landscaping along the Rawson Canal. 4. Parking (UDC 11-3C): Off-street parking is required to be provided for each home based on the total number of bedrooms per unit as set forth in UDC Table 11-3C-6. On-street parking is also available on the proposed streets. i. Residential parking analysis The proposal will be required to meet the standards for parking as set forth in UDC H- 3C-6. 5. Building Elevations (Comp Plan 2.01.01 C,Architectural Standards Manual): Three(3) conceptual building elevations were submitted for the proposed subdivision as shown in Exhibit VITK. The applicant states the homes in the Summerlin West Subdivision will include 337 homes with a mix of different product types, two-story and single-story detached single-family homes. Buildings shall be designed with elevations that create interest through the use of broken planes, windows, and fenestrations that produce a rhythm of materials and patterns. Design review is not required for single-family detached structures. However, because the rear and/or sides of homes facing S. Locust Grove Road, S. Barchetta Avenue and the collector portion of Summerlin Drive will be highly visible, Staff recommends a DA provision requiring those elevations incorporate articulation through changes in two or more of the following: modulation (e.g.projections, recesses, step-backs,pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from adjacent public streets. Single- story homes are exempt from this requirement. Design review is required for single-family attached and townhomes. Design review will have to meet the requirements outlined in the City's Architectural Standards Manual. Comprehensive Plan policy 2.01.01 C encourages the applicants to maintain a range of residential land use designations that allow diverse lot sizes, housing types, and densities. To support this policy staff recommends the applicant provide additional housing options (i.e. townhomes, single family attached) in the development. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11- 3A-7. City of Meridian I Department Report III. Staff Analysis 1 09 7. Parkways (Comp Plan 3.07.01 C, UDC 11-3A-17): Per Comp Plan policy 3.07.01C appropriate landscaping,buffers, and noise mitigation with new development along transportation corridors(setback,vegetation,low walls,berms, etc.) is required. Per the UDC the minimum width of parkways planted with Class II trees shall be eight(8) feet. The width can be measured from the back of curb where there is no likely expansion of the street section within the right-of-way;the parkway width shall exclude the width of the sidewalk. Class 11 trees are the preferred parkway trees. The applicant is proposing a parkway along Summerlin Drive. E. Transportation Analysis 1. Access (Comp Plan 6.01.02B, UDC 11-3A-3, UDC 11-3H-4): Per UDC 11-3A-3,the intent of these standards is to improve safety by combining and/or limiting access points to collector and arterial streets and ensuring that motorists can safely enter all streets unless waived by City Council. Access to the property is proposed from Summerlin Drive via S. Locust Grove. Secondary access is proposed to be provided via a new north/south collector roadway (Barchetta Avenue) abutting the site's east property line. For Ada County Highway District not to limit the development to 1,000 trips per day or the final platting of 100 building lots until secondary access is provided, the applicant is proposing to construct an emergency access onto Locust Grove Road approximately 430 feet south of Summerlin Drive and in alignment with Ambervale Street. There is an approved stub street as part of the Hadler Subdivision located north of the site. There is an existingprivate road, Cavali Lane, separating this site and Hadler Subdivision that will be required to be closed at the intersection with Locust Grove when the parcels to the east being served by this roadway develop. To allow for the stub street that was approved as part of Hadler Subdivision to be extended in the future and allow for site circulation, the applicant was required to provide a stub street to the site's north property boundary line and in alignment with the stub street approved with Hadler Subdivision. Staff has concerns regarding access management and potential impacts due to the close proximity of the private road(E. Cavalli Lane) to the proposed public road(Summerlin Drive). Staff feels the applicant and the adjacent property owner should coordinate to develop a shared access solution.A shared access point could potentially reduce traffic congestion and simplify entry/exit points,particularly for larger developments and not leave fifty(50)feet of undeveloped land. See image below. City of Meridian I Department Report III. Staff Analysis 1 10 I I I FUTURE RADLER SUBDIVISION E CA I I I E.GAVALLI LANE(PRIVATE) RESCUE RANCH IC BLOCK 12 1c ��+ SUBDIVISION E.SUMMERLIN DRIVE----- - IC ti I xromieouaP I 8 BLOCK w BLOCKS 4 2 m�E uvp aw u�iE 10 8C 7 6 i i 3 2 2 3 I MFMAX.RLXO6]E12 iC 6 3 07 �` INIPLATTED I I \ 4 RIR I 11 �_—__E.HILLSGATE STREET__—_� 7 12 i 8 3i `` 6 I 13 ( 2 3 4 5 6 7 8 10 8 S3 7 _ L� l BLOCK 2 _ G B K 7 [[i IC ac 11C 10 32 10 31C17 i6 ii 1AN30 .---- 12—E.PAelRYALE STREET—_—_—_ 13 28 i TOT LO7 �, ii rD The applicant needs to provide a stub street to parcel#R8315200030 to the south of the property. Per ACHD, other than access specifically approved with this application, direct access to Locust Grove is prohibited. 2. Multiuse Pathways (UDC 11-3A-5): Multiuse pathways shall be constructed in accord with the city's comprehensive plan, the Meridian Pathways Master Plan, the Ada County Highway District Master Street Map and Roadways to Bikeways Master Plan. Detached ten (10)foot wide sidewalks (multiuse pathway)shall be provided along S. Recreation Avenue and Locust Grove Road frontages. 3. Pathways (Comp Plan 4.04.01A, UDC 11-3A-8): All pathways should be constructed in accord with the standards listed in UDC 11-3A-8. Comprehensive Plan policy 4.04.01A ensure that new development and subdivisions connect to the pathway system. The Master pathway plan requires a 10 foot multi-use pathway along the north side of the Rawson Canal and the west side of Barchetta Avenue. The plat map does not appear to show a sidewalk along Locust Grove Road and only a five(5)foot sidewalk along Barchetta Avenue. The applicant needs to revise the preliminary plat and landscape plans to show the detached ten (10)foot wide sidewalks. 4. Sidewalks (UDC 11-3A-17): All sidewalks constructed as part of this proposal are required to comply with the standards listed in UDC 11-3A-17. 5. Private Streets (UDC I1-3F-4): There are no private streets proposed for this development. City of Meridian I Department Report III. Staff Analysis ■ 6. Subdivision Regulations (UDC 11-6): i. Common driveways Per UDC 11-6C-3D, common driveways shall serve a maximum of four(4) dwelling units. In no case shall more than three(3)dwelling units be located on one(1) side of the driveway. The applicant is proposing five (5) common driveways that meet the dimensional requirements as outlined in the UDC. ii. Block face UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft, although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided. In no case shall a block face exceed one thousand two hundred(1,200)feet,unless waived by the City Council. It appears that several blocks exceed 750 feet, but the applicant has provided a pedestrian connection as allowed by UDC 11-6C-3. However, E. Crimson Clover Drive exceeds the maximum block length of 1,200 feet by 665 feet(1,865 feet). The applicant has requested a waiver from Council for exceeded block length. F. Services Analysis 1. Waterways (Comp Plan 4.05.OID, UDC 11-3A-6): Per UDC 11-3A-6, requires limiting the tiling and piping of natural waterways, including, but not limited to, ditches, canals, laterals, sloughs and drains where public safety is not a concern as well as improve,protect and incorporate creek corridors (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough and Jackson and Evan Drains) as an amenity in all residential, commercial and industrial designs. When piping and fencing is proposed, the standards outlined in UDC 11-3A-6B shall apply. Comprehensive Plan policy 4.05.O1D requires improving and protecting creeks and other natural waterways throughout commercial, industrial, and residential areas. The Ada County Highway District(ACHD)stated a bridge is required to be constructed on Barchetta Avenue over the Rawson Canal as it runs east and west along the site's southern property line. The cost of the construction for the bridge will be shared by the properties to the east once they develop.ACHD is requiring the applicant to provide a road trust deposit prior to the district signing the first final plat for'/ of the widening of the bridge on Locust Grove over the Rawson Canal and a road trust deposit for the crossing on Barchetta Avenue over the Rawson Canal to allow for construction of the bridge in the future. The applicant will need to request a Council waiver to keep the Rawson Canal open. 2. Pressurized Irrigation(UDC 11-3A-15): The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 3. Storm Drainage (UDC 11-3A-18): An adequate storm drainage system is required in all developments by the City's adopted standards, specifications, and ordinances. Design and construction shall follow best City of Meridian I Department Report III. Staff Analysis 112 management practices as adopted by the City as outlined in UDC 11-3A-18. Storm drainage will be proposed with a future Certificate of Zoning Compliance application and shall be constructed to City and ACHD design criteria. 4. Utilities (Comp Plan 3.03.03G, UDC 11-3A-21): Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development. All utilities are available to the site. Water main,fire hydrant and water service require a twenty foot(20) wide easement that extends ten (10)feet past the end of main, hydrant, or water meter. No permanent structures, including trees are allowed inside the easement. Comprehensive Plan policy 3.03.03G require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, water and sewer utilities. City of Meridian I Department Report III. Staff Analysis 113 IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division I. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption, and the developer. A final plat will not be accepted until the Annexation ordinance and development agreement are approved by City Council. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum,incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan,phasing plan,and conceptual building elevations for the single-family dwellings included in Section IV and the provisions contained herein. b. The rear and/or sides of 2-story structures that face S. Locust Grove, S. Barchetta Avenue and Summerlin Drive prior to S. Steeple Avenue shall incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding, porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. 2. Provide a mix of dwelling type such as single family attached or townhomes within Block 2 (lots 2-12),Block 3 (lots 2-20), and Block 4(lots 2-20)of the proposed development as allowed by the Comprehensive Plan within the R-15 zoning district. 3. The Preliminary Plat included in Section VII, dated 10/10/24,is approved with the following revisions: a. All utility easements reflected on the utility plan shall be included on the final plat. b. All pathways and micropathways shall be within a separate common lot or easement as required per UDC 11-3A-8. c. Revise the plat map to shift to reflect R2 or R-4 zoning for lots 31-71,Block I and provide a legal description. Submit to the City fifteen(15) days prior to the City Council meeting. d. Provide a stub road from E. Summerlin Drive to parcel#R8315200030. e. Revise preliminary plat map to show the right-of-way dedication along S. Locust Grove Road. 4. The Landscape Plan included in Section VII, dated 5/28/24, shall be submitted for review and approval with the following revisions prior to final plat approval: a. Show the ten(10) foot wide detached sidewalks along the east side frontage of Locust Grove Road and the west side frontage of Barchetta Avenue. b. Add pathway landscaping along the south side of the Rawson Canal. c. Add shrubs/ornamental grasses/perennials to the pathway within Lot 1 C,Block 1 and Lot 11 C,Block 11. City of Meridian I Department Report IV. City/Agency Comments &Conditions ■ 5. Provide an amenity from the multi-modal group in order to meet the required standards per UDC 11-3G-4. 6. The applicant shall comply with the open space exhibit approved as part of this plat application that depicts 24.36%(or 15.39-acres) of qualified open space and exceeds the required amenity points. 7. Prior to signature on the final plat by the City Engineer,the applicant shall submit a public access easement for the multi-use pathway along S. Locust Grove to the Planning Division for approval by City Council and subsequent recordation or unless required by ACHD. 8. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable. 9. The development shall comply with standards and installation for landscaping as set forth in UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13. 10. Pathway and adjoining fencings and landscaping shall be constructed consistent with the standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-313-12C. 11. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to driveways,easements,blocks, street buffers, and mailbox placement. 12. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 13. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual ingress/egress easement being filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 14. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed gathering barn and pool area prior to submittal of a building permit application. The design of the site and structures shall comply with the standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual. 15. A Design Review application shall be submitted and approved for the single-family attached and townhomes. The design of the structures shall comply with the standards listed in the Architectural Standards Manual. 16. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 17. The Applicant shall comply with all conditions of ACHD. 18. Staffs failure to cite all relevant UDC requirements does not relieve the applicant from compliance. B. Meridian Public Works See public record(copy the link into a separate browser) https:llweblink.meridiancit.og WWebLink/Browse.aspx?id=351919&dbid=0&redo=MeridianCit X City of Meridian I Department Report IV. City/Agency Comments &Conditions 115 C. Meridian Park's Department See public record(copy the link into a separate browser) https://weblink.meridiancity.orz/WebLink/Browse.aspx?id=351919&dbid=0&repo=MeridianCit Y D. Irrigation Districts 1. Boise Project Board of Control See public record(copy the link into a separate browser) https://weblink.meridiancity.orzlWebLink/Browse.aspx?id=351919&dbid=0&repo=Meridia nCi E. Idaho Department of Environmental Quality(DEQ) See public record(copy the link into a separate browser) hggs://weblink.meridianciV.org/WebLink/Browse.aspx?id=351919&dbid=0&repo=Meridian Cit Y F. Kuna School District See public record(copy the link into a separate browser) https://weblink.meridiancioy.org/WebLink/Browse.aspx?id=351919&dbid=0&repo=MeridianCit Y G. Ada County Highway District(ACHD) See public record(copy the link into a separate browser) https://weblink.meridianciU.org/WebLink/Browse.aspx?id=351919&dbid=0&repo=MeridianCit Y H. Idaho Transportation Department(ITD) See public record(copy the link into a separate browser) https://weblink.meridiancioy.org/WebLink/Browse.aspx?id=351919&dbid=0&repo=MeridianCit Y I. Ada County Development Services See public record(copy the link into a separate browser) https://weblink.meridiancity.org/WebLink/Browse.aspx?id=351919&dbid=0&repo=MeridianCit Y V. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Stafffinds annexation of the subject site with an R-8 and R-15 zoning designation is consistent with the Comprehensive Plan Medium Density Residential and Low Density Residential FL UM designation for this property, if the Applicant complies with the provisions in Section IV. City of Meridian I Department Report V. Findings 116 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the lot sizes and layout proposed will be consistent with the purpose statement of the residential districts in that housing opportunities will be provided consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds that the map amendment will not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The school district states they cannot serve the proposed development because the proposed plats in this zone are beyond district capacity. This proposed development will impact Silver Trail Elementary, Fremont Middle School, Kuna High School and Swan Falls High School zones which are already at or over capacity with the current enrollment. Unlike West Ada School District, the Kuna School District does not have a lot of options when it comes to busing students to different schools or redrawing the school boundaries. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City if the property is developed in accord with the provisions in Section IV. B. Preliminary Plat(UDC-613-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Stafffinds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IV. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Stafffinds public services can be made available to the subject property and will be adequate to accommodate the proposed development. Sewer is approximately 900 feet from the property line and the property owner must provide sewer to and through parcel R8315200020. The water mainline is approximately 890 feet away from the property. The development of the Hadler Subdivision will bring the water main line within 70 feet of the property. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's Capital Improvement Program. 4. There is public financial capability of supporting services for the proposed development; Stafffinds there is public financial capability of supporting services for the proposed development. City of Meridian I Department Report V. Findings ■ 5. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed development is not detrimental to the public health, safety, and general welfare. 6. The development preserves significant natural, scenic or historic features. Staff finds the development is preserving the Rawsom Canal by keeping it open as a natural feature. VI. ACTION A. Staff: Staff recommends approval of the requested annexation and preliminary plat per the conditions of approval included in Section IV in accord accordance with Findings in Section V. B. Commission: Pending C. City Council: Pending City of Meridian I Department Report VI. Action 118 ' 1 1 •. Locationct. .. Fall LAKE HAZEL _ Analysis 1-;�- • Legend MEN • � �r �%i1i11•i=�1 Project • • • �nnull�nl•' 1 111111g11-nm Area mpac Analysis RUT C-C L-AKE HAZEL , a o rr � 12u1 nll 1��•���J , COL-UMBRA ■ ;_� `� � � II�1 1■ ■ --- II„IIIIIrr ■ Ilnl�N�;••rpnri 111111� �e �^rd'iih�tihh'�I �■■ �- h 3. Future Land Use Legend i� Project Location Area of Impact q,, ® � } O Analysis r Med-High Density'':: 1 Civic, Residential Me�ium gpw Density Residential � r r . r r r B r e r Low Density ` o Residential ' D I I 4. Planned Development Map Legend ._ '_ ME ®® Project Location �® Area of Impact ®®99 C ®® T City Limits __ _ _ 1 HUI E — Planned Parcels ; t,LL oAnalysis r 1 1 Jf I 1 1 1 1 —I� e D � City of Meridian Department Report VII. Exhibits 120 5. Map Notes Nearby Recent Preliminary Plats(within last 5-years) H-2021-0020 H-2021-0062 H-2022-0036 Nearby Recent Conditional Use Permits(within last 5-years) H-2019-0123 H-2020-0009 H-2020-0057 H-2020-0127 H-2021-0087 H-2021-0086 H-2018-0043 H-2017-0129 H-2020-0056 H-2022-0036 H-2022-0064 H-2023-0047 H-2023-0050 H-2024-0014 B. Subject Site Photos e I •'•'�n��� - Tom` y� AMW Air. h _ � M i • City of Meridian Department Report VII. Exhibits 121 C. Service Accessibility Report PARCEL RS147110200 SERVICE ACCESSIBILITY Overall Scare: 8 2nd Percentile Location Within 1/2 mile of City Limits YELLOW Extension Sewer Trunkshed mains 500-2.000 ft. from parcel YELLObV Floodplain Either not within the 100 yr floodplain or > 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Not enough data to report average response time RED Pathways Within 1/4 mile of current pathways GREEN Transit Not within 1/4 of current or future transit route L RED Ultimate configuration (#of lanes in master streets Arterial Road Buildout Status plan) > existing (# of lanes) & road IS NOT in 5 yr work ED plan School Walking Proximity Not within 1 mile walking a ED School Drivability Not within 2 miles driving of existing or future school F,ED Either a Regional Park within 1 mile OR a Community ParkWalkability Parkwithin 1/2 mile OR a Neighborhood Parkwithin GREEN 1/4 mile walking City of Meridian I Department Report VII. Exhibits 122 D. Annexation Legal Description& Exhibit Map A Description for Annexation Summed in Subdivision June 12,2024 All of Lots 2 and 3, Block 1, Laredo Estates Subdivision as filed in Book 59 of Plats at Pages 5500 and 5501, records of Ad a County, Idaho and unplatted portions of the Southwest 114 of Section 5,Township 2 North, Range 1 East, Boise-Meridian,Ada County, Idaho more particularly described as follows- Commencing at the Section corner common to Sections 5,B, 7 and 8,T.2N., R.1 E„ B.M.,from which the 114 corner common to said Sections 5 and 6 bears,North 00 04'42'West, 2655.92 feet;thence on the west boundary line of said Section 5, North OQ°04'42"West, 973.33 feet to the POINT OF Bt=GINN[N , thence continuing, North OO°O4'42"West 1,138.85 feet to the westerly prolongation of the southerly boundary line of Rescue Ranch Subdivision as filed in Book 106 of Plats at Pages 14734 through 14736, records of Ada County, Idaho; thence leWrrg sold west boundary line on said southerly boundary line and the westerly prolongation thereof the following seven(7)courses and distanaes- South 89°52'36"East,696.77 feet; South 68°53'16"East, 332.83 feet, South 31°38'd0"East, 154.12 feet; South 64034'41"East, 290.51 feat; South 48'18'53"East, 155.34 feet; North 00'04'42"west, 535.82 feet; South 89`52'36"East, 1,192.35 feet to the Southeast corner of said fescue Ranctti Subdivision; thence on the north-south centerline of said Section 5, South OO°OO'59"West, 1.081.82 feet to the Northeast corner of Tamarack Ridge Subdivision.as filed in Book 59 of Plats at Pages 5672 and 5673, records of Ada County, Idaho; thence leaving said north-south centerline on the northerly boundary line of said Tamarack Ridge Subdivision the following seven(7)courses and �� t4+Vp - distances: North 61 W'52'1Wast, 361.44 feet; 4WD South 82W31"West, 182.68 feet; ox North BV56'01"West, 362.91 feet; �y cpj: p� Me Page 1 of 2 City of Meridian I Department Report VII. Exhibits 123 314.02 feet on the we of a curve to the left having a radius of�67.40 feet, a central angle of 67'1703", and a long chord which bears South 7962527" West, 296.28 feet; South 45°4656"West, $29.67 feet; South 57°2+4'55"West, W,12 feet; South 67°2T'28"West, 176.39 feet to the Northwest corner of said Tamarack Midge Subdivision,coincident with the Northeast comer of Lot 4, dock I of said Laredo Estates Subdivision; thence learning the northerly boundary of said Tamarack midge Subdivision on the northerly boundary line of said Lot 4 and the westerly prolongation thereof the following three(3)courses and distances: North 87°28'39"West, 78.ODfee; N orth 59°2339"West,474.00 feet; North 51"21'39"West, 214.44 feet to the POINT OF BEGINNING, Containing E33.9135 acres, more or less. End of Description. L A A+4 � \1kCJEHSC/ 1177 O p F k * * 1oicCN�A Page 2 of 2 City of Meridian Departirient Report VII. Exhibits F124] ss � AD Amu - Z �f Anck Aa § S&9'S2'% r �SB9'52'313'E @ — ��% . ���£ ■ & # @ k . A ./ ¥ § § ` §. a % J ±61 Acre./§ w m / ® POW Of A Begonning k $ i) . Ridge Ar �2 a¥ 3C LB 10 j 2 I Line a We �\ \ | kTV& * ,, . ■¥� \ u SJI'36'40"E11 S.b & _ L2 »e "% 155 _- -- - . iA 5.7 5.8 Columbia R to 2 ,9 ,�2A L a 55w , ,2 5 21:7'28'w 17■,3, y 0 5 R «w MOD, rL 7 I§ 7 �L�7 7"% 2 4 � 0 1 Curve Tuble me a_ L"m Radius 0L.1t. Chord Berg CMM Lg a 2z A 6,fD S 2 , 2a Scale; 01002& kD 60 UhU! Df-u.i for _ IDAHO Annexatlon 22-_ SURVEY mmm ' bdfl - No, GROUP, L C AN &Lt. 2 — 3, Nk & L � Et— l am _gym �. k. _ a_ as _ 5. T- ee B W. _ �* m_ _ City of Mell*pI Department Report Vttxƒi! ,a E. Preliminary Plat(date: 10/10/2024) all o �lill�li�11l1!!,llal�ll����19p9 ;���lpil� �lil i iEJill 1111'i R --------------------- 3 IF II r�. aM F f � 6.f. e 1I;i'i jlli jl�ll ipg5'I€i��s� i I pi�l^;"'�� 11�I iI H lil 9 i;1 lio Hal Ill, li it i'pISI �i �iy�l Hilin Ill l•11., ji II liial° ���I ��� C C '�il s .! 1 Ili lilii� i�11a9 .� of Ifiii ii i 4 a .I SUMM[RLIMSUBMISIDN � _ u•p� �c�w�uc 01 caeis�run rm� City of Meridian Department Report VII. Exhibits 126 F. Landscape Plan(date: 6/10/2024) 1 -- 9 - - - AM I - , ,7• -I a i - I I! i f� S U M M E R L I N SUBDIVISION �I o MAY]8,]011 JE�:':E'.EELTB 1. MERIDIAN, ID PRELIMINARY PLAT LANDSCAPE PLAN -E ® r ' cam: . S U M M E R L I N SUBDIVISION I'a MER„DIAN, ID PRELIMINARY PLAT LANDSCAPE PLAN ...,.., .n..,,.... ,-.:....:_ City of Meridian I Department Report VII. Exhibits 127 �alllllllllllllllll��Oq 1111111111 � � a �111llllllllllld � � d III ON � Q Bill se 0� o� ao a� s0 as w � 0 � � aao � 1 11;j� � �11111�111 wr- � '. wwwwww�w�w� wa_wwl wwl H. Block Length `i -------._._._._._f WC--- a --------------- — — — — — — — — — —►�R— -------i I I 1 f Ig 1 .1 19 ---- 1 i � lam_ f ` " . e= .1 ! f l I � l I f I I F a a wucNTr.�ven. 1 y�E ror�e on�ww eum�ra� m 3umKRUM S{lYW mom aK na ""io anxrcw�.uc ril 15! 1� e�an un�mw�ar �1•:�-:e::s::sa:::, City of Meridian Department Report VII. Exhibits 129 I. Common Driveways _ F�RTri IL 8111iIImII N KHWJW a -•S- M1 l\\ M rw r - c, I I 1 � 1 I � � 9111.CYING I 17' T I _#-':: ORIENTATION I ' 1Y t7 ' 13 p3 O 3' ' ` LOC6K 5 L--------- ---J r 4 I I I ,F 29'- SULDING 117 L_ _J L— �•l:ta: ORIENTATION 1 L—___--___ ___J CRIVEWAY{TYP_ BIILdNG 1 77 ONENTAMN . 4. ----------- ----+ 1 BUILDING it ORIENTAT10M lg A�i fY? ;�2VY- 10 I 7Y �aT BUILDING ORIENTADDN '„ 10111124,�4 $i BAOKUNE(TYP.] t �fIN P• ` +0 sa u 40 SCALE:1:40 SUhAMERIN SUBDIVISION D' ZY11.INNOVATONS ne�o ora�a �■ rm r�iu »uwr� � F�R�4N.OA16 sax wra rw sz i�im¢onns ■uaA�r�rn suu us[rr 4 GC,1�N YM DFfVEWAY EXHIBIT osc so-o- vi m c 9Q1YG !I OfY City of Meridian I Department Report VII. Exhibits Fl 30 FIRTH IL SUYIiIIIIIIIILIN UI - _ -- - - - - --E-SUMMERLIN DRIVE I I I I I BULLING OENTATION RI I I 2 Z S I ;, � 1 34 L----- ------------J BLOCK 1 I } I I } # I i } # ram---- - _� 8G I 7 INI j '7 m I I a I M + 1 I I I -4 1 1 4 I 1 1 I I I sunDwr-, 1 I I I I I I ORIENTATION i i -j L J L _ J r• r r _ 12' 1 Y7 -}- BUILDING ,J T•{ RIVEWAY 1 ORIENTATION � �-} 1 6NILL91alRTfiSTREFf I BUILDING I ORIENTATOR *~"L, r----a _ ------- .I r 1 ORIENTATION _ V �,t TR 5 L----- ---- ------� 7`RL�+1 SETBACK LINE FW.) 11 IO A U 40 fIN P UMMERIM SUBDIVISION COQCIVIL INNDVATIDNS rRBFl39 CJXAL{ L........... XG XC.X XG B IERVAN.LAWO . ° rwu m ar R DRNEYMY ElHI91T �� ocozo_ is m s¢r�n oun City of Meridian Department Report VII. Exhibits 131 I e FAkTH 4 * - ! I { v xT i� Q I '+ SETRACK LINE[TIP.] R, t + I " I BUILDING I 17 + f:,*f' dRENTATION � y L:_____,___ ___,_J r..r-. - .- "" . *i • °b r----------- ----1 i F.CRIMSON CLOVER DRIVE I 12 - - - - IIuIDING CWENTATION j 6RIVEWAY{TYP" &C rq 9ulDIN6 ORIENTATION a I I I L-,___::___- I I I I I T 7 I I 71 I I 72 I � ~� 9LII.QINC � I i � I -tr F_=- OREFIfATION I } I S I - ~ a I I 7~ a I t_______________aa__a_ _ -� I I I I 1 I I I j I 17 t I I } I k I 73+G I a I I j IRRIGATION POND � - -•fir;�-{" '• I �111!62 "y 50 'Y 3 di IA 21 4 6 40 Jr s SGW F:IAO SUMMERIN SUBDIVISION CIVI L IN N OVATI D N S Q ra rese on,u C Lerl xeee x¢ r�IL: »ou a�wa.y xWRIAMADAHO 'e DRP&YMY EMENr t,c�suo- rl vcilio ��orn City of Meridian Department Report VII. Exhibits Fl 32 c64 lioeix; r-- --� r--- ---, r——————————— ———i v 12 3' 1 i i3 1 ` r BUILDING _ Y7- :_ ORIENTATION &L a 4 r___________ _ ___i a aw I m i cc o i i8 1 1s 1 I I I BUILOHG I x ORIENTATION I ' F -,Y r— — .-- 17 ' V ORNEWAY(T1lP. .s+ BUILDING 117 t._ -?".:':i ORIENTATION IF6 CLODUCROFT 3TRkIT L__________ ie -1 ~F BUILDING r 92 ORIENTATION + W W ' 19 I q ISRr BUILDING r 17 ORIENTATION M I • 5ETIJACK LINE(iYP. 7 � I I - _ )01)1124 0 0f Z 40 xo a au SUMMERIN SUBDIVISION IICIVIL INNOVATIONS y raoresa onA�e �ewc neew wo ay 1� s,c1•rtwa.q e C GR1YhN �Gx CFUVEWAr 00,191T iroo6G� Fr City of Meridian Department Report VII. Exhibits Fl 33 :`4--------------- I 1 I I 12' 1 BUILDING Fi ; -Y �� 3 133M ORIENYAYKIM F I L --—------ BLOCK, # 9 # ; ; 1 9 # Ile 12 Y R ;;:21Y d I 1 1 G I BUILDING -t I 1 1 I M ORIENTATION 1 12 I r' i _i 20',• rt� __ BURUING - ; $ ORIENTATION + L_ — _ RIVEY4AY(TYP.J ECLOUDCROFirSTRIif IT 1 7 - 2R• BUILDING 1 „ ORIENTATION R 1 — .-•r : r- ------------- rF BUILDING _ 1 r, ORIENTATION Y SETBACK LINE(TYP.) I .i II Y 1 $ 1 DI SAZ e 1 R62 I ao 20 (1 41) S ME:I M a CIVIL INNOVATIDNS T� 1 � 'T ■R ZS DYaL{ L EM.HCIR XG pY,la; ]�011 Cii18q FAREMX 13AMtl� -.- F�CK jii ri Nii MSi�mY e — 4 uerana nw CANEWAVE)HIINT �� acc sum o1 ME mama City of Meridian Department Report VII. Exhibits 134 J. Phasing Plan _._._._----______— .g R_e____•--____ Li � M ......................................... JI _------__ ;�R y�g ..r.w on�ur.� euntiFmn -0 Ge @$UMMERLIM$UiGIYI$IpM J VA � aw. nm oxoawxrrx�v.n: 4' OV9IAL mug%V1 -L"--~--"�`�'•�'�• __� nar-ice.+ x..r.R.rw� a a E _.— City of Meridian I Department Report VII. Exhibits 135 K. Building Elevations (date: 6/17/2024) Elevations Si LP "Wd 11A , City of Meridian Department Report VII. Exhibits F 36 L. Open Space Amenities A. Large Central Park(Block 6, Lot 1)-This five` acre park will UUnLain the followirp,facilities= Pool Facil itV Two Pickleball Courts + Fenced Dog Park + Dog Waste Facility Playground Climbing Rock i Seating Benches Attractive Landscaping i Two large lawn areas r. Pedestrian Pathway Aw City of Meridian Department Report VII. Exhibits 137 B. Dog Parks(Block 2, Lot8)and jBlock 7, Lot 17) + Fenced Dog Park • Waste Station * Seating Areas • Attractive landscaping C. Pathways-The Surnrnerlin Neighbor hood will include the lul low inF, pedu Lr iari pathways: 1O'Wide Regional Pathway-1,682 LF -- R- D. Older open green areas- several other open spaces will have the fallowing amenities: r Shade structures Large open grass areas * Internal Pathways + Picnic Area + Attractive Landscaping City of Meridian I Department Report VII. Exhibits 138 VIII. ADDITIONAL NOTES & DETAILS FOR STAFF REPORT MAPS,TABLES,AND CHARTS (link to Community Metrics) A. One-Mile Radius Existing Condition Notes This data is automatically derived from enterprise application and GIS databases, and exported dynamically. Date retrieved notes generally reflect data acquired or processed within the last 30- days.Analysis is based on a one-mile radius from the centroid of the identified parcel. Parcel based data excludes certain properties and represents land as it exists now. Properties considered are only those with a total assessed value greater than 0(i.e. excludes most HOA area,transitional development, government,and quasi government facilities). The following values also constrain included property acreage to reduce outliers and non-conforming instances from distorting averages: R-2<5.0; R-4<2.0; R-8< 1.0; R-15 <0.5; R-40<0.25. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. Some approved entitlements, and particularly older ones,may be constructed. Decennial population counts and household counts are based on the most recent Decennial Census. Current population and current household values are COMPASS estimates,usually for the year previous, and are based on traffic analysis zone boundaries(TAZ's). B. Mixed Use Analysis Notes This data is derived from enterprise application and GIS databases, and exported dynamically. Data considered for analysis are only those areas overlapping the overall Mixed Use boundary area. Mixed Use areas across arterial roadways are distinct, separate, and not considered as they do not meet the mixed use principles in the Comprehensive Plan(e.g.pedestrian safety, transportation efficiency, etc.). Mixed Use parcel areas may be greater or smaller than the future land use area designation boundary due parcel size,configuration,right-of-way, and other factors. Conditional Use Permits and Preliminary plat data likely include duplicate project submittals as they may be for the same project, approved at different times through multiple application types. Consider each independently or review prior application approvals. C. Service Assessment Notes This data represents existing conditions derived from our enterprise application and GIS database, exported through dynamic reporting. The system references the most recent available data from various sources, including sewer main lines, sewer trunksheds, floodplain, fire service areas and response times,police crime reporting,pathway information,existing and planned transit, roadway improvements, school and park proximity, and other resources. The tool provides context for project review,using multiple indicators consistently. Data from similar topics may vary based on different levels of review. The overall score is based on weighted criteria(not a ranked order), and the percentile score compares the parcel to others in the city(higher is better). This tool was developed as a City Council priority and outcome of the 2019 Comprehensive Plan. Scores,whether high or low, are just one data point and should not be the sole basis for decisions. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts 139 D. ACHD Roadway Infographic Notes The Ada County Highway District utilizes a number of planning and analysis tools to understand existing and future roadway conditions. • Existing Level of service(LOS).LOS indicator is a common metric to consider a driver's experience with a letter ranking from A to F.Letter A represents free flow conditions, and on the other end Level F represents forced flow with stop and go conditions. These conditions usually represent peak hour driver experience. ACHD considers Level D, stable flow,to be acceptable. The LOS does not represent conditions for bikes or pedestrians, nor indicate whether improvements: are possible; if there are acceptable tradeoffs; or if there is a reasonable cost-benefit. • Integrated Five Year Work Plan (IFYWP).The IFYWP marker(yes/no) indicates whether the specified roadway is listed in the next 5-years. This work may vary, from concept design to construction. • Capital Improvement Plan(CIP).The CIP marker(yes/no)indicates whether the specified roadway is programmed for improvement in the next 20-years. City of Meridian I Department Report VIII. Additional Notes&Details for Staff Report Maps, Tables, and Charts 140 E IDIAN;--- Applicant Presentation Vicinity and Annexation Map Rawson Canal Comprehensive Plan Rezoning Rezoning Correct DensitiesStaff Report Confirms Actual: 2.95•Up to 3 Units Per Acre•Required LDR Density:•Actual: 6.12•3 to 8 Units Per Acre•Required MDR Density:• Site Plan Density: Overall Open Space 6 additional acres code by Exceeds24% = 15.4 Ac.Summerlin West Provides:City Code Requires: Pedestrian Connectivity Regional Pathways Over One Mile of Regional Pathways Amenities(Only 13 Required)38.5 Amenity Points Regional and Internal Pathways•Two Fenced Dog Parks •Two Pickleball Courts•Climbing Dome•Two Soccer Fields•Fenced Play Structures•Community Pool • Elevations – Elevations Two Story– Elevations 8)-Additional Single Story (R– Housing Mix Map Single and Two Story–70’ x 100’ Lots -60’Single W/ Bonus–41’ x 100’ Lots Single Story–38’ x 100’ Lots 2 Story –32’ x 100’ Lots Housing Type Project Timeline Approximately 40 New Homes Per Year Staff Report Discussion Requires addition of stub across Rawson Canal•4-2 or R-8 zone with R-Replaces R•Dictates “mix of housing types”•Problematic Conditions:•Recommends Approval• Housing Types diversity of housing in the Cityprovides for a itselfmarket, this product Given our lot size, price point, and target Comprehensive Plan Policy 2.01.01G.”throughout the City“… provide for diverse housing types Housing Types Specific BlocksTypes but Staff Report not only Dictates Housing Designationsin Residential FLUM Within Each ProjectNo Requirement for a Mix of Housing Housing Types Single and Two Story–70’ x 100’ Lots -60’Single W/ Bonus–41’ x 100’ Lots Single Story–38’ x 100’ Lots 2 Story –32’ x 100’ Lots Housing Type R Correct DensitiesStaff Report Confirms Actual: 2.95•Up to 3 Units Per Acre•Required LDR Density:•Actual: 6.12•3 to 8 Units Per Acre•Required MDR Density:•4-8 vs R- Transition - Transition Columbia Road Buffer to the South- Stub to South Lack of public benefit•Two bridges to be •Removed from final:•Included in draft report•ACHD Position:Across Rawson Canal Summary Complies with Comprehensive Plan •Generous Open Space & Pathways •eighborhoodNHighly Amenitized •Mix of Housing Types• Modifications to Staff Report decisionRequires a new stub road (bridge) across Rawson Canal despite ACHD •Delete Condition 3.d •density requirements being satisfied2 in LDR areas despite -4 or R-8 with R-RRequires replacement of •Delete Condition 3.c •requirement in code or comprehensive planRequires attached or townhomes on Blocks 2, 3, and 4 despite no such •Delete Condition 2• Block Length Transportation Network Access and Sewer Cavalli Lane S Collectors Immediately Adjacent-NandW -Future E•Two Stubs from Hadler Subdivision (North)•Additional Access:•Dictates our Stub Locations (Three to this Property)•Does Not Cut Off Access Prior to Development•ACHD Report:•Met with Property Owner• Cavalli Lane Hadler Subdivision Emergency Response Times One Story Abutting Two Stories Parking Kuna School District Kuna School District.”Idaho Code, chapter 82, title 67development must comply with the provisions ofFees established for purposes of mitigating the financial impacts of “6513-Idaho Code 67 Kuna School District Enrollment as of October 2024 First Graders than High School Seniors18% fewer There are 491 th 12520 th 10402 th 8431 th 5405 st 1Current Enrollment capacity in future yearsmeans increased elementary schools Fewer students in Idaho State Board of EducationSource: KSD Project Enrollment vs Actual Enrollment https://www.kunaschools.org/50872_2TischlerBiseKuna School District Study by Source: KSD Project Enrollment Sub. Verado201012WASD703342Kuna804053337 Lots5-KMiddleHighSub.Verado.12442WASD.43145Kuna.513173337 LotsSPHTotal Fewer school age childrendemographic) = New economy (Smaller sized homes + Older buyer Buyer Demographics Students Per SchoolStudents Per Home https://www.kunaschools.org/50872_2TischlerBiseKSD Student Generation Rate by Source: Summerlin Students prediction based on past projectsDevCoSource: single family per0.124 Realistic Student Generation Rate Other Options Besides Assigned Schools 2026 is five miles away12) opens in -Valor Academy (K•mile from Summerlin West12) less than one -Gem Prep (K•CapacityTwo Public Charter Schools with schoolsthan Kuna School District closer to Summerlin West All WASD schools are West Ada School DistrictOpen Enrollment into Letter from the https://www.kunaschools.org/50872_2websiteSource: Kuna School District Kuna School District Increased Funding Voters approved KSD Supplemental 2024 by 6ptsVoters rejected KSD Levy (50%)in May March 2023 by 9ptsVoters rejected KSD bond (66.67%) in from the state (HB 521)r facilities foreceive $22.5M Kuna School District will School Capacities Kuna School DistrictSource: WestSD is close to Summerlin West Ada SD and the Kuna The boundary line between Mix of Housing Types Higher income families Two Story with three car garage buyersFamiliesTwo Story buyersEmpty Nesters, Divorced singlesSingle Story buyersMore desirable and better living for residentsPeople still want the American DreamHomeowner opportunity For Sale House W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for WaFed at Ten Mile (H-2024-0051) by Joy Patrick, Located at 688 N. Cliff Creek Ln. Application Materials: https://bit.ly/H-2024-0051 A. Request: Conditional Use Permit for a 2,435 Sq. Ft. drive-through establishment within 300 feet of a residential use. The site consists of 0.77 acres of land and is the C-C zoning district. 141 I I PUBLIC HEARING SIGN IN SHEET DATE: November 21, 2024 ITEM # ON AGENDA: 5 PROJECT NAME: WaFed at Ten Mile (H-2024-0051) 3 Your Full Name Your Full Address Representing I wish to testify a (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 1 2 3 4 5 6 7 8 9 10 11 12 13 14 COMMUNITY DEVELOPMENT C��fEPIDIAN*,­, DEPARTMENT REPORT o a H o HEARING 11/21/2024 h Legend DATE: Project Location TO: Planning&Zoning Commission :::Area of impact }= City Limits@ FROM: Nick Napoli,Associate Planner Q analysis 208-884-5533 nnapoli@meridiancity.org - APPLICANT: Joy Patrick i - __ - SUBJECT: H-2024-0051 WAFed at Ten Mile LOCATION: Located at 688 N. Cliff Creek Lane in the, NE 1/4 of the SE 1/4 of Section 10, T.3N., R1W. I. PROJECT OVERVIEW A. Summary A Conditional Use Permit(CUP) is requested for a 2,435 square foot drive drive-through establishment within 300-feet of another drive-through facility and a residential use. The site consists of 0.77-acre of land in the C-C zoning district. B. Recommendation Staff. Recommend Approval with Conditions C. Decision Commission: City of Meridian I Department Report 1. Project Overview 142 I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Vacant - Proposed Land Use(s) Financial Institution/Drive Through Establishment - Existing Zoning C-C(Community Business District) VII.A.2 Proposed Zoning C-C(Community Business District) Adopted FLUM Designation MU-C(Mixed Use Community) VII.A.3 Proposed FLUM Designation MU-C(Mixed Use Community) Table 2: Process Facts Description Details Preapplication Meeting date 5/28/2024 Neighborhood Meeting 7/25/2024 Site posting date 11/8/2024 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District iV.0 • Comments Received Yes - • Commission Action Required No - • Access N.Ten Mile Road(Arterial) - ITD Comments Received No Error! Reference source not found. Meridian Public Works Wastewater Error! Reference source not found. • Distance to Mainline Available at site • Impacts or Concerns No Meridian Public Works Water Error! Reference source not found. • Distance to Mainline Available at site • Impacts or Concerns Yes Note: See section IV. City/Agency Comments&Conditions for comments received or see public record https://weblink.meridiancity.org/WebLink/Browse.aspx?id=365370&dbid=0&redo=MeridianCitX. City of Meridian I Department Report II. Community Metrics 143 III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview This property is designated as Mixed-Use Community(MU-C) on the Future Land Use Map (FLUM). The use of a financial institution and drive-through establishment is consistent with the plan for MU-C designation. The subject site is among several commercially zone properties fronting along Ten Mile in the Mile High Pines Subdivision. The proposed use of a financial institution with a drive-through aligns with the desired uses specified within the Mixed-Use Community designation in the comprehensive plan, as noted above. In conjunction with the already approved medical office directly to the north and the current residential to the west,the proposed use satisfies the general Mixed-Use Community future land use designation for this area. A financial institution is a permitted use in the C-C zoning district but the drive through is within 300 feet of a residential district therefore a conditional use permit is required. The proposed financial institution and drive through are required to comply with UDC 11-4-3-11 and 11-4-3- 17. Table 4: Pro*ect Overview Description Details History H-2020-0099(AZ,PP,CUP),FP-2021-0013,DA Inst#2021-046525 Acreage 0.77 acre B. History The subject property is part of the Mile-High Pines Subdivision that was annexed with a concept plan in 2020. The development agreement associated with the annexation currently governs the site (DA Inst#2021-046525) and requires future development to be generally consistent with the approved site/landscape plan. The building elevations are required to be generally consistent with the approved concept elevations in size, form, scale and roof lines; at a minimum, at least(1) field material and color that matches the residential portion of the site is required. See below for analysis on compliance with the existing DA. C. Site Development and Use Analysis 1. Proposed Use Analysis (UDC 11-2): The proposed use of a financial institution and drive-through establishment aligns well with the Mixed-Use Community(MU-C) future land use designation,which supports a blend of residential, commercial, and recreational uses. By offering service options within proximity to both residential areas and existing commercial developments,this project contributes to the community's overall livability and sustainability. Specifically,it adheres to Policy 3.06.02B, which encourages and supports mixed-use areas that provide the benefits of living, shopping, dining, and working nearby,thereby reducing vehicle trips. Additionally,the proposal is consistent with Policy 3.07.02B,which recommends locating smaller-scale,neighborhood- serving commercial uses in clusters that complement and provide convenient access to nearby residential areas,while minimizing direct access to major roadways. The establishment's location adjacent to N. Ten Mile Road and within the Mile-High Pines Subdivision enhances its accessibility and supports the local commercial landscape, fulfilling the need for such amenities in the immediate and broader community. City of Meridian I Department Report III. Staff Analysis 144 2. Dimensional Standards (UDC 11-2): Development of the site shall comply with the dimensional standards of the C-C district in UDC Table 11-213-3. Staff has reviewed the proposed plans and building elevations and they comply with the required standards. 3. Specific Use Standards (UDC 11-4-3): Drive-Through Establishment: The proposed drive-through establishment is subject to the specific use standards listed in UDC 11-4-3-11, Drive-Through Establishment.All establishments providing drive-through service are required to identify the stacking lane, menu and speaker location(if applicable), and window location on the site plan. The proposed site plan depicts the stacking lane and service locations. The site plan is required to demonstrate safe pedestrian and vehicular access and circulation on the site and between adjacent properties.Pedestrian walkways are depicted on the site plan that will provide safe pedestrian connectivity to the west and the north from the sidewalk along N. Ten Mile Road. Vehicular access and circulation is provided on this site and with adjacent properties that should be safe. At a minimum,the plan is required to demonstrate compliance with the following standards: 1) Stacking lanes have sufficient capacity to prevent obstruction of driveways, drive aisles and the public right-of-way by patrons; The stacking lane provides sufficient capacity to prevent obstruction of driveways and drive aisles by patrons. 2) The stacking lane shall be a separate lane from the circulation lanes needed for access and parking, except stacking lanes may provide access to designated employee parking. The stacking lane is a separate lane from the parking and circulation lanes. 3) The stacking lane shall not be located within ten(10) feet of any residential district or existing residence; The stacking lane is not located within 10'of any residential district or residence. 4)Any stacking lane greater than one hundred(100) feet in length shall provide for an escape lane; and An escape lane is depicted on the site plan meeting this requirement. 5) The site should be designed so that the drive-through is visible from a public street for surveillance purposes. The drive-through is located on the west side of the building and is visible from N. Ten Mile Rd. Financial Institution: The proposed use is also subject to the specific use standards listed in UDC 11-4-3-17 for financial institutions,as follows: The location, access and safety features of all automated teller machines(ATMs)shall be subject to review and approval by the Meridian Police Department, and in accord with the standards set forth in section 11-3A-16 of this title. The Police Dept. has reviewed and approved the proposed site plan. All ATMs shall be deemed an accessory use to a financial institution. All approaches and entrances to ATMs should be highly visible and adequately lit so that people cannot loiter,or enter,without being seen. The addition of security cameras are highly recommended. One (1)ATM is located in the drive-through on the east side of City of Meridian I Department Report III. Staff Analysis 145 the building visible from N. Ten Mile Rd. and one (1) is located on the west side of the building visible from the parking lot and adjoining businesses. Lighting shall be provided at both ATM locations. Security cameras should be provided in all ATM locations. Self-service Uses: Any unattended,self-service uses,including,but not limited to, laundromats,automatic teller machines(ATMs),vehicle washing facilities,fuel sales facilities, and storage facilities,shall comply with the following requirements.The Meridian Police Chief or designee may approve alternative standards where it is determined that a similar or greater level of security is provided. Entrance or view of the self-service facility shall be open to the public street or to adjoining businesses and shall have low impact security lighting. The ATM located on the west side of the building is visible from the neighboring businesses and residential.; the ATM located on the east side of the building is visible from N. Ten Mile Rd. Lighting is not depicted on the elevations and shall be provided with the submittal of certificate of zoning compliance and design review. Financial transaction areas shall be oriented to and visible from an area that receives a high volume of traffic,such as a collector or arterial street. The ATM on the west side of the building is visible from Ustick Rd., an arterial street; the ATM's located on the east side of the building are not visible from a collector or arterial street but will be visible from the driveway along the east side of the property that provides access for the development via N. Ten Mile Road. Landscape shrubbery shall be limited to no more than three(3) feet in height between entrances and financial transaction areas and the public street. The Applicant should comply with this standard; modifications to the existing street buffer landscaping along N. Ten Mile Road. may be necessary. D. Design Standards Analysis 1. Landscaping (UDC 11-3B): i. Landscape buffers along streets A 25-foot wide street buffer is required along N. Ten Mile Road, an arterial road. This landscape buffer shall be landscaped per the standards in UDC 11-3B-7C. The proposed landscaping does not meet the minimum requirements.Lawn and other grasses shall not comprise of more the 65 percent of the vegetated coverage. This shall be revised with the submittal of certificate of zoning compliance and design review. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The proposed landscape plan does not meet the minimum requirements. The west landscape buffer shall be widened to 7 feet and the parking stall shall be reduced to 17 feet to provide adequate vehicle hang over. Additionally, the northern most parking stall on the west buffer shall be removed and curbing shall be extended to the next parking stall. iii. Landscape buffers to adjoining uses Landscaping is required to meet the standards of UDC 11-3B-9. The landscape plan meets the minimum requirements. iv. Storm integration City of Meridian I Department Report III. Staff Analysis 146 Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales should not be within the landscape setbacks along N. Ten Mile Road. v. Pathway landscaping Landscaping is required to be provided along all pathways per the standards listed in UDC 11-313-12C. The proposed landscape plan appears to meet the minimum requirements. 2. Parking (UDC 11-3C): i. Nonresidential parking analysis A minimum of one(1) off-street parking space is required per 500 square feet of gross floor area. Based on the 2,435 square-foot building, a minimum of 5 spaces are required. A total of 18 parking spaces are proposed exceeding the minimum requirements in the UDC. However, staff is recommending the removal of one(1)parking stall on the western buffer as it is encroaching into required open space for the neighboring multi- family development. ii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C.Bicycle parking is depicted on the plans submitted with this application that meet the requirements. 3. Building Elevations (Comp Plan,Architectural Standards Manual): Goal 2.09.03A of the Comprehensive Plan highlights establishing distinct, engaging identities within commercial and mixed-use enters through design standards to integrate commercial, multifamily,and parking areas with existing neighborhoods. In response,the developer has submitted conceptual building elevations for the proposed structure as shown in Section VII.C. Building materials consist of EIFS stucco, stone veneer, aluminum panels with the appearance of wood,parapet metal wall cap flashing, and glazing. The conceptual building elevations appear to meet guidelines set forth in the Architectural Standards Manual. The final design is required to comply with the Architectural Standards Manual for Commercial Design Guidelines. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goal 6.01.0213 focuses on minimizing access points to arterial streets by implementing strategies like cross-access agreements,access management, and developing frontage and backage roads,while enhancing connectivity between local and collector streets. The site plan includes a single access point via a private drive aisle(W. Treva Lane)on the southern side, along with cross-access to the property to the north. Vehicles will enter from the south, with parking available on the west side of the building and a drive-through option on the eastern side. An escape lane is also provided on the east side(along Ten Mile)to meet regulatory requirements. 2. Sidewalks and Pathways (UDC 11-3A-17): The proposed plan includes a pedestrian walkway from the main walkway on the north side of the building connecting to the main entrance on the west side of the building. Where pedestrian walkways cross vehicular driving surfaces,they're required to be distinguished from the vehicular driving surface through the use of pavers, colored or scored concrete, or bricks as set forth in UDC 11-3A-19B.4. The site/landscape plan submitted do not reflect compliance with this standard and shall be revised with the certificate ofzoning compliance City of Meridian I Department Report 111. Staff Analysis 147 and design review.Additionally, staff recommends moving pedestrian connections on the north portion on the site to the south to better align with the existing sidewalk to the west. This will reduce the landscaping between the pathway and drive through exit. F. Services Analysis 1. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided as set forth in UDC 11- 3A-15. 2. Storm Drainage (UDC 11-3A-18): Storm drainage is required to comply with the standards listed in UDC 11-3A-18. Drainage swales shall not be within the street landscape buffer along N. Ten Mile Road. 3. Utilities (Comp Plan, UDC I1-3A-21): Both the Comp Plan and the UDC outline policies and regulations for extending and connecting to City utilities. Goal 3.03.03G of the Plan requires that urban infrastructure be provided for all new developments, including curb and gutter, sidewalks, and water and sewer utilities. Additionally, all utilities for the proposed development must be installed in accordance with the standards specified in UDC 11-3A-21. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division 1. Future development of this site shall comply with the previous conditions of approval and terms of H-2020-0099(AZ,PP, CUP),FP-2021-0013,DA Inst#2021-046525, and the conditions contained herein. 2. The site plan and/or landscape plan, as applicable, shall be revised with the certificate of zoning compliance application as follows: - The west landscape buffer shall be widened to 7 feet and the parking stall shall be reduced to 17 feet to provide adequate vehicle hangover. - Revise the eastern landscape buffer to incorporate a variety of vegetation coverage as lawn and other grasses shall not comprise of more the 65 percent of the vegetated coverage. - A tree shall be depicted in the planter island to the northwest of the trash enclosure. - Delineate the pedestrian connection through the drive aisle with the use of pavers or stamped and colored concrete. - Shift the northern pedestrian connection to the south to better align with the existing pedestrian connection on the western portion of the site. - Remove the northernmost parking stall on the western landscape buffer and provide landscaping in lieu of the stall per the recorded development agreement. 3. Compliance with the standards listed in UDC 11-4-3-17 and 11-4-3-11 is required. 4. Preserve and protect the existing landscaping on the north and east buffers of the site during construction,per UDC 11-313-10. 5. The building elevations shall be revised to incorporate additional lighting around the ATM's for surveillance purposes. 6. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed use prior to submittal of a building permit application. The design of the site and structure shall comply with the standards listed in UDC 11-3A-19;the design standards listed in the Architectural Standards Manual and with the Development Agreement. City of Meridian I Department Report IV. City/Agency Comments &Conditions 148 7. The conditional use permit is valid for a maximum period of two (2)years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval,and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F. B. Irrigation Districts 1. Nampa&Meridian Irrigation District I Imo 9� fAw"Mac Z%gwa !3in FR57S;RMr3rX'IH 7WVA.JCA[G 86651 i3F3 FAX VABAO&M rnidwp r Lr W I.2024 04CP +.eraa 7P►M4-0hIS Avcflur.Mir 102 hlrrid�f.XI1 IL3bla•'lr l o i 11.30244 6UV AN4 al Ten Mi1a;6W%c liff c'.,,rk Ire 7a Whom It May Ca OMM: I'rovlding dl ZMM draknr 6 rawtd erwsaa thm mit be no pMp4KI to%4LF t#Meridian hell qF fNadc[fNMID1.Tb&mfmv-.ir.Fa4mr mvie r will 64 regained m Lhik.iimw. If An yuefacc 4ferir� l"vcti Iha eiko-NmLU tC4W17t1L■fiw Lind UW ChWW APP14=10n fur MdCW prior rn fipd P101inlp All privim ImWolp aad*awle+ay%igLlxt.#C DMl"jj kj.h in IhM irri&fiup wolfs be a%lituNc 10 d]deve6opmenes widlin 3+MID,Drmlerpem mua oomr4y with ldahn Cody 31- NO. P9rarranll with rnw f+i he 4LWAt6oaa rt 1209).168-0661 SLN=WJy, Lk" > I}wid T.Dr►w11 A n.Wow Supmnkmd= ?+o".k Meridian Irr♦so wn Diawa DTW wl C4 OffkW'File ' A*waw,h ar+hE,rS ��R9hw'acfm xI UX I ioeerK,�'sarR �,' City of Meridian Department Report IV. City/Agency Comments &Conditions 149 C. Ada County Highway District(ACHD) ACHD %N21�aL mo k4 Coff miwI r r JiRS nil%C6 hYrtbiiOYrcr ZV& Hint Gbk thorpt C6wmikmo r Dave MrlSinney,Commb!iwwr OCtiaber 1,2 4 To-. Joy Patrick nriftmier Archlteot& 7983 NE Leary Way Redmond,WA98052 Subject: MER24-DO99 I H-2024-t}d51 688 N Cliff Creek Lane wAFed at Ton Mile The Ada County Highway district (ACHD) has reviewed the submitted application For the application referenced above and has determined that 11119r$are no improvements required to the adjacent street(&}. The appllearrt shall be required to: 1. Pay a traffic impact fee,if applicable. Forany questions regarding the traffic impactfee please contact AGHD-s Impact Fee Administrator at imaactreesoachdidaho-or - 2, if applicable,a traffic impact fee shall be assessed by ACHD and will be due prior to the issuance of a building permit by the lead agency- This is a separate review process and k is the applicant's responsibility to submit plans directly to ACHD. 3, Paymernl can be accepted over the phone by calling (208)387-6170 or can be&onV delivered to the following address: Ada County Highway District Attn- Dovalopment Services 1301 N Orchard St,Suite 200 Bolse, 10 83 706 Reference the file number above when making the payment Please note: o Fees are subject to change if not paid prior to October V o All card payments are subject to a 3%prooessing fee All a-check payments are subject to a$1.50 processing fee 4. Submit a driveway approach request fcr any proposed driveways. Driveway approach permits can be found at: httas:lIwww.a ohdidaho.orfVhomelshowyu bl isheddor-u menOSM36245965711800000 5. Comply with all,ACHD Policies and ACHD Standard Conditions of Approval for any improvements or work in the right-of-way. 6. Obtain a permit fcr any work in the right-of-way prior to the construction,repair,or installafion of any roadway improvaments(curbr gutter, sidewalk, pavement widening,driveways,culverts,a1c-)- City of Meridian I Department Report IV. City/Agency Comments &Conditions 150 Standard Conditions of Approval 1, All proposed irrigation facilities shall be located outside of the ACHD right-of-way (Including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2, Private Utilities including sewer or water systems are prohibited frxn being located wlthln the ACHD right-of-way. 3. In accordance with district policy, T203.3,the applicant may be required to update any existing non--compliant pedestrian irrmprovementtx abutting the site to meat current Public Right-of-Way Accessibility Guidelines (PRGINAG) requirements, The aeelicanl's engineer should nroyid documentation of compliance to District Development Review staff for review, 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development_ Contact Construction Services at 208-387-6280 (wish file number}for details. S. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas_ 6, All utility relocalion casts associated with Improving street fronlages abutting the rile shall be home by the developer_ 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way_ The applicant at no cost to AC HD shal I repa it existing utilities damaged by 11he applica nt_ The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground wlthln ACHD right-of-way, The applicant shall contact ACHD Traffic Gperatlons 387.6190 in the event any ACHD conduits(spare OF filled)are compromised during any phase of construction. a. Utility street cuts in pavement less than Five years old are not allowed unless approved in writing by the Oistrlct, Conlact the District's Utlllty Coordirialor at 208-387-6258(with file numbers) for details. 9. All design and construction shall be in accordlance with the ACHa Policy Manual, I5PVVO Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically wahred herein. An engineer registered In the State of Idaho steal I prepare and certify all improvement plans, 10_ Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and oonditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of ACHID. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future,ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this appbicatranr shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at dial time unless a waivertvariance of the requirements or other legal relief i6 granted by the ACHD Commission, V. FINDINGS A. Conditional Use(UDC 11-5B-6E) The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds the site is large enough to accommodate the proposed development and meet all dimensional and development regulations of the C-C zoning district. City of Meridian I Department Report V. Findings 151 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffinds the proposed financial institution with a drive-through will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section IV of this report. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Stafffinds the design, construction, operation and maintenance of the proposed use will be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Stafffinds the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section IV of this report. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures, refuse disposal,water,and sewer. Stafffinds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Stafffinds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Stafffinds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. Stafffinds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: This finding is not applicable. 10. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, This finding is not applicable. 11. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This finding is not applicable. City of Meridian I Department Report V. Findings 152 VI. ACTION A. Staff: Staff recommends approval of the proposed Conditional Use Permit per the provisions included in Section IV in accord with the Findings in Section V. B. Commission: Pending City of Meridian I Department Report VI. 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I q-mu.�4...unnn.n. �. /i V u .\*N ,.�•In q� Iiuriiiillllla a r■■■■nn Q ai _ u ��:::=u,i■ - 'l a1 �� i..,.i l�. --:'}'irl■I:: M k11. � ph2m .:-r.:E...r.::. ,• •. 1 J 1■ ruNq a'� � unnnuurrl ,`''kn�'-1•i' • .�=. �_ W-: �'�1='6�i.�y 'a +ooaq_•' '� urrryala.�1 'y.,u, ..� •r-:: ❑'ra�-�i�r�r�.' Zr+ J 'Ylr I i r .�nr L�•��.Z. - .,fin ,a nuns""• -7.rrr�! IIIIIEIVw n�iu�:miirrm. ME �� � ,1■fir aA1V•Hw ,ifrru�n p° - .mil' tit � .\�ryr�•E. B. Service Accessibility Report Overall Score: 38 98th Percentile Description ■ ■ Lccation In City Limits GREE Extension Sewer Trunkshed mains r 500 ft. from parcel GREEN Floodplain Either not within the 100 yrfloodplain or > 2 acres GREEN Emergency Services Fire Response time < 5 min. GREEN Emergency Services Police Meets response time goals most of the time GREEN Pathways Within 1/4 mile of current pathways GREEN Transit Within 1/4 mile of future transit route YELLMV Arterial Road Buildout Status Ultimate configuration (#of lanes in master streets GREEN plan) matches existing {# of lanes) School Walking Proximity Within 1/2 mile walking GREEN Either a High School or College within 2 miles OR a School Drivability Middle or Elementary School within 1 mile driving GREEN (existing or future) Either a Regional Park within 1 mile OR a Community ParkWalkability Park within 1/2 mile OR a Neighborhood Park Wthin GREEN 1/4 mile walking City of Meridian I Department Report VII. Exhibits 156 C. Site Plan(date: 9/18/2024) CITY APPROVAL STAMPS ORIFTMIER Rv LLI IM , 2 0 LLI •��: em —�ate. -- --.. ~ f SITE PLAN NOTES - 1 a - ; ~I I LL LL Tr ; VICNffY MAP SffE PLAN 9 JNA D. Landscape Plan (date: 8/23/2024) _:.---------------- -------- ---------------- i I 3 1 �mGTCH V.LVF MEN LLRBLW TO MLLE*N PNtr_EIL 51ALL ~•O. ] E REPAIR P—WD WUN PE _ I i YGi W"W_RT?Sr �Qx � oQ I i wru�vnc _..i' wNLIFF�fi�IN - nE�ow{o cxa City of Meridian Department Report VII. Exhibits 157 E. Building Elevations(date: 9/18/2024) CITY APPROVAL STAWS DRIFTNIER EXT.ELEVATION NOTE5 ` 1 ..,..... LLI •�.,�.a.•,~�..e®ww....e ....�....... -�... .,...mom.., m rc ---AIR RARTTIER NOTES 1 FRONT ELEVATION 2 LL = ■ �,m.... F. ov.m..ar, . 7 7--_-_- EXT MATERIAL SCHEOIILE ""` DRIVE THRIA CANOPY ELEVATION CTSY APPROVAL STAi1PS �\ 9 Ui DRIFTMIIER O J - � a =� F NORTH @EVATM 2 LL LL Q Q U 1 I m o SOLRH ELEVATION 6 City of Meridian Department Report VII. Exhibits 158 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Initial Point Gallery Presentation 159 **4Meridian Commission 21025 Initial Point Gallcry Schedule Regular Gallery Hours: Monday - Friday 8:00 AM - 5:00 PM MONTH ARTIST(S) /ORGANIZATION RECEPTION METAPHOR Tuesday, (December 3 - January 31) Treasure Valley Artists Alliance i7 December 3, 2024 FEBRUARY 2025 INVERTED REALITY Tuesday, Artists: Devon William Smith, Rachel February 4 (February 4 - February 28) Reynolds, GregoryAhley Newman, 4:30 - 7:00 PM Mary Ann Fraser and Leslie Jay Bosch MARCH 2025 LAND LINES - • . Antonia(March 4 - March 28) Artists: -• Beth Trott, • Stephanie APRIL 2025 OF LEAF AND PETAL Tuesday, Artists: Claire Remsberg, Jessie April 1 (April 1 - April 25) Swimeley, Cindi Walton, Jill Storey, 4:30 - 7:00 PM Mary Arnold, and Suzi Butler MAY 2025 WEST ADA SCHOOL Tuesday, DISTRICT ART SHOW May 6 (April 29 - May 19) 4:30 - 7:00 PM DUSTY CHAPS AND COWBOY IDAHO"S RANCHING AND - •D • HERITAGE June3 Pune 3 - August 1) Boise Open Studios Collective 4:30 - 7:00 PM Organization (:• • AUGUST 2025 MYTHS AND MORALS Tuesday, Artists: Brecken Bird, Nikita August 5 (August 5 - August 28) Budkov, and Reba Robinson 4:30 - 7:00 PM LARGE A4EN WITH SA4ALL • OCTOBER 2025BRUSHES - • (September 2 - October 31) Artists: Scott Muscolo, Roy Gover, September 2 Hugh Mossman, Dennis Hazlett, Don 4:30 - 7:00 PM • Andrew F• •- r NOVEMBER 2025 ROCK, PAPER, SCISSORS, WOOD! Wednesday, Artists: Elizabeth Hilton, Stephen November 5 (November 5 - November 28) Purcell, Jennifer Moramarco, Rick 4:30 - 7:00 PM Newman, and Betty Hayzlett DECEMBER - JANUARY 2026 PURPLE PLUS Tuesday, December 2 (December 2 - January 30) Treasure Valley Artist Alliance 4:30 - 7:00 PM t A ■ For information on our Call to Artists, 0 0 updated schedules, and othergallery announcements, please visit ' meridian city.org/gallery • MERIDIANCITY.ORG/GALLERY 21 INITIAL POINT GALLERY 2024 #iUMAN _ r IM I 1 N J r OP LESLI E JAY BOSCH .ARTIST RL("_-A EATTION \ WEDN ESDAY, NOVEM BER 6 1 4.30 — 7.00 PM V �.XHIRIT ON DISPLA)I " NOVEM BER S — NOVEM BER 29 M ERI DIAN CITY HALL, TH I RD FLOOR 33 EAST BROADWAY AVE. MERIDIAN, I DAHO 83642 JOHAN RODRIGUEZ AYALA r Meridian Commission r 0 Noon 0 ■ 0 SoMoo } M I C H E LLE GRACE MERIDIANCITY.ORG/GALLERY