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2018-06-21 M ER I D I A N P LA N N I N G A ND ZONI NG COM MISSI ON M EET I N G AGEN DA City C ouncil C hamber s 33 E ast Br oadway Av enue M eridian, Idaho T hur sday, J une 21, 2018 at 6:00 P M Item 1: Roll-Call Attendance __X__ Lisa Holland __X__ Steven Yearsley __O__ Gregory Wilson __X__ Ryan Fitzgerald __O__ Jessica Perrault __X__ Bill Cassinelli __X__ Rhonda McCarvel - Chairperson Item 2: Adoption of Agenda Adopted Item 3. Consent Ag enda [Action Item] A. F indings of F act, C onclusion of L aw for P aramount S elf-S torage (H-2018-0 03 3) by Brighton C orpor ation, Inc. L oc ated at the North Side of E. Ar ch erfield S t. West of N. M eridian Rd. B. Approve M inutes of J une 6, 20 18 Planning and Zoning Commission M eeting Approved Item 4: Action Items L a n d U se P u b lic H ea rin g P rocess: After th e P u b lic H ea rin g is open ed the sta ff rep ort will b e p resen ted b y th e a ssig n ed city pla n n er. F ollowin g S ta ff's rep ort th e a p p lica n t h a s u p to 1 5 min u tes to p resen t th eir app lication . E a ch memb er of th e p u b lic ma y p rovid e testim ony u p to 3 min u tes or if th ey a re rep resen tin g a la rg er g rou p, su ch a s a H omeow ners Association, th ey a re allowed 1 0 minutes. T h e a p p lica n t is th en a llowed 1 0 addition a l min u tes to resp on d to th e pub lic's commen ts. N o add ition a l pub lic testimon y is ta ken on ce th e public h ea rin g is closed. A. Public Hearing Continued from May 17, 2018 for Cherry Blossom Recommend Approval to Council S ubdivision (H-2018-0018) by J ayo L and D evelopment C ompany, L o c ated at 615 W. C herr y L ane 1. Request: A R ezone of 10.74 Acres of L and f rom the R -4 to the R-8 Z oning District; and 2. Request: A P reliminary Plat C onsisting of 47 S ingle-Family Residential B uilding L ots and 11 C ommon L ots on 10.25 A cres of L and in the Proposed R -8 Zoning D istrict Recommend Approval to Council B. P ublic Hearing for S odalicious (H-2 01 8-0046) by 10th & F air view, L o c ated at 1035 E. F airview Ave. 1. Request: A n A nnexation and Zoning of 0.36 of an Acre of Land f rom the R UT to the C -G Zoning D istrict Recommend Approval to Council C. P ublic Hearing for Gr aycliff E states (H-2018-005 4) by S tar D evelopment, Inc. L ocated West of S . M er idian Rd/S.H. 6 9, on the S outh Side of W. Harris S t. 1. Request: A D evelopment A greement Modification to Reflect an I ncrease of Building L ots and C hange in O pen Space C onsistent with the Proposed P reliminary Plat; and 2. Request: P reliminary P lat Consisting of 136 B uilding L ots and 9 Common L ots on 52.46 Acres of L and in the R-8 and R -40 Zoning D istricts Recommend Approval to Council D. P ublic Hearing C ontinued fr om J une 6, 2018 for K eep S ubdivision (H-2 018-0 043) b y J ack L . Hammond L ocated at the S W C or ner of E. L ake Hazel Rd. and S . E agle Rd. 1. Request: A nnexation and Z oning of 60.55 Acres of L and (7.07 to R-8 and 53.47 to R -2) to the R-2 and R -8 Z oning Districts; and, 2. Request: A P reliminary P lat C onsisting of 59 S ingle Family Residential L ots, and 10 C ommon L ots on A pproximately 53.47 A cres in the P roposed R-2 and R -8 Z oning D is tricts Recommend Approval to Council E. P ublic Hearing for C ompass Char ter S chool (H-2018-0048) by B ouma US A, L ocated at the northea st cor ner of W. F r anklin Rd. and S. Black C at Rd. 1. Request: A n Amendment to the C omprehensive P lan Future L and Use Map to C hange the L and Use Designation on 25.05 Acres of L ane from Medium-High D ensity Residential and Park to Mixed E mployment; and 2. Request: A nnexation and Zoning of 21.93 Acres of L and f rom RUT to the ME (Mixed E mployment) Zoning D istrict M eeting Adjourned 8:28 P M Meridian Planning and Zoning Meeting June 21, 2018. Meeting of the Meridian Planning and Zoning Commission of June 21, 2018, was called to order at 6:00 p.m. by Chairman Rhonda McCarvel. Members Present: Chairman Rhonda McCarvel, Commissioner Steven Yearsley, Commissioner Ryan Fitzgerald, Commissioner Bill Cassinelli and Commissioner Lisa Holland. Members Absent: Commissioner Gregory Wilson and Commissioner Jessica Perreault. Others Present: Chris Johnson, Andrea Pogue, Bill Parsons, Sonya Allen, Josh Beach and Dean Willis. Item 1: Roll-call Attendance __X____ Lisa Holland ___X___ Steven Yearsley ______ Gregory Wilson ___X___ Ryan Fitzgerald ______ Jessica Perreault ___X___ Bill Cassinelli ___X___ Rhonda McCarvel - Chairman McCarvel: All right. Good evening, ladies and gentlemen. At this time I would like to call to order the regularly scheduled meeting of the Meridian Planning and Zoning Commission on April 21st, 2018, and let's begin with roll call. Item 2: Adoption of Agenda Johnson: Thank you, Madam Chair. For the record it's June 21st. McCarvel: What did I say? Johnson: April. But that's okay. McCarvel: Thank you. Johnson: Start over. My apologies. McCarvel: The first item on the agenda is the adoption of the agenda. We have no changes, so can I get a motion to adopt the agenda? Holland: So moved. Meridian Planning & Zoning Commission June 21, 2018 Page 2 of 49 Cassinelli: Second. McCarvel: It has been moved and seconded to adopt agenda. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Item 3. Consent Agenda [Action Item] A. Findings of Fact, Conclusion of Law for Paramount Self- Storage H-2018-0033) by Brighton Corporation, Inc. Located at the North Side of E. Archerfield St. West of N. Meridian Rd. B. Approve Minutes of June 6, 2018 Planning and Zoning Commission Meeting McCarvel: Next item on the agenda is the Consent Agenda and we have two items on the Consent Agenda. We have the approval of minutes for the June 2nd -- 6th meeting and Findings of Fact and Conclusions of Law for Paramount Self Storage. Can I get a motion to accept the Consent Agenda as presented? Fitzgerald: So moved. Holland: Second. McCarvel: It has been moved and seconded to adopt the Consent Agenda. All those in favor say aye. Opposed. Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. McCarvel: So, at this time I would like to briefly explain the public hearing process for this evening. We will open each item individually and, then, start with the staff report. The staff will report their findings regarding how the item adheres to our Comprehensive Plan and Uniform Development Code, with the staff's recommendations. After the staff has made their presentation the applicant will come forward and -- to present their case for approval of their application and respond any staff comments. The applicant will have 15 minutes to do so. After the applicant has finished we will open to public testimony and there is a sign-up sheet and -- iPad in the back as you came in for anyone wishing to testify. Any person testifying will come forward and be allowed three minutes and there is a timer on the screen at the podium and a bell will ring at the end of your three minutes. If they are speaking for a larger group, like an HOA, and there is a show of hands to represent that group, they will be given up to ten minutes. After all testimony has been heard, the applicant will be given another ten minutes to have the opportunity to come back and respond if they desire. After that we will close the public Meridian Planning & Zoning Commission June 21, 2018 Page 3 of 49 hearing and the Commissioners will have the opportunity to discuss and, hopefully, be able to make a recommendation to City Council. Item 4: Action Items A. Public Hearing Continued from May 17, 2018 for Cherry Blossom Subdivision (H-2018-0018) by Jayo Land Development Company, Located at 615 W. Cherry Lane 1. Request: A Rezone of 10.74 Acres of Land from the R -4 to the R-8 Zoning District; and 2. Request: A Preliminary Plat Consisting of 47 Single-Family Residential Building Lots and 11 Common Lots on 10.25 Acres of Land in the Proposed R -8 Zoning District McCarvel: So, at this time we will continue with the first item on the agenda, which is H- 2018 -- Cherry Blossom Subdivision and we will begin with the staff report. Parsons: Thank you, Madam Chair, Members of the Commission. This is the first item on the agenda this evening, which is the Cherry Blossom Subdivision, as you mentioned, and I would also let you know that it has been continued from the previous two hearings and so tonight for those in the audience we are actually going to hear this this evening. It was my understanding that the developer went back to the neighborhood, reduced some of the lots, and tried to ease some of the tension some of the neighbors had based on their public testimony that they presented on the public record. So, some of the history on this property. The applicant is here this evening to discuss rezoning the property and getting approval of a preliminary plat. The site consists of 10.25 acres of land, currently zoned R-4, and it's located at 615 West Cherry Lane. The surrounding land uses. We have to the northwest Cherry Lane and single family properties, zoned L-O and west, south, and east we have single family residential property, zoned R-4 and R-8. And some -- a little history on this site. This property was annexed in 1959, so it's -- it's been R-4 for quite some time. The Comprehensive Plan designation for this particular property is medium density residential and as you all know that -- basically in that -- in our Comprehensive Plan medium density residential is three to eight dwelling units to the acre is the anticipated density that we could see develop on this particular property. So, the summary of the application. The applicant is proposing, again, to rezone 10.74 acres of land from the R-8 -- or, excuse me -- the R-4 zoning district to the R-8 zoning district, consistent with the future land use map designation for medium density residential. Concurrently they submitted a preliminary plat that consists of 47 single family residential lots and 11 common lots on 10.25 acres of land. Gross density for the development is 4.6 dwelling units to the acre, which falls within that anticipated density range of that future land use designation. Homes in this development are proposed to be single story and develop -- and the entire project is proposed to develop in a single phase. So, the previous version that staff was working on a couple months ago before the continuances had several more lots. The applicant Meridian Planning & Zoning Commission June 21, 2018 Page 4 of 49 has gone back to the drawing board and this is, again, a revised plat and the developer has decreased the number of lots. Their previous application did indicate 51 residential lots and, again, the plat before you this evening does contain 47. Access to this property is proposed from West McFadden Road -- or Avenue, a stub street at the northeast corner of the site, and we also have access to Northwest 7th Street here, if you can see my cursor. And, then, there is three lots here in the southeast corner that don't directly have access to 4th Street, because there is an adjacent parcel or single- family home in -- in lieu of that blocking them from getting access, but the applicant does have a recorded easement for a single lot to have access to 4th Street. So, the application before you this evening shows three lots. So, staff has a condition in the staff report that requires them to gain cross-access from the adjoining property and that is a condition that they provide that to us with their final plat submittal. Because this site does -- is over five acres in size, they are required to provide the ten percent open space per the UDC. The plat before you this evening depicts a total of 1.1 acres or 10.8 percent qualified open space and the code also requires that they have one amenity. So, currently the only amenity that they are proposing is a segment of a multi-use pathway, which is basically a ten foot wide attached sidewalk along this portion of the road. And because this is a rezone and we feel there should be some more amenities as part of this development, staff is recommending that the developer provide an additional amenity as part of the rezone application. We have suggested a tot lot or at least something comparable to that style amenity, if it's -- if Commission is in agreement with that condition this evening. As you all know and as I alluded to in the opening rebuttal or opening testimony this evening, I did let you know that we have received quite a bit of opposition -- or testimony in opposition of this project and, hopefully, a lot of those concerns have been addressed with the revised plat. Because his property is consistent with the proposed R-8 zone as far as a lot and dimensional sizes and does comply with the Comprehensive Plan density requirements, staff is recommending approval of the rezone and the preliminary plat that's before you this evening. I will conclude my presentation and stand for any questions you may have. McCarvel: Thank you. Any questions for staff? Okay. Would the applicant like to come forward? And, please, state your name and address for the record. Hold on. Is it -- okay. Just got to get real close to it. No, it's not working. Try the other one. Breckon: John Breckon. Breckon Land Design. 6661 North Glenwood Street, Garden City. So, like Bill was saying, we initially had proposed more lots in the development and that was met by some opposition by the neighbors and so since, then, we have -- we had another neighborhood meeting and presented two options. One it was an R-4 and one was an R-8. The larger lots and the smaller lots. And discussed options for single story versus two story homes. And, then, after that I had another meeting offline at my office with some of the folks from the -- from the neighborhood and we discussed the options as well and, then, there was another meeting with the developer and some of these folks and so we have kind of -- I think we have gone through and tried to address all their concerns to be good neighbors. I -- I really don't have much more to add than what -- what Bill said there. I would stand for questions. Meridian Planning & Zoning Commission June 21, 2018 Page 5 of 49 McCarvel: I guess if you could address staff concern on the additional amenity and where you plan to put that. Breckon: Yes. Be glad to add an additional amenity. I have not had a chance to talk to staff about what that might be. A tot lot was -- was in the report. If that's -- that would be acceptable. I guess a question -- there may be something else, but that's fine. McCarvel: Any other questions for the applicant? Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: I know this is -- at least the renderings look a lot like Mr. Jayo's project over off of Locust Grove -- or off of Meridian. I'm sorry. Breckon: Yes. For -- Fitzgerald: Is that -- is it kind of a concept for an older community or in regards to a tot lot and those kind of things or is there another -- is that where you guys are headed in your -- Breckon: That's a great point. So, maybe just to speak to that. Yes, this is modeled after La Mirada -- Fitzgerald: Thank you. Breckon: -- if you're familiar with that development. The intent is to build a similar -- similar type homes. As you can see, you know, these -- and for them to be single story, that was one of the concerns, two story homes adjacent to the neighbors would, you know, shade and be too close to the fence and so one of the concessions was to -- to land on the single story. They would be -- you know. And as such the single story -- now, this is just based on what's been -- how La Mirada has -- has been built out and -- and the -- the people who have purchased those homes -- typically it's people that are 55 and older and why it's not -- while it's not specifically designated 55 and older, 55 and older folks typically downsize and, then, want to buy a single story home or it may be a young couple who doesn't have a family. Two story homes are -- are typically purchased by families who have children and so we -- we expect with the type of homes that are intended to be built that the majority of folks purchasing these will be 55 and older demographic. Fitzgerald: Madam Chair, follow up. McCarvel: Yeah. Meridian Planning & Zoning Commission June 21, 2018 Page 6 of 49 Fitzgerald: So, as in La Mirada are you taking care of all the landscaping as they do in that neighborhood or -- Breckon: Well, I don't know for sure if -- if all the landscape around -- you know, they will be -- that hasn't been landed on, but, yeah, it's -- the common space will be and -- Fitzgerald: And you're okay with adding the one story into a development agreement or -- Breckon: Yes. Fitzgerald: So, you're -- so there is certainty among the neighborhood. Okay. Thank you. McCarvel: So, I'm wondering if the anticipated demographic of this is 55 and over, is a tot lot the best amenity for that or -- Breckon: That would be my question. McCarvel: Yeah. Breckon: I would agree. I would be open to suggestions, but be glad to provide an additional amenity McCarvel: Okay. Yeah. I think something more or comparable to your anticipated demographic would be -- Breckon: Maybe some exercise equipment, a gazebo or -- McCarvel: Yeah. Commissioner Fitzgerald thinks a Bocce ball court. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: What are the proposed sizes -- home sizes? Breckon: I believe they are in the 1,800 to 2,200 square feet, but I am not a hundred percent sure about that. I -- actually, I brought with me some of the examples of the homes, which are -- it looks to be the same as -- as what's on the screen and I believe there may be -- let's see what we have here. Well, that one is 2,500 square feet. That one is 2,000. You know, I think we can safely say there is a three to four bedroom, two bath. This one is 1,987. This one is 1,800. McCarvel: Okay. Meridian Planning & Zoning Commission June 21, 2018 Page 7 of 49 Breckon: So -- McCarvel: Any other questions for the applicant? Okay. Thank you. Breckon: Thank you. McCarvel: So, at this time we will take public testimony. You want to go ahead and read the names? Johnson: First is Howey Long. McCarvel: And, please, state your name and address for the record. Long: Howey Long. 1205 Northwest 4th in Meridian. On the corner of Washington. McCarvel: Okay. Go ahead. Long: Can you hear me okay? McCarvel: Yeah. Long: All right. I will go ahead. There is the timer. I want to appreciate you all being here and the volunteer service you give. I think that's really cool. And I appreciate that the neighborhood finally gets voice to express their concerns. I think that's nice of you to give us that time. I'm going to take an unpopular stance here and stand in affirmation -- firm affirmation of this plan. I want to tell you why, then, I want to talk to the audience a little bit. But first of all, I could say that the developer and the owner of the property has met with us several times, once in the beginning of this, once with the neighborhood where they brought forth two plans, an R-4 and R-8 to show the neighborhood what was going to happen. They have also met with me privately and four or five people from the neighborhood. They have always been very cordial, accepting of us, and they answer all the phone calls and e-mails I have made. They have made plenty of concessions going from high 60s, to 50, now 40 homes and I just think a lot of them. One of the things that we did -- I held two public -- or we had two public meetings at a church in the neighborhood and we discussed it and one of the things the neighborhood said if we get an R-8, similar to this neighborhood -- can you see where I'm pointing here -- that they would be happy with this, because we were worried about high density population there in the neighborhood and we did that and we are grateful for that. Let me just check my notes here real quick. I have also spent a lot of time there in La Mirada just looking around, because I want to make sure when I represent these people -- I have an e-mail list of over 50 people I talked to you and ten to 15 people I talk to consistently. Not all of those are in favor, but I have that voice with them and when I have been to La Mirada. The demographics that the developer is saying is true. I see how many cars are parked there. I see people come into their houses and I know that people at this level are going to do demographics and marketing to know who they are selling to. So, going forward with that, I appreciate what they have done. I appreciate that they have given us a Meridian Planning & Zoning Commission June 21, 2018 Page 8 of 49 smaller -- less houses. Single story was one of our big concerns. That fences all along the borders to our neighborhood is really cool and they also talked about the traffic, helping us with ACHD and the traffic. So, I appreciate the steps they have made. They have always given us concessions with our voice and that's really great. Now, I just need to talk to the neighborhood with the few seconds I have left here. Going forward there is a lot of things that we wanted for this property that the developer could not give us. It wasn't in their ability, it wasn't their legal right. But they talked to me about where to get that and we as a neighborhood need to work together in the politically correct way to talk to ACHD. We need to continue this discussion, so that those other amenities can happen. So, I feel the developer has done what they needed to do and supported us in our actions. The neighborhood supported each other. We came together as a neighborhood and I know that as we go forward with the City Council, with the other development plans for the other entities, power, gas, ACHD, that we can continue to work as a city and as a group to make these things happen. I appreciate my neighbors. McCarvel: Sir. Long: We have got a lot of good people here and we are grateful for what you do, too. Any questions I can take from you? McCarvel: We are good. Thank you. Johnson: Wyatt Dryden. Dryden: I know it looks like I wrote an essay here. McCarvel: Please state your name and address for the record. Dryden: My name is Wyatt Dryden. I live at 1324 West 7th Street. Nobody paid me to say this, but I just wanted to say that I think Doug Jayo and John Breckon have been pretty fair with us. They have been respectful and -- and listened to us when they didn't need to and they have been real cooperative against us neighbors in the opposition to this proposal and I know they are just doing what's best for them, but like those of us in the neighborhood are doing what's best for our neighborhood and our children and families. Most of our concerns is the increase in traffic and how that will impact -- impact our area and if this passes I would hope that everybody involved would participate with our -- our communication with ACHD and help us get a -- possibly a three-way stop on 7th where the crosswalk is and the entry to the development and that is already a dangerous area and this is just going to make it worse and even though the developer and builder want to be -- put the nicest HOA money can buy in here, I just want those voting for this that represent Meridian to realize that this development will be built in the middle of a historical neighborhood of Meridian and these HOAs are -- they are everywhere in town and I just hope the city does not one day regret how this will forever change the character of original Meridian. That is all I got. McCarvel: Thank you. Meridian Planning & Zoning Commission June 21, 2018 Page 9 of 49 Dryden: Thank you. Johnson: Ingrid Dryden. I.Dryden: Hello, Commissioners. My name is Ingrid Dryden. I live at 1324 West 7th and I just wanted to ask you one simple question. Have you ever looked at a picture and noticed that something looks off or wrong? Because if you have, then, you know how I feel about this development, the development happening in -- in our neighborhood. I feel like it's out of place and I want to read my two biggest concerns. Number one. This development is not taking into consideration the vibe and feel of our neighborhood. This is your typical HOA. Six feet tall vinyl fence in between our homes and same siding with some stone accents. That's what magically makes the HOA plan in our neighborhood. Additionally -- and this is the one that gets me the most I think. It's almost every house that surrounds this field has large mature trees. It makes me sad that this development only has nine trees in this. Trees is what gives the character to our neighborhood. Bring more people. More cars. More pollution. But not trees makes me really sad. Number two. Our roads are not meant to take a lot of traffic. That is why a lot of areas in the neighborhood don't have sidewalks. This development will create increasing traffic with no change in road infrastructure that I know of. This will be a formula for disaster in my opinion. More traffic. The safety. It's not fair for our families, nor for the school children that use our streets every day. To make matters worse, the proposal shows an entrance almost right in front of the school crossway. These can be safe and remember safety always first. As a neighborhood we only have a voice in this matter, but you as our city representatives have the power to make a difference with your decision. All I can do is hope you take into consideration our petitions, letters, calls, e-mails, testimonies and assistance to these and the two previous hearings that were postponed. I'm not against growth. All I ask for is a development belongs. Let's keep our traditional neighborhood. Similar lot sizes to the houses that originally started it all. Thank you. McCarvel: Thank you. Johnson: Camilla Dryden. Okay. Thank you. Debra Nicholson. Nicholson: Hi. My name is Debra Nicholson. I live at 634 West Washington. I will have two and a half of these houses behind my property and I brought a little visual aid. This is my house. This is looking out at my backyard. These are the houses that will go up. They are scheduled to be 24 foot tall. My house at the chimney, the highest part, is 15 feet. This is -- these are actually -- if I can pass this around. McCarvel: Please only speak when you're at the microphone, because, otherwise, he can't -- Nicholson: The area in between the back fence is my backyard. I sit on .38 acres and I enjoy my backyard. But if I go out and I'm looking at the backs of two and a half to three Meridian Planning & Zoning Commission June 21, 2018 Page 10 of 49 homes and they are blocking my view of all that beautiful -- beautiful skies, it's going to be miserable for me and I knew that this would come. I knew that this could happen. That's why I planted the Arborvitae back there to help block this, but I did not know that they would be 24 foot tall homes and the other thing that I have to say is Meridian is a Tree City USA and you're going to lose Tree USA if we keep putting in more and more of these developments that do not have trees. I have a sycamore, a pin oak and I also have a maple tree on my lot. That's three on .38 acres. There are going to be nine trees on 10.25 acres and I just think that this is crowding in in a historic neighborhood and we don't need it. Thank you. McCarvel: Thank you. Johnson: Todd Hansen. Hansen: As you can see I'm really prepared. My name is Todd Hansen. 1247 Northwest 4th. We are the property in the three -- three houses are opposed to -- on 4th and West Cherry Avenue. Our understanding are -- there is two -- two property owners that our properties meet at the end of -- at the end of this proposed property and I guess I really want to -- want to know whether there is an easement to the -- those three lots. We are in the process of looking into that. As far as the rest of the development, there is some work to be done in my -- my -- my eyes. So -- McCarvel: Okay. Hansen: -- appreciate the opportunity to speak. McCarvel: Okay. Thank you. Johnson: Marjorie Williams. Fitzgerald: One question. Mr. Hansen, can you answer a quick question for me? Do you have road -- do you have a curb and gutter and sidewalk in front of your -- you don't. Is there a connection -- yeah. Sorry. McCarvel: Wait until he gets up to the -- Fitzgerald: Sorry, guys. Hansen: There is a private drive -- private concrete drive and, then, there is a gravel drive, which is adjacent to another family that lives right there on the corner. Fitzgerald: And, then, it goes into a neighborhood that has a sidewalk? Okay. Hansen: It's -- our property -- I do have a print of our property if you -- Meridian Planning & Zoning Commission June 21, 2018 Page 11 of 49 Fitzgerald: I can bring it up. I just was wondering. Okay. I -- thank you for answering my question. Appreciate it. Williams: I'd like to offer -- I am hearing what the neighbor has to say. So, I am Marjorie Williams. I live at 1251 Northwest 4th Street. It's those three houses at the bottom. So, I'm going to I guess add onto what Todd has to say. So, it's basically just a field and our driveway that leads in there and on the map they actually listed our driveway as West Cherry Avenue. It's not a street. It's a driveway. It's a private driveway. And so just even doing that -- I mean it's like he's trying to -- trying to change our address to add a whole different street where our driveway exists. And we have gone back and forth with ACHD and the Planning and Zoning and we have been told that there is no easement -- that way his easement -- if you look at the property, it's the two accesses coming to the back end and he's blocking his easement if he puts the houses in that way and it would landlock it and, then, once it's landlocked I am concerned that it will get kind of bulldogged into having to use that area. So, I'm asking you to not propose this plan as written, just because I just feel like I'm getting bullied by a large development to turn my driveway into a street and the other neighborhood when there is no access. I'm also concerned about the historic area and this neighborhood does not slow at the historic neighborhood that exists. I feel like a development should be consistent with the existing properties. These are not like any of the houses in the surrounding area. We value our neighborhood, our trees, our lifestyle and this would significantly decrease our quality of life, building this type of neighborhood. There is so many new retirement neighborhoods that are older neighborhoods being put in, like La Mirada in our area, so I don't think it's necessary for this to be put in like this. This is a special area. It's not even -- you know, it's an odd-shaped lot. I just ask that the development -- and I understand that they want to put houses and development, but just keep it consistent with the historic neighborhood and, then, to just reiterate that that's a private driveway, not a street and so I ask that you keep it R-4 and not R-8 and I guess make sure -- I'm asking to make sure we are not bullied into like giving up our private driveway. Thank you. McCarvel: Thank you. Johnson: Justin Williams. J.Williams: Justin Williams. 1251 Northwest Fourth Street. So, again, I'm one of the owners of the property where the three houses are. So, he's going to have to buy up -- or take up between 20 and 30 feet of two different people's yards. So, 15 feet on either side to put that in, where he could easily access it from the other side. I understand he doesn't want to do that, because it's going to cost him two lots to get three, but I know I'm not the one that sold him the property. When he bought it we talked to him several times about buying it and he keeps stressing over and over that he has an easement. I can't find an easement anywhere or an access. He lists that as an access aisleway. Is there any way you guys can give us like what his actual easement is? Meridian Planning & Zoning Commission June 21, 2018 Page 12 of 49 McCarvel: I was going to ask you, Bill, can we go over that easement again? It seems like we have got a lot of questions about that -- the easement for those three lots and it's really just -- he's got an easement for one, unless -- J.Williams: I don't even think he has an easement for one. McCarvel: Okay. J.Williams: So, he literally has to drive over somebody's yard. McCarvel: Okay. Parsons: Madam Chair, Members of the Commission, sir, as part of the application process we asked Doug Jayo, the developer, to provide us a copy of that easement. Staff has given a copy of that easement to our legal team to verify that it is legitimate for an access to that particular property. They have done so. And we also gave that easement to our GIS department to map it in our mapping system, so that we have record of it moving forward. So, currently, it's my understanding the way the easement is written is it's access for one lot currently and so the developer is going to have to work and modify that easement. That's why I mentioned to you in the presentation tonight that he's going to have to obtain a cross-access easement from the adjacent property owners in order to do more than one lot. J.Williams: Do you know when that easement was filed? Like how long ago? Parsons: We do not. J.Williams: Because like I have looked up over and over and over and I can't find it anywhere. Parsons: If you give us your e-mail address we will make sure to send you a copy. J.Williams: Okay. Perfect. Thank you. Johnson: Madam Chair, that is the list of who has checked they want to testify. McCarvel: So, we have no one else who has signed up to testimony -- to testify tonight, but is there anyone else in the room who would like to do so? Sure. Come forward. Elliott: Thank you. Jamie Elliott. 1485 North Crestmont Drive. I -- I don't know much about developments, but this looks like a really nice one, but it -- it isn't conducive to, you know, the area. You know, my lot is a quarter of an acre and, you know, I'm looking at two houses in my backyard as well. My biggest concern is my irrigation rights. I -- I access that from -- I don't know -- it would be the south end of this. Don't know how to point that out to you guys. What is that called? Something drainage. Anyway, you know, with all these houses, excuse me, going in I'm not sure what he has in mind for -- Meridian Planning & Zoning Commission June 21, 2018 Page 13 of 49 for conduits or whatever is going to be necessary to get my water all the way down to the beginning of this subdivision. Right now it's -- it works just fine. What else? That's good. That's all I have. Thank you. McCarvel: Thank you. Anyone else in the room? Okay. Sir. Luke: Hello. Bill Luke. I live on 7th Street and -- McCarvel: What's your home address, please? Luke: What? McCarvel: Your home address for the record. Luke: 1529 West 7th. McCarvel: Thank you. Luke: I'm sorry, I'm a little hard of hearing, but -- McCarvel: That's okay. Luke: -- I don't know what all was said up here. But on this place that they want to build houses, it's been a field, which you all know, and I have seen it as high as ten to 15 to 20 kids come out of the middle school and go through the ground to get home. Instead of walking down Washington Street where there is a lot of cars and there is cars parked there, there is kids walking down the street and it's a wonder somebody hasn't been hit, killed, or whatever. So, they -- Nampa irrigation has a ditch that we get our water through and it comes right down through that property that they want to build houses on. So, I would like to see a walkway from the streets east for the kids to walk on and cross 7th Street and go through the lead away to 8th Street, which is already built, to get to school. So, this is what I would like to see, because I -- I see a lot of kids walk up and down Washington Street in the middle of the street. I have seen everything. And they need a place there for their safety that these contractors ought to look into instead of building houses and thinking about money. That's all I got to say. Thank you for listening. McCarvel: Thank you. Okay. Anyone else? Okay. Would the applicant like to come forward again. Okay. Okay. Go ahead. Breckon: I would like to speak a little further about some of the comments. We have had many discussions about lot size and alignment fences and such. One thing you will note is on the east side -- in particular you can see that the lots align with the lot lines to the east. The other topic seems to be of great interest and we have had many discussions on this traffic and -- and discussions on traffic, pedestrian circulation and -- and the like, that as you know we are -- we will also have to meet ACHD requirements Meridian Planning & Zoning Commission June 21, 2018 Page 14 of 49 as part of the development. ACHD will weigh in and -- and provide comment on the connection to 7th Street and we are more than willing to comply with those requirements, if it be a crosswalk or, you know, turn -- providing a three way stop or whatever is necessary there. We also discussed I think willingness to pay for speed bumps in 7th Street if -- if need be, since, you know, that's kind of a straight shot there and, then, there is an S curve on -- it would be on the west side and, you know, to provide some traffic calming to address those concerns. On the plan you see there it's just a color version of this, but the reason I handed that out is to show the aerial photo and particularly of the -- the existing development to the -- the existing homes to the east and you will see that there are, in fact, curb, gutter, sidewalk on those streets and so I just wanted to clarify that, you know, one of the big -- one of the big comments is that there are no curb, gutter, sidewalks and that area is to the south, as well as on -- on 7th Street and, you know, I guess we expect and plan to provide sidewalk on our frontage on 7th as part of this and anticipate to receive those comments from -- from ACHD. The other item that was mentioned was the irrigation. Provide a little clarification there. There is -- the main connection to the irrigation is at the end of the southeast corner of the property where there is the three lots that were discussed and there is a canal that parallels the south property line and it -- for the most part is in the -- the neighbors' yards to the south and we are -- you know, fully intend to comply with irrigation district requirements and, you know, not touch that and I don't think there is any reason to. We have a separate connection there at that southeast corner that is used to go to some ditches that run through the field right now to irrigate the farm field and, then, there is another ditch that -- actually, Bill, can you pull up that other plan that shows the pre-plat? I think that it actually depicts it on there. On the west side -- yeah. On the west side -- let's see, how can I explain this. There is the -- the lots -- the existing lots that front on 7th Street and at that -- that little corner there you can see a line that kind of protrudes through the -- through the proposed lots and goes down the south, that's an irrigation ditch that provides water to those -- those lots along 7th and our plan is to pipe that ditch through and to ensure that those folks all retain their -- their water rights as they are supposed to. There was also some questions about -- there is a -- there is a piped ditch that's in the -- runs through the lots on the east side and what we are -- there, again, we are not planning on doing anything there. You know, our intention is to utilize our water -- water rights on site, provide a pump station and a pressurized irrigation system for -- for these -- for the new development. The three lots there at the -- kind of the oddball access easement condition there, the southeast corner. You know, we were calling it -- calling it Cherry Avenue, only because it aligns with Cherry Avenue to the -- to the -- further to the east. There was no intention there of stepping on anybody's toes. What we are depicting there -- trying to depict is a -- is a driveway access that would utilize the easement. Of course, you know, it's -- if we can't do that, then, we can't do that. McCarvel: Just have one big lot there. Breckon: That may -- maybe what happens. That's all I have. Meridian Planning & Zoning Commission June 21, 2018 Page 15 of 49 McCarvel: Okay. I did have one question. Just -- and I think a couple of questions from the public testimony was concerned about numbers of trees and I'm guessing that, yes, there is only -- the trees that you show in the common areas, but are there CC&R requirements for these homes to have trees -- a number of trees in their yard or -- usually there is one or something in the front, something like that. Breckon: I'm sure there will be. We haven't gotten to the CC&R stage yet, but, you know, there again about all I could do is refer to La Mirada and what's been done there and that it would be of that nature as their HOA, CC&Rs and to maintain -- McCarvel: The landscape requirements. Breckon: Yes. McCarvel: Any other questions? Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: And I don't know if you know this, depending on how the piping of the area -- or the irrigation, are you trying to -- planning to get rid of all the trees on the site or are you trying to maybe try to keep some of them? Breckon: That's a great point. We are planning on retaining all the trees on site at this time. There is -- you know, the old farmhouse was on Cherry Lane and that has been removed, demolished, all those structures. There are some nice trees there where that adjacent -- or right along the property line and those we are planning to keep. We have met with Elroy Huff, the city arborist, to assess those trees and make sure we are in compliance and -- and not -- you know, he's been out there and looked at it. Yearsley: Thank you. McCarvel: Thank you. Any other questions for the applicant? Okay. Thank you. Breckon: Thank you. McCarvel: So, at this time could I get a motion to close the public hearing for item H- 2018-0018, Cherry Blossom Subdivision? Holland: So moved. Cassinelli: Second. McCarvel: Thank you. It has been moved and seconded to close the public hearing on H-2018-0018. All those in favor say aye. Opposed? Motion carries. Meridian Planning & Zoning Commission June 21, 2018 Page 16 of 49 MOTION CARRIED: FIVE AYES. TWO ABSENT. McCarvel: I happen to think this is -- it looks like a good plan. I think they -- just for the number of times it has been continued and for the reasons it's been continued is to continue working with the neighbors, I think they have done an excellent job with that. I think with this odd piece it's -- it's a good layout. Probably a little more work to do with ACHD and -- and controlling a little bit of that corner and, obviously, working out some details on that easement. I guess that as long as the applicant is okay that the easement may result in just one lot down there, I would be in support of it. Any other comments? Holland: Madam Chair? McCarvel: Commissioner Holland. Holland: I would agree that it seems the applicant has done a good job communicating with the -- the surrounding community and making some compromises to try and make this a -- a project that would be -- that would fit the neighborhood. I know there is still some concerns. Lot 16, 17 with that easement would be a challenge. I know the other comment was about the trees, but it sounds like they are doing a good job to try and preserve the -- the older trees that were on the parcel and there will be some landscaping plans because of the HOA. So, I would kind of be in favor of the project as well. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: I -- I tend to agree. I think, you know, there is some concern about safety and connecting -- having people walking through the field. I think adding curb, gutter and sidewalk may add some safety there, where it isn't before, and I think working with ACHD and the neighborhood, we can get some additional safety to get kids to the school safer than they are right now. So, I think it looks good. Think there is -- there is a newer neighborhood right to the east that have curb, gutter and sidewalk that has, obviously, been built in the last 15 to 20 years and so that -- I know there is a concern over mixing different types of homes, it's challenging when you have an in-fill development like this, but I think La Mirada will tell you that I think Mr. Jayo does a good job of -- of building nice communities and I think this will be an addition to the community. McCarvel: Okay. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Meridian Planning & Zoning Commission June 21, 2018 Page 17 of 49 Cassinelli: It's tough, I -- you know, I sympathize with a lot of the homeowners around and having something that's been vacant -- you know, an empty piece of land like that or, you know, what -- what was a farm years and years ago, obviously, now being developed. It's going to be developed. I think this is a -- I think a pretty good layout. Some of the lots are tight, yes. They are on the low end of the -- of the spectrum in terms of the number of lots per -- lots per acre. I think the -- I think the homes will fit in. I mean I do see that the developer has -- has gone above and beyond to -- to go in there with single story homes to -- to keep the height down within -- you know, within reason. It's different architectural styles than what's to the west, but not necessarily to the east. It will I think tend to blend in a little bit more on the east. It is tough to see. I mean the city is growing and -- and there isn't a whole lot of -- there is not a whole lot of land that -- that's left and what is is going to turn into something. So, I think with that -- that it's -- it's a good -- I don't know that I would give it a great, but I think it's a good development and I think it will work in there. Fitzgerald: Madam Chair, I do want to give kind of credit to the neighbors and to the developer and the applicant for working together to come to something that was better than what we saw the first time and to compromise on the single level homes. I think that's something that we don't see very often -- McCarvel: That's a huge -- Fitzgerald: -- and it's something -- and for the neighbors we -- we see these types of projects come in a lot and that's something that there are -- not very many developers are willing to give up is that two story home concept. So, that's a pretty -- pretty nice thing to be able to try to compromise with you, because I know that it's making an impact on your guys' quality of life, so -- McCarvel: Okay. Anyone want to make a motion or do we have more discussion? Fitzgerald: Commissioner Yearsley, are you weighing in or -- Yearsley: Oh. No. I'm -- I -- Madam Chair? I kind of agree with Commissioner Cassinelli. It is a good development. I think it's -- it -- you know, there might be a couple of things that they could do to maybe make it a little bit better, but overall I think he's made some pretty deep concessions. Reducing the number of lots was pretty significant and I think a smart move in -- in his -- his court. Adding the extra open space and the pathways through that property like it's kind of been used before in the past. So, no, I think it's good. I think it -- you know, it -- it is hard with change, you know. I guess this has been a farm for -- it's been in the city since 1959, so, you know, it's kind of been a stable that this has always been a field and -- and, then, all of a sudden it's going to change and to -- I'm trying to feel what that's going to be like. It's kind of scary in some ways. But I think he's tried to do his best to alleviate a lot of the concerns. You know, this sounds like not all of them are -- are there, but I think they are close and in doing so -- so, I think it -- I think it will -- I think it is a good design. Meridian Planning & Zoning Commission June 21, 2018 Page 18 of 49 McCarvel: I would -- I would have one thought on that amenity that they -- Fitzgerald: Oh. Okay. Yes. McCarvel: -- give some serious thought to does this really want to be a tot lot if our -- if the demographic is -- Fitzgerald: I think -- Madam Chair? If I was going to make a motion I would probably ask them to work with staff to come up with a reasonable additional amenity, because I do agree that there needs to be something there, but I don't think it needs to be a tot lot. Give staff flexibility to come up with something that -- that would fit with the community, the final version of what it's going to be. So, Sonya, based on that do I need to -- I don't need to make any changes, because -- to give you direction to go work with the applicant to come up with a -- a proper additional amenity for the neighborhood. Allen: Chairman, Commissioners, I believe that's sufficient. Fitzgerald: Okay. Are we done? Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: After considering all staff, applicant and public testimony I move to recommend approval to the City Council of file number H-2018-0018, as presented in the staff report for the hearing date of June 21st, 2018, and allowing the staff to work with the applicant on the additional amenity and what that is before we move forward to Council. Holland: I will second. McCarvel: It has been moved and seconded to approve Item H-2018-0018, Cherry Blossom Subdivision. All those in favor say aye. Opposed? Motion carries. Congratulations. MOTION CARRIED: FIVE AYES. TWO ABSENT. B. Public Hearing for Sodalicious (H-2018-0046) by 10th & Fairview, Located at 1035 E. Fairview Ave. 1. Request: An Annexation and Zoning of 0.36 of an Acre of Land from the RUT to the C-G Zoning District McCarvel: Okay. At this time we will open the public hearing for H-2018-0046, Sodalicious, and we will begin with the staff report. Meridian Planning & Zoning Commission June 21, 2018 Page 19 of 49 Allen: Thank you, Madam Chair, Members of the Commission. The next application before you is a request for annexation and zoning. This site consists of .36 of an acre of land. It's zoned in Ada county, located at 1035 East Fairview Avenue. Adjacent land use and zoning. To the north is East Fairview Avenue and commercial uses, zoned C- G. To the east is commercial properties, zoned C-G. And to the south and west is a vehicle sales lots, zoned C-G. This property is currently receiving city water and sewer service. The terms for provision of sewer service are contained in the agreement for extension of domestic sewer service outside Meridian city limits on file. A drive-thru restaurant was recently approved in Ada county to operate on this site. The Comprehensive Plan future land use map designation is commercial. The applicant proposes to annex .36 of an acre of land into the city with a C-G zoning district, consistent with the commercial future land use map designation for this property. Access is provided to this site by East Fairview Avenue. A cross-access easement exists to the site from the property to the east. Staff is recommending a reciprocal cross-access easement is granted to the property to the east in accord with UDC 11-3A- 3A2 as a provision of the development agreement. However, it may not be feasible at this time to utilize the cross-access due to the location of the billboard sign. What that means is staff is not requiring the cross-access to be constructed at this time, we are only requiring the provision of the easement, so that at some point in the future, if the billboard does come down and the access is needed, that it can be constructed and no further means necessary to come back. Additionally, there may not be an application in the future that we would be able to tie that cross-access easement to. Because parking for this site is located at the northwest corner of the site along the west boundary, staff is not recommending a cross-access easement is provided to the west, only to the east. There is an electronic billboard that exists along the east boundary of this site that was permitted -- was a permitted use under Ada county ordinances. Upon annexation the billboard will be considered a nonconforming sign, as billboards are prohibited within the city. As such the sign is allowed to remain subject to the provisions for nonconforming signs set forth in UDC 11-1B-6. Repair or replacement of LED digital faces on the sign does not constitute replacement or removal of the sign or the sign structure as described in UDC 11-1B-6 and noted in the agreement for extension of domestic sewer service. The Council did agree through that agreement to let the billboard remain on the site, so that has already been annexed -- acted on by the city. Written testimony -- no one has submitted written testimony on this application. Staff is recommending approval with a development agreement contained in the provisions in the staff report. Staff will stand for any questions. McCarvel: Okay. Any questions for staff? Okay. Would the applicant like to come forward. Clark: Members of the Commission, my name is Hethe Clark. 251 East Front Street in Boise. I'm with the law firm of Spink Butler, representing the applicant and I won't belabor this. We are in agreement with the terms and conditions that are identified in the staff report. The only clarification that Sonya mentioned is just on the -- the cross- access easement. We have already initiated conversations with city legal about what that cross-access easement is going to look like. It will include a contingency that if the Meridian Planning & Zoning Commission June 21, 2018 Page 20 of 49 -- the billboard is ever voluntarily removed, that that -- that cross-access -- the cross- access easement will, then, come into place. So, with that I don't know that it's worth belaboring the point any further. I'm happy to answer any questions that you might have. Fitzgerald: Madam Mayor, this may be for staff or maybe for the applicant. Is there -- is there a time frame that we are working under to get rid of that sign or is there a desire for you all to get rid of the sign? Is that -- is there a lease problem or is there a reason that it's going to stay around? Allen: Madam Chair, Members of the Commission, the Council agreed to let it remain. There is no sunset clause on it. Fitzgerald: Thank you. McCarvel: Okay. Any other questions for the applicant? Thank you. It appears we have no one signed up to testify on this application, but is there anybody in the room who chooses to do so now? Okay. And I'm guessing the applicant would not like to come back forward. So, can I get a motion to close the public hearing for item H-2018- 0046, Sodalicious. Fitzgerald: So moved. Holland: Second. McCarvel: It has been moved to close the public hearing on H-2018-0046. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Fitzgerald: Madam Chair? McCarvel: Mr. Fitzgerald. Fitzgerald: I think -- I mean it's an existing location that's -- they are utilizing it as a building that's already built and I think it -- it's exciting to see Sodalicious on Fairview instead of what's there now. Is that fair? Holland: That's fair. McCarvel: Okay. Any other comments? Fitzgerald: Madam Chair -- Holland: I would -- I would agree. I would be in support of it. Meridian Planning & Zoning Commission June 21, 2018 Page 21 of 49 McCarvel: So, if you are -- we are ready for a motion, that would be great. Fitzgerald: Since I'm making motions -- after considering all staff, applicant and public testimony, I move to recommend approval to City Council of file number H-2018-0046, as presented in the staff report for the hearing date of June 21st, 2018. Holland: Second. McCarvel: It has been moved and seconded to recommend approval on H-2018-0046. All those in favor say aye. Opposed? Motion carries. Congratulations. MOTION CARRIED: FIVE AYES. TWO ABSENT. C. Public Hearing for Graycliff Estates (H-2018-0054) by Star Development, Inc. Located West of S . Meridian Rd/S.H. 69, on the South Side of W. Harris St. 1. Request: A Development Agreement Modification to Reflect an Increase of Building Lots and Change in Open Space Consistent with the Proposed Preliminary Plat; and 2. Request: Preliminary Plat Consisting of 136 Building Lots and 9 Common Lots on 52.46 Acres of Land in the R-8 and R -40 Zoning Districts McCarvel: Next we will open the hearing for item H-2018-0054, Graycliff Estates, and we will begin with the staff report. Allen: Thank you, Madam Chair, Members of the Commission. The next application before you is a request for a preliminary plat. This site consists of 52.46 acres of land. It's zoned R-8 and R-40 and is located west of South Meridian Road and State Highway 69 on the southside of West Harris Street. Adjacent land uses and zoning. To the north are future and existing single family residential properties in Biltmore Estates Subdivision, zoned R-4. To the east is agricultural property, zoned RUT in Ada county, as well as to the south and to the west, actually, also is agricultural properties, zoned R- 4. In 2015 this property was annexed and a preliminary plat was approved, which is still valid for this site. The Comprehensive Plan future land use map designation is medium density residential for 30 acres of the site and high density residential for 22.5 acres. The applicant is requesting a modification to the existing development agreement to increase the number of building lots from 120, which is shown with the existing preliminary plat, to 136 lots, as proposed with the current plat, and qualified open space increased from 7.95 to 8.85 acres, consistent with the new proposed preliminary plat. The development agreement modification does not require Commission action, only City Council. The proposed plat as shown consists of 134 single family residential building lots, two multi-family residential building lots, nine common lots, and two other lots, for a city well lot and a common driveway on 52.46 acres of land in the R-8 and R- Meridian Planning & Zoning Commission June 21, 2018 Page 22 of 49 40 zoning districts. Proposed lots range in size from 6,800 square feet to 11,634 square feet, with an average size of 7,873 square feet. The property is proposed to develop in five phases. The multi-family portion of the site will come in later with a conditional use permit. A 75 foot wide easement for the Williams gas pipeline bisects this site and you can see that right here where the proposed R-40 designation is and the -- the pathway. All development within that easement must adhere to the most current standards in the Williams gas pipeline developers handbook. The Sundial Lateral bisects the western portion of this site and is proposed to be relocated and piped along the west boundary of the site. The Tumbler Lateral runs along the northeast boundary of the site and is also proposed to be piped. A 20 foot wide landscaped street buffer is required along Harris Street and South Redwater Avenue, both collector streets. A total of 8.85 acres or 16.87 percent of qualified open space is proposed within the development, consisting of parkways along local and collector streets, street buffers along collector streets, open space corridor where the Williams pipeline is located. Micropath lots, internal common areas, and 1.77 acres of land designated for a city park. The applicant proposes a ten foot wide multi-use pathway through the common area where the Williams pipeline is located. Children's play equipment and yard shuffleboard are also proposed as amenities in accord with UDC standards. Access is proposed via the extension of West Harris Street, a collector street at the north boundary of the site, that provides access via South Meridian Road and State Highway 69. Stub streets are proposed for future extension to the west, east, and south. A north-south collector street is proposed off site along the west boundary of the site in accord with the master street map, which will eventually extend south to Amity Road. The applicant has submitted sample photos of single family residential homes proposed to be constructed in this development, along with a conceptual drawing of a typical multi-family structure. Building materials for the single family units consist of a mix of horizontal and vertical lap siding and stucco, with stone veneer accents. The apartment structure appears to be stucco with stone veneer accents as well. The apartments will require design review approval. There was no written testimony submitted on this application. Staff is recommending approval with the conditions in the staff report. Staff is requesting that Commission make one modification to staff report condition number 1.2.1B, that pertains to shifting the north-south collector street along the west boundary of the site to the east side of the Sundial Lateral. This was inadvertently left in from a previous ACHD report. Staff will stand for any questions. McCarvel: Any questions for staff? Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: Sonya, do you know when that -- was it -- was the zoning there originally R- 40 with the -- it's surrounded by R-4? Was that -- was that -- was that changed? What's the history of that; do you know? It seems like an odd sliver to be high density in the middle of R-4. Meridian Planning & Zoning Commission June 21, 2018 Page 23 of 49 Allen: Yeah. Madam Chair, Commissioner Cassinelli, the -- the zoning follows the Comprehensive Plan. It was zoned in 2015 when it was annexed into the city with the original Graycliff Estates plat. Cassinelli: Follow up on that. What -- what's zoned to the -- to the east, towards Meridian Road? Allen: It's zoned in the county right now. I believe it's RUT. Cassinelli: What's the future -- Allen: Future land use designation is mixed-use. Cassinelli: Okay. Allen: Regional, I believe. Cassinelli: Okay. Thank you. McCarvel: Any other questions for staff? Would the applicant like to come forward? McKay: Thank you, Madam Chairman, Members of the Commission. I'm Becky McKay with Engineering Solutions. Business address 1029 North Rosario, Meridian. I'm here representing Star Development, Mr. Centers. Lee Centers. To kind of answer Commissioner Cassinelli's question, Hawkins Company had that property to the east optioned and they did a Comprehensive Plan change to mixed use regional and they were intending to have a major retail center with office combination and, then, multi- family next to where we have the R-40 and so that's how that R-40 designation came about as far as the Comprehensive Plan. As Sonya indicated, we brought this project through in 2015. I had three projects for Mr. Centers. We brought through Biltmore Estates, which is located north here. That's an R-4. The square footage in the Biltmore Estates runs between nine and ten thousand square feet. Then we brought Graycliff through and with the Graycliff plat we had the R-40 designation and, then, the remainder is R-8 based on the medium density designation in the Comprehensive Plan. The original average lot sizes in the Graycliff was around 9,000 square feet. Excuse me. And, then, we came in and brought in what is called Brundage Estates, which is the remainder of Mr. Centers' property that goes clear to Linder. We also zoned that R- 4 and, then, we have it approved for preliminary plat when those lot sizes -- the average lot size is around 10,000 square feet. So, over the past three years, obviously, we have seen significant changes in the real estate market. Prices have continued to escalate. Mr. Centers has been building out Biltmore Estates relatively quickly and we have worked with the city to establish Well 32, which should come online here within probably the next six to nine months. The test wells are down and they have been doing all of their work through IDWR. The city also extended a 12 inch water main down Highway 69 and down Harris Street, which we, then, tied into where this new well will be located. From a transportation perspective Mr. Centers came in and, then, constructed a Meridian Planning & Zoning Commission June 21, 2018 Page 24 of 49 southbound turn lane into Harris Street. We put that in last year. We also widened Harris here, so that we could have a left turn bay and, then, a right turn lane. Until this property right here develops, Harris Street can't be widened on that south side, but where we pick it up we build it as a full collector. ACHD also had us grant an easement or a deed restriction that Harris Street will eventually connect to Linder, because that is the mid mile collector. One of the things that we worked with with your parks department as far as a neighborhood park in this -- in this section, your Comprehensive Plan has an asterisk here for a neighborhood park, so as part of Biltmore -- here you see the well and, then, we -- we have a portion of the Biltmore Estates project that will be part of the city park, then the well. This is the multi-use pathway that runs along the Williams pipeline. That will be part of the city park and, then, we have an area right here that will be part of the city park and, then, the last segment is kind of a composite park. We will bring it up to over seven, almost eight acres in the Brundage development. We will be entering into like a cooperative agreement with the parks department. We have been before the parks board. They were supportive of this neighborhood park at this location. Mr. Centers agreed that once the third component is added in, then, he will install sprinklers and will turf it and get it green for the parks department and, then, as their budgets allows, as impact fees come in, then, that park could develop over time, which was very similar to what we did at Champion Park that I was involved in off of Ustick. So, really if you -- if you look at the overall project -- getting excited here. I can't find the preliminary. Sonya, do you have -- do you have the preliminary? Allen: Yeah. McKay: It's not popping up on here. Allen: You will get knocked out of yours, though. McKay: What's that? Allen: I will have to knock you out of yours. McKay: Okay. Knock me out of mine. What Mr. Centers was concerned with with his Biltmore Estates project was he was getting a lot of potential home buyers and they didn't want a nine or ten thousand square foot lot, they wanted a lot that was more around like 7,000 square feet and so he came back to me and said, you know, what if we took a look at this plat. I really like the layout that was originally approved by the City Council and supported by the staff and so I don't want to change that, I just want to change my lot widths. So, we came in and we made these lots 60 by 115, whereas in this particular plat, the previously approved one, they were 65 by I think 130 and that brought us up to 15 additional lots and he said, you know, I just need to provide some diversity, because the prices are getting so high in Biltmore that I need -- you know, there are -- not everyone can afford a 350 or 400 thousand dollar home and so that's why we are here before you with a new preliminary plat and a development modification. Now, one of the things that this original plan was criticized for by the Meridian Planning & Zoning Commission June 21, 2018 Page 25 of 49 neighbors was -- our primary open space was kind of up here at the collector roadway and one of the neighbors that's located to the south of us said, you know, I think you ought to have a central open space down here in the southern end with a playground. So, when we redesigned this we designed it with this large open space lot, big pocket park here and, then, we have micro paths that come down to the south and, then, go out to the east and, then, obviously, we have connections here to the west and we have playground equipment. We still have an amenity up here in our northern open space along the Williams pipeline. So, you will have the multi-use pathway. We had benches so people could rest and, then, here we have open space and, then, we have a yard shuffleboard. What we didn't want to do was compete with the neighborhood park, so we figured, you know, we -- we don't want to have any redundant amenities, but we will add amenities that will be just unique to this neighborhood. So, right now what's before you is 3.23 dwelling units per acre, which is on the low end of that medium density residential of three to eight. The previous gross density was 2.87. So, we weren't even at the three as far as the single-family portion is concerned. We up'd the open space from -- it's up to 8.85 acres or 16.87 percent open space. So, kind of as a trade off to add additional lots we did add open space. It's a good project. It's, obviously, a continuation of this Harris Street collector. Also the south collector will be built with Brundage Estates. It will be coming south and eventually that will connect to Amity. So, this whole particular section will have interconnectivity through Kentucky Way to Victory and Harris Street from Meridian Road to Linder and, then, this south -- southerly collector to Amity. So, it will be a very well interconnected section that we don't see very often in the Meridian area. Can I answer any questions? McCarvel: Any questions for the applicant? Okay. I guess not. McKay: Thank you. McCarvel: Thanks, Becky. Do we have anybody signed up for testimony? Johnson: There is no one signed up. McCarvel: Okay. We have no one signed up for public testimony, but is there anybody in the room who would like to do so on this application? Okay. Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: I move to close the public hearing on file number H-2018-0054. Fitzgerald: Second. McCarvel: It has been moved and seconded to close the public hearing on H-2018- 0054. All those in favor say aye. Opposed? Motion carries. Meridian Planning & Zoning Commission June 21, 2018 Page 26 of 49 MOTION CARRIED: FIVE AYES. TWO ABSENT. Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: So, I was involved with the initial annexation of this property. You know, initially I was a little concerned why come back for more property. I kind of wondered if that was the case as -- as Becky had mentioned. I'm actually pleased to see that they didn't take all that into additional lots, that they added some more open space. I think where they are adding that open space I think is -- is a great asset to that facility -- to that -- that subdivision and -- and I, you know, commend him for not being so greedy and to allow that additional open space. So, you know, overall the property I think is a pretty good -- you know, is a pretty good layout. Growth is happening out that way, so I would be in favor of this project -- or the preliminary plat. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: I absolutely agree. I think listening to the testimony from previously, moving that common area and -- and amenity into the middle of the community made it -- made a ton of sense. I think as we go through a Comprehensive Plan review and redo I think we are going to hear a lot more about diversity in homes and I think Mr. Centers knows what his -- what he will be selling to and how it needs to work in the future and that it -- we don't hear it very often where you want to have smaller lots, so I think the original concept is -- this is just taking the original concept and making it -- making it little bit better. So, I agree with Commissioner Yearsley's comments and would be in support as well, ma'am. Holland: Madam Chair? McCarvel: Commissioner Holland. Holland: I tend to agree with the comments that have been made here. I really appreciate that they have the park area down in the southern part of the complex. One question -- I'm sorry if I missed this. Tonight we are only looking at those -- those bottom phases in the future multi-family. We need to come back for a conditional use permit; is that correct? Fitzgerald: That's my understanding. And design review. McCarvel: Okay. Fitzgerald: Bill. Meridian Planning & Zoning Commission June 21, 2018 Page 27 of 49 Cassinelli: I like the fact that they moved to -- brought some more green space down -- down to the south end with that park. So, as far as the changes there I'm in support. McCarvel: Yeah. I remember this application as well and I remember the heartburn over that common space being right up there next to the park anyway and so I do like that the open space has moved. I hate seeing the bigger lots getting made into smaller lots, but in general I would be in support of it if that's what they feel they need. I don't think it's that huge of a change to make a big enough difference to argue it, so -- Holland: Madam Chair? McCarvel: Commissioner Holland. Holland: I would be happy to make a motion. Before I do I just want to make sure that -- I don't think there is any concerns with the staff's recommendation to strike condition 1.2.1, unless any other -- McCarvel: No. It was left -- it was in there by accident, so -- Holland: All right. Then after considering all staff, applicant, and public testimony, I move to recommend approval to the City Council of file number H-2018-0054, as presented in the staff report for the hearing date of June 21st, 2018, with the following modification: That we strike condition 1.2.1B that pertains to shifting the north-south collector street along the west boundary of the site to the east side of the Sundial Lateral. This was inadvertently left in from the previous ACHD report. Cassinelli: Second. Yearsley: Second. McCarvel: It has been moved and seconded to recommend approval on H-2018-0054 with a recommend -- with modification. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. D. Public Hearing Continued from June 6, 2018 for Keep Subdivision (H-2018-0043) by Jack L . Hammond Located at the SW Corner of E. Lake Hazel Rd. and S . Eagle Rd. 1. Request: Annexation and Zoning of 60.55 Acres of Land (7.07 to R-8 and 53.47 to R -2) to the R-2 and R -8 Zoning Districts; and, 2. Request: A Preliminary Plat Consisting of 59 Single Family Meridian Planning & Zoning Commission June 21, 2018 Page 28 of 49 Residential Lots, and 10 Common Lots on Approximately 53.47 Acres in the Proposed R-2 and R -8 Zoning Districts McCarvel: Okay. Looking through -- at this time we would like to open the public hearing for H-2018-0043, Keep Subdivision. Or I guess we are continuing this, aren't we. Okay. Continue Item H-2018-0043 and we will begin with the staff report. Beach: Madam Chair, Members of the Commission -- excuse me. So, this, as you said, was continued from the June 6th hearing. I don't have the -- I apologize, I don't have the previous version of the plat on my slide as an oversight. The previous version of this -- essentially the changes that were made were that there was a pedestrian pathway added -- this street is indicated by my mouse -- up to Lake Hazel to kind of break up that block length and if you remember there was a cul-de-sac here and the issue was -- it was too long to meet code, so working with the applicant literally the next day sent me a revised plat and landscape plan showing that they had worked with the highway district and the highway district made an exception to their policy to allow them to have access to Eagle Road and so that's -- that's what they are showing here. They are also adding a common lot on the south side of that connection to Lake Hazel, up against the church's property. Other than that, their plat is essentially the same. Staff is recommending approval with -- with those changes. I can go into further detail, but -- with the staff report or answer any questions if you have them, but we are -- as I said, we are in favor of recommending approval. This is the landscape plan that has been modified to reflect the changes in the plat. Nothing too drastic has happened. And, then, as you remember the conceptual elevations. A little bit bigger than my house, but -- but not by much. Holland: Madam Chair? McCarvel: Commissioner Holland. Holland: One question for you. I know the last time we heard this one they were -- we were talking about what additional amenities they might be able to apply. Have we heard any more insights from the applicant? Beach: I remember some discussion with the applicant. We can ask them that question. I believe that they -- that they had mentioned to me that they were going to provide an additional amenity, I just don't remember what that was, so -- Holland: Thank you. McCarvel: Any other questions for staff? Okay. Would the applicant like to come forward. Lakey: Thank you, Madam Chair. Todd Lakey with Borton Lakey Law. Address 141 East Carlton, Meridian, Idaho. Madam Chair and Commissioners, I think Josh covered it pretty well. Following the last hearing we met with ACHD and modified our plan. Meridian Planning & Zoning Commission June 21, 2018 Page 29 of 49 There were some sight distance challenges and additional elevation challenges on Lake Hazel, so we relocated that portion to the -- McCarvel: Could you move your -- the mic closer to you, so -- Lakey: Is that better? McCarvel: I think so. It sounds good. Lakey: I will try to lean into it. McCarvel: Much better. Lakey: Okay. As I said, Madam Chair, we relocated our access to address both the access site distance and elevation challenges we were facing on Lake -- Lake Hazel, but also addressed that cul-de-sac distance that was contrary to the Uniform Development Code. Dissatisfied with ACHD, we are now on the same page with ACHD as far as their conditions of approval. Also in agreement with the conditions of approval from staff. Our modified landscape plan also increased the amount of open space as part of our design and we added a tot lot, but I need to confirm with my client where that tot lot is, but that's the additional amenity that we added and with that, Madam Chair, we -- as I said, we have addressed the issues of concern. We are in strong compliance with the Comprehensive Plan as far as a low density designation where it is 1.1 gross dwelling units per acre. You saw the pictures of the homes. Maybe a little bigger than mine, too, but we are talking about a high quality development that is from half acre to one acre plus lots and this is going to be a high -- a high quality project that will be a great addition to the City of Meridian and we would ask for your approval. I would be happy to answer any questions if you have them. McCarvel: Okay. Any questions for the applicant? Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: And maybe you can help me. I know on the previous meeting we had you were asking for a condition of a pathway to the church to be stricken. Did that actually get pulled out of the staff report or do we still need to add -- include that in our motion? Beach: Let me pull up that condition. I have got it on the other screen here. Give me a second to switch it over here. The original condition was that they would move the pathway through where their cul-de-sac is to the west side of that church boundary and the discussion, again, at the last meeting was the church was not in favor of that, they are worried about vandalism, so -- Meridian Planning & Zoning Commission June 21, 2018 Page 30 of 49 Yearsley: Okay. I just want -- I want to make sure that that was still the case. And ACHD is acceptable with the -- the new access onto Eagle Road? That is what I understand. Lakey: Mr. Chairman, Commissioner Yearsley, yes, that's correct. They granted a little bit of an exception to their policy, but it was within the director's discretion to do that and, as I said, we are all on the same page. Yearsley: Great. McCarvel: Okay. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: The question of the amenity was brought up. The tot lot, do you -- do you see that as fitting with the -- with the homes that are going to be in there? Were there other amenities that were discussed? Considered? Lakey: Mr. Chairman and Commissioner Cassinelli, I think that's what we have looked at. We -- we are fairly open to -- to talking with staff if they feel like there is a different amenity that might be more appropriate. When you have larger lots, folks have a lot of room. That's probably what you're thinking is to play on their own lot, so to speak. But it would provide a little bit of a community gathering area for mothers and things to go take their children to if they wanted to socialize in a common location. McCarvel: Okay. Any other questions for the applicant? Okay. Thank you. Lakey: Thank you, Madam Chair. McCarvel: Do we have anybody signed up? Okay. We have no one signed up for public testimony this evening, but is there anyone in the room who would like to do so at this time? Okay. Questions for the applicant? Do we need him to come back forward? No? Okay. All right. Cassinelli: Shall I do a motion? McCarvel: Yes. A motion to close the public hearing. Cassinelli: Close the public hearing for Keep Subdivision, Item No. 4-D, H-2018-0043. Fitzgerald: Second. McCarvel: We have a motion and a second to close the public hearing on H-2018- 0043. All those in favor say aye. Opposed? Motion carried. Meridian Planning & Zoning Commission June 21, 2018 Page 31 of 49 MOTION CARRIED: FIVE AYES. TWO ABSENT. McCarvel: Well, I think we got our issue answered. I mean that was pretty quick and easy. I mean I think we are all in favor of the subdivision. If we could get -- worked around that long cul-de-sac and the access to it also I would say that we could move forward with it. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Kudos to the applicant for you guys turning around -- we were giving a couple of outside different dates to shoot for, so we will give you 24 hours to respond and good job coming back with what we were asking for. We appreciate it. McCarvel: Any other comments? Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: After considering all staff, applicant and public testimony, I move -- move to approve -- this is to approve or to go on to City Council? Recommend approval to City Council of file number H-2018-0043 as presented in the staff report for the hearing date of June 21st -- am I on the right one? I am. Okay. June 21st, 2018, with the following modifications: That 1.1.3D be stricken from the -- the report -- or from the staff report. Fitzgerald: Second. McCarvel: It has been moved and seconded to recommend approval on H-2018-0043 with modification. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Cassinelli: Madam Chair? McCarvel: Yes, Commissioner Cassinelli. Cassinelli: Before moving on to Item E I'm going to go ahead and recuse myself. McCarvel: Okay. Cassinelli: As discussed, I have a conflict, so I'm going to step down at this time. McCarvel: Okay. Meridian Planning & Zoning Commission June 21, 2018 Page 32 of 49 Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: Can we take like a five -- McCarvel: Yes, we can. Yearsley: Thank you. McCarvel: Let's take five minutes and, then, we will come back for the last item. (Recess: 7:33 p.m. to 7:38 p.m.) E. Public Hearing for Compass Charter School (H-2018-0048) by Bouma USA, Located at the northeast corner of W. Franklin Rd. and S. Black Cat Rd. 1. Request: An Amendment to the Comprehensive Plan Future Land Use Map to Change the Land Use Designation on 25.05 Acres of Lane from Medium-High Density Residential and Park to Mixed Employment; and 2. Request: Annexation and Zoning of 21.93 Acres of Land from RUT to the ME (Mixed Employment) Zoning District McCarvel: Okay. We would like to continue on with our meeting this evening. Thank you for allow the stretch and we are now ready to open H-2018-0048, Compass Charter School, and will begin with the staff report. Beach: Get my presentation back loaded here. Okay. So, before you this evening is two-fold application, one for annexation and zoning and another for our Comprehensive Plan map amendment. This actual site of the school consists of 21.93 acres. It's currently zoned RUT. It's located near the northeast corner of West Franklin and South Black Cat Roads. To the north is single family residents, zoned RUT in Ada county. To the east are -- it's a commercial business, zoned RUT within Ada county. To the south is vacant property zoned RUT within Ada county. Single family residential zoned RUT also within Ada county on West Franklin Road. And to the west are single family residential properties zoned RUT and C-2, both in Ada county and South Black Cat Road. There is no current history on the property. We are going to annex this property into the city. The Comprehensive Plan future land use map designation for the property is medium high density residential and a park designation. So, the -- there is -- as I said to two applications before you. The applicant proposes to amend the -- the future land Meridian Planning & Zoning Commission June 21, 2018 Page 33 of 49 use map contained in the Comprehensive Plan to change the land use designation on approximately 25.05 acres of land from medium high density residential and park to mixed employment. You can see here on the -- on the top here is the existing land uses. Medium high is the orange color. The Williams pipeline actually bisects the area here and the park designation is on the south side of that. I will say that the parks department doesn't have any plans for making that a park and this is just kind of a placeholder. There is a -- there is a -- some sort of a power station here on the -- on the hard corner and they weren't sure what to do with the area between the pipeline and the power infrastructure there. So, they -- regardless. So, you can see on the south here this is the -- the proposal is to change the whole area, excluding the hard corner, to the mixed employment designation that would accommodate a school. So, the comprehensive plan amendment is our staff thinking to develop the parks with a private -- a private school or charter school and annexing the property with a landscape business approved through the county. So, the landscape business is located on these two parcels as indicated by -- by my mouse. The -- the school is attempting to purchase the back half of that property, which would in the future necessitate a property boundary adjustment to line those property boundaries up and, then, the landscape business would stay where they are with some improvements to their property, which I will go over in a minute. So, that's because there is two different entities here, the school and the landscape business. Staff is recommending that there be two, instead of just one development agreement, which has to do with an annexation and we do two would make it easier for both if -- if and when they choose to amend their development agreement, specifically the landscape business. If something else were to go in there it would be easier than -- than trying to modified just one development agreement, so there is a purpose to do that at the outset. Had several concept plans with this application. The site plan -- concept plan on the left shows the entire area to be included in the Comprehensive Plan map amendment, so it's impossible to include the site plan in that development agreement, so this -- this slide on the left shows how the parcels along Black Cat could potentially develop. We have worked with the applicant to include several cross-access points to the parcels along Black Cat, so that we can see how they would develop in the future. Those are not part of the annexation, though they are part of the Comprehensive Plan map amendment. And as you can see the concept plan also includes the school -- or, excuse me, the landscape business. Move over to the right you can also see that there is a -- there is a parcel between the landscape business and the church -- or in the school's property that is not supposed to be annexed with this application, so we would require them -- both the school to provide a cross-access to their west boundary and the landscape business to provide a cross- access to their east boundary so when that property does annex in and redevelop we will get cross-access all the way across there. I will say that we have a condition in the staff report that indicates that there are several cross-accesses being proposed, but not specifically defined in the concept plan and we will get those further defined as we get to the certificate of zoning compliance portion, to make sure that all of the -- the properties that -- that need access -- we will be able to -- to get that from the internal drive aisle for the school. Moving on. The future use of the site must comply with the specific use standards for their specific use. The school and the landscape business each have separate standards that shall be met. As I said, there is specific use Meridian Planning & Zoning Commission June 21, 2018 Page 34 of 49 standards for a school and there is also specific use standards for what we call a dispatch center for mobile services, which is what the landscape business would be. The Commission should be aware that the school is a principally permitted use with the mixed employment zoning district, so any expansion of the school will only require a certificate of zoning compliance and design review application to move forward and there would not be a conditional use permit required for this and so any future approvals will be -- will be through the certificate of zoning compliance, just -- just through the staff. And the dispatch center for mobile services use is considered a conditional use within the mixed employment zoning districts, so any expansion of that use will also require a conditional use permit, but not at the outset with the annexation. As I said, the property boundary adjustments will need to be processed and approved through the city in order to configure the landscape business in the north portion of the school -- of the landscape business to go to the school, so those -- those property boundaries are in the correct spots. Separately, because the landscape business will be located on a separate property from the school, once the property boundary is finalized staff is recommending that the school and landscape business be placed into separate development agreements as I mentioned. So, we will go to the conceptual elevations by the applicant. We will say that we require that -- first off these are conceptual. At the outset they don't appear quite to meet what our design standards would be and so we will work with the applicant, again, with their administrative design review application to make sure that the -- the structures meet -- meet our standards. There are so -- as I said, there is two separate development agreements for the property and one just for the school and, then, there is one separately for the -- for the landscape business. But staff is recommending approval. Went through that fairly quickly, so let me know if you have any questions. McCarvel: Any questions for staff? Okay. Can you go back to the -- the overall plan there. Okay. Fitzgerald: Actually, Madam Chair? McCarvel: Yes, Commissioner Fitzgerald. Fitzgerald: On your last slide my understanding is when the landscaping -- if and when the landscaping project -- or business does redevelop, they lose their access to Franklin; correct? Beach: Correct. Some of that depends on whether or not there is a -- the ability to access -- Fitzgerald: A cross-access to the -- to the -- Beach: The property to develop and there is still limited -- limited ability for them to get over to existing access points. And I failed to mention that we are asking that the landscape business make some improvements to their property. They will have to asphalt and stripe their -- their parking area. Their landscaping out front appears to Meridian Planning & Zoning Commission June 21, 2018 Page 35 of 49 generally meet our requirements, so we are not going to push too hard on that. We will -- we will get the required buffer that we need when and if the property redevelops. Their plan here -- as I'm showing on the right here indicates that there are two access points to Franklin. There are not. They will not be granted that second access point on the right. The only access point they currently have is the one indicated by my mouse. They are also required to -- or their outdoor storage area, we require that to be fully screened from view and, then, obviously, we will have to work with them on the locate -- the location of the cross-access easement with a certificate of zoning compliance. It's kind of put them in a spot that kind of makes sense for the business. It doesn't necessarily line up with the cross-access from the school. I will also mention one thing that I have spoken with the applicant about is -- is we have some concern with the bus access being the -- only a right-in, right-out and how that would function as far as potentially taking a left. The school site wouldn't be allowed, so they have indicated that they can modify their bus routes to accommodate that. I think the applicant will cover that a little bit. We had some concerns initially with that, feeling that getting the buses up to the intersection of Black Cat and the future collector would make more sense as far as getting buses where they need to go. As I said, I am not an expert on charter schools or schools in general, so the applicant can cover that a little bit more. This is a - - this is a first phase of their project. As indicated, the second phase would be here as indicated by my mouse. The collector will stub further to the east and not shown on -- on this specific plan on the right is they are -- they are also annexing in this large parcel here, which I don't believe is part of their first phase. I will stand for any questions. McCarvel: Josh, with that collector street, what's the -- is that -- it's going to be a light there or what's there? Beach: I don't believe from ACHD that there is a current plan for a signal at that intersection. Now, it may warrant that in the future -- McCarvel: Because that's already a jammed up street. I mean you got the railroad tracks right there and, then, Pine is just north of that. There is no left out of there. It's not feasible without a -- okay. Any other questions for staff? Okay. Would the applicant like to come forward. Bierlein: Hi. Paul Bierlein with Bouma USA and this is -- Hadlock: Bill Hadlock with Paradigm Design of 550 Three Mile Road, Grand Rapids, Michigan. Bierlein: My address is 445 Pettis, Grand Rapids, Michigan. McCarvel: Okay. Bierlein: First of all, we would like to thank the staff for working with us through the process. We really don't have any challenges with the conditions that were put on the -- or the conditions that were put on us, because we have been working through them with Meridian Planning & Zoning Commission June 21, 2018 Page 36 of 49 Josh pretty closely. We do have one -- one condition that we think we can improve upon that we would like to talk about today and we would also like to address the question of the bus traffic coming in and out off of Franklin. So, first off, the collector street, there was one condition of having two drives coming off the collector street and one being in only and one being out only and we think that we could make that condition better by making that just one drive approach versus two and I think that it would also help by getting one of the drives away from the future cross-traffic drive that would go into the future development along the -- those residential lots that are there right now. So, we would like to request that as one change to the conditions that were noted. Fitzgerald: Josh, which one was the -- Beach: I'm not sure. Fitzgerald: Or do you guys know which -- Bierlein: 7.17.16. Beach: Those are the -- the condition in seven are from the Ada County Highway District, so those are conditions that you will have to coordinate with them on. We can't -- we can't waive their -- their specific conditions. Bierlein: Yeah. Their report that they had was -- this was one option and the other option was to eliminate them. They actually would prefer us to eliminate the two drives. So, we want to work with you and ACHD to do that. We have to do this, because we -- Beach: Yeah. So, we can -- we would -- we can figuring out how to do this, because it seems like these are our conditions. They are not. So, we can work with -- with you and talk with ACHD and facilitate a meeting, but we can't -- this body -- can't -- can't change that condition. Parsons: Madam Chair, Members of the Commission, we -- it's something that we could address with Council when we get there. Just make sure we have that condition lined up for you, so that we are clear as -- as to what you are going to do. We are all for eliminating access points on collector roadways. Bierlein: Yeah. That -- I mean that's fine. We can definitely live with it the way it's drawn, but we would like to make it even better if we could, so -- McCarvel: Okay. Bierlein: The second, regarding the bus traffic in and out, our intention was to try to keep the bus traffic and the car traffic separated, so that's why we have the bus loop going in and out off of Franklin and the car traffic going in and out, looping around the parking, and out onto a Black Cat. So, it was done intentionally. The school has six buses that they run and they can design the -- the bus patterns to turn right out of there Meridian Planning & Zoning Commission June 21, 2018 Page 37 of 49 and, then, if they have to go the other way down Franklin to basically go around the block, but they can design their bus routes to -- to work with that pretty easily and it makes the site safer by not having the buses commingling with the cars, coming in and out of the Black Cat entrance. McCarvel: Josh, can you go back to that screen that has the layout on there. Beach: Absolutely. McCarvel: Okay. So, what are those two accesses there on the left, right -- not the one on the back side -- would be shut off. Bierlein: Yeah. Okay. Yeah. The first topic we discussed that would be potentially taking these two down to one and this is where the cars will come in and out off of Black Cat and down here is the bus loop. The buses will come in, loop around the outside, and, then, back down and, then, they will turn right and, then, you know, where ever their route takes them to go from there. But that keeps the buses completely separate from the car traffic. McCarvel: And have you had any discussions with ACHD on a traffic signal on that collector road there for Black Cat? Bierlein: Yeah. We have spent a lot of time with ACHD and the way we have got it laid out and designed actually shown on here is what the requirements are and signalization was not part of the requirement, nor did they feel it was needed. We do have some improvements of widening Black Cat out in front of our right of way there, so in the future when the other lots to the north and to the south do develop it will mesh in with their master plan of the expansion of Black Cat itself. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: I know -- and with a charter school it's a little different. We don't have kids as much walking, but is there -- was there any discussion of a signalized crosswalk -- not necessarily a stop light, but a crosswalk there to get -- to get kids across the street? Bierlein: No. There was not. I don't anticipate a whole lot of foot traffic. There was discussion of crosswalk and beacons and such to the north in the future with phase two as Josh suggested there with that track and field to get the students to the north and, actually, we are not expanding parking up there, so that will be something that will be addressed with ACHD. In the future that is a concern, but it is more the connectivity north and south across the new collector then actually bringing in the students off of Black Cat. I think 60 percent or so of the students are bused, got some drivers, and then -- and, then, there is parking here and, then, the remainder of this is a drop for parents. Meridian Planning & Zoning Commission June 21, 2018 Page 38 of 49 Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: And the landscaping company is okay with all the proposed updates and -- yes, upgrades to their facilities? Bierlein: Yes. As long as they don't have to pay for them, so -- we are going to take care of that. Yes. Fitzgerald: That makes sense. McCarvel Any other questions for the applicant? Okay. Anymore -- Bierlein: No. Nothing on the -- McCarvel: Okay. Bierlein: Thank you. McCarvel: Any public testimony this evening? Johnson: Madam Chair, five people signed in. Only one indicated they wished to testify, Jane Byam. McCarvel: Okay. Byam: My name is Jane Byam. I live at 6050 West El Gato Lane. First of all, I would like to start with a question and that is should we have received something in the mail about the proposal. I know that when they were -- when the county was proposing the change at the Black Cat-Franklin intersection we received constant mailings and updates, but we received nothing about this. I contacted every single one of my neighbors on El Gato today and there is approximately 20 homes and only one individual, other than myself, had seen the sign and they didn't see it until today. So, I would like to request, if possible, that any decision on the charter school proposal be delayed until other residents on El Gato have an opportunity to review that proposal, so that they could come address you as well, if that would be possible. McCarvel: Josh, you have the mail list -- Beach: I'm getting to it right now. McCarvel: Okay. Because I'm not sure what the -- I'm sure the improvements from ACHD -- they may have had different requirements on where they mail -- Meridian Planning & Zoning Commission June 21, 2018 Page 39 of 49 Fitzgerald: A thousand feet versus 300. McCarvel: Yeah. For this kind of event it's 300 feet and not a thousand, so they anticipate that you would see the signs, because those have been up for -- two weeks? Yeah. Byam: Okay. As you -- as you mentioned, Madam Chairman, that is a -- Black Cat and Franklin there is a very congested area, a lot of traffic. Where the sign is located it's difficult to see it. It's, you know, a difficult place to stop and read it and see what it says, but, you know, I saw it because my husband mentioned it, so I did go specifically to look and read it -- actually took a photo of it, so I could review the information on that sign. I know I can't probably legally speak for my neighbors, but everyone that I did speak to is concerned about the changes. I must say I'd much rather have a charter school in that location than the possibility of 40 dwellings per acre, but we are quite concerned about the traffic. Since the intersection changes at Franklin and Black Cat took place when the construction started there, our -- prior to that we lived on a quiet street. Everyone has approximately five acres. There is a lot of horses on this street, it's an agricultural area. A lot of people walk down the street, they ride their bicycles down the street and we ride our horses on the street and since that construction project started at that intersection and traffic was diverted to El Gato, now everyone knows that it's a way to get from Black Cat to McDermott and we get constant speeders. I have seen people speed passed a stopped school bus with the stop signal out. I have had to get off the road while riding my horse because of somebody exceeding the speed limit doing at least 50 miles an hour and as was mentioned if the school goes in at -- on that location and has an entrance into the school off of Black Cat, you got the stop sign at the railroad tracks, now we are talking about a traffic signal for the school entrance, we have got the traffic light at Franklin and Black Cat, more traffic coming down the road, that traffic is going to back up and it's going to drive traffic onto El Gato and -- and change our lifestyle and way of life, make it hazardous for people who like to enjoy, you know, walking down our street and -- and so, you know, we have a lot of concerns. Is the dinging telling me my time is up? Sorry, I didn't -- okay. Well, thank you. McCarvel: Thank you. Is there any other -- anyone else? No one else has signed up, but -- certainly. Anyone else in the room? We will let her go first. Storrs: Hi. My name is Cheryl Storrs. I live at the corner of -- the southwest corner of Black Cat and Franklin. That's -- McCarvel: Can you get closer to mic. Storrs: That's kitty corner to the proposed school being put in. My mother is a property owner at that corner and the area to the west and south, as far as I know, is agricultural, not single family, and so I wanted clarification on that, that you're showing single family when everyone around us is -- has acreages and is agriculture, growing crops and hay, animals, and things like that. And I have the same question whether we should have received notification. Apparently her -- she's not 200 yards -- I think she is, but there Meridian Planning & Zoning Commission June 21, 2018 Page 40 of 49 was no notification received by her at the southwest corner of Black Cat and Franklin. She owns the hard corner, plus another almost eight acres -- well, eight acres total. So, I don't know, I didn't get out and measure it, but I'm wondering if we should have -- or she should have been able to receive something. Also I was curious -- I was another one -- I drove down and took a picture of the sign, because I had driven passed it, but as far as I know my neighbors aren't aware of it also. I have, first of all, I want to say a great respect for the Compass charter school model and I did have a question on the accesses on Franklin and on Black Cat, what are the yards from the center of the intersection to the accesses, can someone answer that? Fitzgerald: We will have the applicant -- McCarvel: We will have the applicant -- Fitzgerald: -- respond to you when he comes back up. Storrs: So, my concern is a huge increase in traffic on Franklin and Black Cat and the intersection right there. Right now concrete barriers necessitate that to turn -- make a U-turn to be able to go east or go south at that intersection, so you're not able to turn without making a U-turn in the middle of the intersection. So, Franklin has also been discovered and it is now a major east-west corridor with heavy traffic and as far as I know -- and if you will clarify this for me -- as far as I know if it's a school zone you're going to put down -- you're going to put 20 mile per hour speed limit during certain times of the day with flashing lights. Well, right now the purpose and the reason that Ada county did -- what Ada County Highway District did what they did was to take traffic off of other arterials, other roads, and to have something that could carry a lot of traffic. They worked for years on this. My mom received notice probably now almost six or seven years ago that this is something they wanted to do. They were keeping track of how many cars were going from which direction and so right now it's -- it's doing its job. It's taking a lot of people's -- or a lot of people down those roads -- or down Franklin right now. It started -- it really kind of was not discovered, but now people are getting off of Garrity and taking Franklin to go east and -- east and -- or -- and, then, getting off at Ten Mile to go west. So, it's carrying a lot of traffic and if we -- if the school zone is put in, the purpose of lightning that load of traffic will be diminished and it will also bog it down and reduce the speed -- the speed zone, because this is -- this is literally if you want to take a look, this is what's happening. Also Black Cat tapers down. It's two lanes only for a short distance. It actually tapers down to one lane prior to the access that is showing on your -- on the chart -- or on the diagram and so there is not two lanes to handle in and out traffic right there. McCarvel: Could you wrap up your thoughts. Storrs: And, then, also what would having a school kitty corner to my mother's property keep her from doing in the future. So, she -- at some time in the future she's going to want to sell her property or develop her property, but what would this -- what would be the restrictions for her if there is a school there. And so I propose that the decision be Meridian Planning & Zoning Commission June 21, 2018 Page 41 of 49 delayed until neighbors are notified and there can be more impacted and more consideration on the Council's part. Also the same thing that was mentioned about the stop sign at the railroad tracks and if a light were put in at Pine and El Gato, then, you're having more congestion, you're going to have traffic backed up all the way to Cherry Lane and all the way down to Franklin. Thank you. Yearsley: Actually, ma'am? Storrs: Yes. Yearsley: I have a quick question for you. Sorry for standing. My -- my back's hurting. So -- now where did you say your -- your mother lives then? Is she -- Storrs: She owns the property. She lives -- still lives in Meridian and owns that property. Yearsley: Now, is it within the area that is being rezoned or is it -- are the future land use change -- Storrs: No. It is the southwest corner. So, it's kitty corner -- directly kitty corner to the power -- the substation -- Yearsley: Okay. Okay. All right. That's what -- I just wanted to make sure I was -- to clarify that. Storrs: Yeah. The southwest corner, the hard corner, plus almost eight acres. Fitzgerald: And -- sorry. Go ahead. Yearsley: No. That's fine. Fitzgerald: I was going to say, ma'am, the reason they are saying the houses are going to be -- or it's zoned for housing, it's the future land use map. So, it's what's going to get -- what could go there in the future. Storrs: Okay. Fitzgerald: It's not zoned there yet. Storrs: I was thinking right now you were saying that it's single family homes and it's agricultural. Fitzgerald: Yeah. It's -- it's just a future land use map, but it's not zoned for -- it's agricultural RUT land in Ada county. So, we don't have any zoning for it yet. Meridian Planning & Zoning Commission June 21, 2018 Page 42 of 49 Storrs: Okay. Yeah. And I wasn't saying that, I was just thinking you were saying that it was single family homes, but it's -- Fitzgerald: No, it's just -- it's just for the future look would be -- Storrs: Okay. Fitzgerald: -- conceptually. Storrs: Okay. Thank you. Fitzgerald: Yeah. Absolutely. McCarvel: Thank you. Okay. Sir. Janoushek: I'm Steve Janoushek. I live at 44 -- 4540 West Franklin Road. And, you know, everything sounds great, except I can point out problems that they are going to have and you guys are going to have, which you already heard about, especially that -- up there at Black and the railroad crossings. And in and out on the buses on Franklin Road, that's good in the morning, but it's bad in the afternoon. In and out for car traffic is bad in the morning and bad in the afternoons to get in and out of Black Cat. My main concern is -- well, like the first question was why nobody was notified. Just a certain amount of people were notified about this charter school going in is my first problem. The second problem is what -- what are they planning on doing about the irrigation system, because I'm on that irrigation system and what it -- what it looks like to me they are going to block off that seven and a half or ten and a -- yeah. I mean seven and a half or nine and a half acres where the soccer field is supposed to go, supposed to bring -- the ditch all the way down to the corner and bring it back over. How are they going to get water from our irrigation system to the log cabin people, the five acres out there. I just -- I don't understand any of this stuff here. McCarvel: Yeah. I'm sure they would have to work with the irrigation district. We will let the applicant respond to that, but usually they will pipe it somehow and they couldn't -- they won't interfere with your water rights. Janoushek: And when this comes into effect are you going to -- do you guys got any plans on changing the landscaping of the Franklin Road? McCarvel: That would be ACHD -- Fitzgerald: Or as it develops. As it develops it will slowly -- as it develops we have requirements for landscape buffers and landscaping strips along the frontage road, but it's as the property is developed is -- the change will be made. Janoushek: That's about all I got there. All right. Thank you. Meridian Planning & Zoning Commission June 21, 2018 Page 43 of 49 Fitzgerald: Thank you, sir. McCarvel: Anyone else in the room wishing to testify? Would the applicant like to come forward again. Name and address for the record. Bierlein: Paul Bierlein. Bouman USA. 445 Pettis. I guess the -- we are required to do a 300 foot radius for notification, so I'm pretty sure that's what we did. We are kind of relying a little bit -- we were working with Josh on that and I -- so, I don't know if -- Beach: Happy to answer questions if you have them. McCarvel: Okay. Bierlein: So, I think we have done that. The school conducted a neighborhood meeting to everybody that was on that list within 300 feet. Had very good response. Talked with all the neighbors that are adjacent to our site where we are purchasing property in the vicinity of and I have had a lot of positive feedback from them. So, we have been trying to do as much as we could to reach out to the neighbors. We haven't gone really past the 300 foot radius, though. We also have been working very hard with ACHD to make sure all traffic concerns are met and we can -- we will continue to do that. We have been working with Josh and ACHD on those -- on that subject. Black Cat. We do have to widen that. We recognize that and, you know, there is rules that we have to follow, so we will do what ACHD says that we have to do to make sure that everybody is safe and that the road is widen enough to accommodate traffic. We have had a traffic study done. The traffic study -- you know, again, requires us to do this and that, so we are trying to play by the rules of what the traffic study says, ACHD says, and -- and make sure that the project works. We don't want to create any kind of issue at the intersection. McCarvel: And could you address the gentleman's concern with the irrigation, what are the plans for the ditch there -- back there on that -- Bierlein: Yeah. We have been working with the Nampa drainage for some time, as well as, you know, ACHD, as Paul mentioned. Yeah. I mean keeping -- throughout this site there is a lot of piping and channels to keep the irrigation -- the ditches intact. I mean where they are going to convey through our property -- as a matter of fact, we have to keep some of the ones that serve our property for the landscape irrigation and so on, so that's all inside the plan is to -- to maintain the irrigation rights for all. McCarvel: Okay. Bierlein: And I think there was another question about the driveways and I believe the distance to the driveways from the center line -- the one on Franklin, I believe it's 450 feet or so to the east and, then, one off of Black Cat is about 1,100 feet I think up to the north, if I recall. Meridian Planning & Zoning Commission June 21, 2018 Page 44 of 49 Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: Are you anticipating a school zone on Franklin or Black Cat to be required? Bierlein: We are not sure of that yet. As we work through with ACHD they are actually more right now of the physical improvements that need to happen out there. I believe we will have to do some sort of signage work out there, but I'm not sure -- we will continue to work with ACHD, obviously, for our final approvals and will meet the requirements that they have for us. Yearsley: Okay. So, the traffic study didn't identify that you needed to have a 20 mile an hour speed zone on those two arterials, did they? Bierlein: Not that I recall, no. Yearsley: Okay. McCarvel: I guessing with not a lot of pedestrian -- kids walking -- yeah. It's going to be mostly car traffic. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Doesn't current Compass school have a school zone? It's on Cherry Lane; right? I'm pretty sure it does. Bierlein: They do. Yes. Fitzgerald: Okay. Holland: Madam Chair? McCarvel: Commissioner Holland. Holland: Just to help clarify, can you say what the hours of operation would typically be and what time buses would be arriving, what time they would be leaving and that might help alleviate some of the concerns about transportation. Bierlein: So, we are going off of memory here. The school might be able to answer that. They are here, but -- would you like them to answer that? McCarvel: Sure. Meridian Planning & Zoning Commission June 21, 2018 Page 45 of 49 Bierlein: Okay. McCarvel: And please state your name and address for the record. Trudeau: Kelly Trudeau. 11581 West Creek Rapids, Star, Idaho. McCarvel: And get real close to the mic. Trudeau: Okay. Do you need me to repeat that? McCarvel: Yes, please. Trudeau: Kelly Trudeau. 11581 West Creek Rapids, Star, Idaho. We -- this -- our phase one is sixth grade through 12th grade and school begins at 7:40. Students can arrive at 7:20. So, then, that's the same time the buses may arrive. They won't all arrive at that time, but they can start arriving at that time and, then, school is out at 2:30. McCarvel: Any other questions for the applicants? Yearsley: Actually, Madam Chair, sorry. McCarvel: Commissioner Yearsley. Yearsley: So, you have the vacant -- the one property that you kind of split. Did you reach out to that -- that homeowner and did she -- or they have any concerns with what was being proposed? The one between the landscaping business and your driveway. Or is that a business as well? Bierlein: I think it's a fencing -- I believe it's a fencing business. Yearsley: Okay. Okay. I just wanted to make sure that no one was missed, so -- thank you. McCarvel: Okay. Any other questions for the applicant? All right. Thank you. Okay. So, at this time could I get a motion to close the public -- or any other questions for staff you're thinking of? Okay. At this time could I get a motion to close the public hearing for Item H-2018-0048? Yearsley: So moved. Holland: Second. McCarvel: It has been moved and seconded to close the public hearing for H-2018- 0048. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Meridian Planning & Zoning Commission June 21, 2018 Page 46 of 49 Beach: Madam Chair, fairly quickly. Chris and I both looked up those who were sent notifications and we have a little map as well. The woman who lives on El Gato Lane is about 4,600 feet away from -- McCarvel: Okay. Beach: -- the project, so she would not have received a notification. The other woman who spoke, her mother who lives on the southwest corner, is about 315 feet away, so she would not -- neither one of them would have received a notice. McCarvel: Okay. All right. Thank you. Yeah. I love the idea of the school there. I just think -- I do think there is some challenges to be worked out with the traffic. And I just -- I don't want to see it turn into the Franklin and Cole where it's so dangerous to have the school there that it can't be there anymore. So, I think there is something to -- and this is further off the road, obviously, than that, but -- it's -- it concerns me that there is not a plan for a traffic signal or -- I know it's close to that intersection, but we have both Franklin and Black Cat -- it be right only pretty much. I mean because the left is not possible I think a lot of times a day or in the mornings at least. Holland: Madam Chair? McCarvel: Commissioner Holland. Holland: And I would note that right now I live across the street from where the current Compass Charter School is and I haven't noticed a huge impact of traffic for me when I'm driving into work. Like they said, they don't have a lot of buses that come in and they don't have a lot of buses that come out. They only have a few routes. I haven't seen a big impact on traffic to my neighborhood and we directly line up across the street from where they are. Obviously, this is an expansion for them, so that they can grow the school a little bit more. They have been a good neighbor as far as where they are located currently. Fitzgerald: Madam Chair? McCarvel: Commissioner -- yeah. Commissioner Fitzgerald. Fitzgerald: You know, I -- the master planning of -- on the left, the concept I think is great. I -- I mean I think that's how you would like to see it built out. I also -- there is a lot more impactful things than a school. I will -- especially on a hard corner like this where you have -- and, obviously, you don't have the full hard corner where the utility area is, but this is going to be a challenging location to develop anytime and so I -- I like the idea of the opportunity for them to expand. We need more schools and -- and that opportunity is positive for me. I think the conceptual plan of the school is very good looking. The track being back -- and the outdoor recreation area in the back is also -- that is a great expansion. Obviously that will come back for us to look at. I don't think Meridian Planning & Zoning Commission June 21, 2018 Page 47 of 49 you could put a light there with a stop sign next to the trailer track, so that's an ACHD issue that we are always going to face and so I -- I tend to think that this is a positive expansion and something that can help our community and the impact would be a lot less than the likelihood of what will go there if this doesn't develop there. McCarvel: A mixed use with a high density. Fitzgerald: And I think you have a lot of options with the landscaping company there. They have got area to grow with this and expand, hopefully, that kind of outlier parcel in the middle would work with them to -- maybe that's the next opportunity for them to, you know, change their entry point. I do like the separation between buses and cars for safety for kids and, obviously, the interconnect between all the different parcels is going to be something they have got to work out. It's never fun. But I -- you know, my kids go to school -- it's similar. It's on a hard corner on Chinden and Meridian and so it's not very easy all the time to get in and out, but it hasn't made a huge impact, except for about 15 minutes in the morning and about 15 minutes in the afternoon and so -- and I would guess that it's similar in size and impact to the area, so -- McCarvel: Yeah. And I think with only six buses -- you're, obviously, going to allow for some of the older kids to be driving themselves anyway, but -- or parents dropping off. Parsons: Madam Chair, Members of the Commission, I just want you to deliberate on one item. I was sitting here thinking about the applicant's comments about the access to the collector road. Certainly we are requiring a development agreement, so if that's something you want to restrict through a DA provision, that -- that's certainly within your purview that they combine the two access points from their parking lot into one as proposed this evening and have them work with ACHD on that. Fitzgerald: And, Madam Chair, I think I would agree with that. I like the single access points. You don't have cars going back and forth. McCarvel: Yeah. Fitzgerald: It's a safety issue. Yearsley: Yeah. I agree. McCarvel: Trying to take two lefts out of that -- Fitzgerald: Yeah. McCarvel: Okay. Holland: Madam Chair, one more question for staff if I can. McCarvel: Uh-huh. Meridian Planning & Zoning Commission June 21, 2018 Page 48 of 49 Holland: In your agency comments it says on 1.1.2.E, the current parcel is granted a single access point to West Franklin and the parcel will lose direct access to West Franklin upon further development of the parcel. Yeah. So, it's not going to impact their bus route, though, coming in here? It would just impact their neighboring parcel; is that correct? Beach: Let me make sure I understand the question. I believe that's in reference to the landscape business losing their access point, not the school's, is that what you're -- Holland: Yes. Thanks for clarifying. Fitzgerald: It's only when they redevelop it. Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: A couple things I wanted to address. I know we had quite a few people complain about not being noticed. You know, this being a -- kind of a rural area, 300 feet doesn't go very far and -- you know. And so it is unfortunate that -- that that happens, but that is our legal requirements set forth in our code and that's why we actually have the signs as well. For the lady who commented about the additional traffic on El Gato, I would actually reach out with ACHD and -- and explain your -- your concerns and see if they can actually do some studies to try to help mitigate some of that and I know we have had issues with that in our subdivision and -- and so, you know, you might reach out to them and see if they can provide some assistance as well. I think the -- the school, you know, is back far enough off of both roadways that I think it's a good location and -- and if there are hours of -- you know, the school is going to, you know, start at 7:40 -- or 7:20, you know, that's a lot times earlier -- before a lot of the major rush hour starts and they are going to leave before a lot of the major -- major evening rush hour starts, so -- McCarvel: Please no shouting out. Yearsley: So, I do think that there is some benefits to that as well. McCarvel: Yeah. I think it might be a little tighter in the morning than the afternoon. Yearsley: It is. And, you know, I used to -- I take my daughter to the Mountain View High School early in the morning and, you know, there is some traffic, but it works. McCarvel: And it is -- it's just -- I mean it is getting worse. I live between Black Cat and Ten Mile, a little farther south, and people have discovered Black Cat, there is no doubt about it and with the busier Ten Mile gets, the more it backs -- people will naturally find a path -- thank you. Path of least resistance. But they are public streets and that's what Meridian Planning & Zoning Commission June 21, 2018 Page 49 of 49 they are there for. We just got to keep working with ACHD to recognize where demand is increasing -- Fitzgerald: Yeah. McCarvel: -- and that's just a problem we have with the amount of growth that we have, so -- any other comments? Would somebody like to make a motion? Yearsley: Madam Chair? McCarvel: Commissioner Yearsley. Yearsley: After considering all staff, applicant, and public testimony, I moved to recommend to City Council approval -- recommend approval to City Council for file number H-2018-0048 as presented in the staff report for the hearing date of June 21st, 2018, with the following recommendation: That the development agreement be modified to only allow one access off the collector street into the parking lot and access. Fitzgerald: Were there any other modifications? Yearsley: I don't think there was. McCarvel: Josh, did you need anything else in there? Fitzgerald: Was there anything else you needed, Josh? Beach: You did reference the condition about the bus. Fitzgerald: That's ACHD. Beach: We had one as well. I apologize, I will have to look and see which one it is. I can't remember. Fitzgerald: Well, barring any additional comments from Josh, I second the good Mr. Yearsley's motion. Beach: We don't have a condition in there, so -- Fitzgerald: And it's mostly ACHD -- working with ACHD on -- on a couple of issues we got. I think he's good. McCarvel: Okay. It has been moved and seconded to recommend approval on Item H- 2018 -- let's see. I put my stuff away. Dash 0048 with modifications. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Meridian Planning & Zoning Commission June 21, 2018 Page 50 of 49 McCarvel: Who would like to do the honors? I don't think we have any -- Holland: Madam Chair? McCarvel: Commissioner Holland. Holland: I would like to make a motion that we adjourn the meeting for June 21st, 2018. Fitzgerald: Second. McCarvel: It has been moved and seconded to adjourn the meeting. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. MEETING ADJOURNED AT 8:28 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED R ONDA McCARVEL - CHAIFWAN DATE APPROVED ATTE .Q°�cF-o AUC,,,, LI 0 City of C. J OLEITY CLERK (✓►'WE IDIOAI 0 NO r' m SEAL _W Planning and Zoning Commission Meeting Meeting Date: June 21, 2018 Agenda Item Number: 3B Project/File Number: Item Title Approve Minutes of June 6, 2018 Planning and Zoning Commission Meeting Meeting Notes rte✓ APPROVED Meridian Planning & Zoning Commission June 6, 2018 Page 20 of 20 Johnson: Just one additional item. The July 12th hearing date that we scheduled, the City Council has the room until 5:00 and they actually have the chairs all out for other things. So, it's been recommended by the city clerk's office that we begin that meeting at 6:30 p.m. McCarvel: Okay. Johnson: I wanted to get the feeling from Commissioners if that's okay. Yearsley: Works for me. McCarvel: That's fine. Johnson: Thank you. McCarvel: Anybody want to leave? Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: I move we adjourn for the evening. Yearsley: Second. Cassinelli: Second. McCarvel: It has been moved and seconded to adjourn the meeting for June 6th. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. MEETING ADJOURNED AT 6:50 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED RAO -NDA McCARVEL - CHAIRMAN DATE APPROVED EU AUCG—; ATTEST: o�Ro � s 4-4 �Jr Cit% of C.—JAY CLES - CITY CLERK `jQ/rE IDu - ►o�Mo s� SI.AL ,c ��1 TRiP'SJ��i Planning and Zoning Commission Meeting Meeting Date: June 21, 2018 Agenda Item Number: 3A Project/File Number: H-2018-0033 Item Title Paramount Self -Storage Findings of Fact, Conclusion of Law for Paramount Self -Storage (H-2018-0033) by Brighton Corporation, Inc. Located at the North Side of E. Archerfield St. West of N. Meridian Rd. Y' APPROVED Meeting Notes CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER f1E IDIAN IDAHS. In the Matter of the Request for Conditional Use Permit for a Self -Service Storage Facility in a C -G Zoning District for Paramount Storage, Located at 1500 N. Dyver Avenue, by Brighton Corporation. Case No(s). H-2018-0033 For the Planning & Zoning Commission Hearing Date of: May 17, 2018 (Findings on June 6, 2018) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of May 17, 2018, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of May 17, 2018, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of May 17, 2018, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of May 17, 2018, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision, which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0033 Page 1 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of May 17, 2018, 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 May 17, 2018, 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 11-513-6.17.1, 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. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff report for the hearing date of May 17, 2018 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0033 Page 2 By action of the Planning & Zoning Commission at its regular meeting held on the p� day of \ Aj"�, ,2018. COMMISSIONER RHONDA MCCARVEL, CHAIRMAN COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN COMMISSIONER STEVEN YEARSLEY COMMISSIONER LISA HOLLAND COMMISSIONER GREGORY WILSON COMMISSIONER WILLIAM CASSINELLI COMMISSIONER JESSICA PERRAULT Steveh Yearsley, Chairman VOTED N 7 e VOTED VOTED VOTED VOTED _ ' VOTED VOTED Attest: �Q City �f ( IOAM L J47 calpS' c, ciee4- 5 Copy served upon the Applicant, the Planning and Development Sery cT� aEP of the Community Development Department, the Public Works Department and the City Attorney. I`Q By: �/)'j Dated: Ci Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0033 ��ravnou�n�- SSI-�-S+ara� Page 3 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 1 STAFF REPORT HEARING DATE: May 17, 2018 TO: Planning and Zoning Commission FROM: Josh Beach, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Paramount Self-Storage –CUP (H-2018-0033) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Brighton Corporation, has submitted an application for a conditional use permit for a self-service storage facility on 3.56 acres of land in the C-G zoning district. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP application based on the Findings of Fact and Conclusions of Law in Exhibit C of this report. The Meridian Planning and Zoning Commission heard this item on May 17, 2018. At the public hearing on May 17th, the Commission moved to approve the subject CUP request. a. Summary of Commission Public Hearing: i. In favor: Mike Wardle ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Bill Parsons vi. Other staff commenting on application: None b. Key Issues of Discussion by Commission: i. Whether or not the entry gate will be a solid material. c. Key Commission Changes to Staff Recommendation: i. That the design elements match up to what was presented to in the staff report. ii. The emergency gate access shall be constructed with solid material, but the main gate shall be allowed to be a non sight obscuring material. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval of File Number H-2018-0033, as presented in the staff report for the hearing date of May 17, 2018, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial of File Number H-2018-0033, as presented during the hearing on May 15, 2018, for the following reasons: (You should state specific reasons for denial.) Meridian City Council Meeting Agenda June 21, 2018 – Page 4 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 2 Continuance I move to continue File Number H-2018-0033 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 5100 N. Dyver Avenue on the north side of E. Archerfield Street, west side of N. Meridian Road, in the SE ¼ of Section 25, Township 4 North, Range 1 West. B. Applicant/Owner: Brighton Corporation 12601 W. Explorer #200 Boise, ID 8371 D. Representative: Mike Wardle, Brighton Corporation 12601 W. Explorer #200 Boise, ID 8371 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning and Zoning Commission and City Council, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: April 13, 2018 C. Radius notices mailed to properties within 300 feet on: April 6, 2018 D. Applicant posted notice on site(s) on: April 24, 2018 VI. LAND USE A. Existing Land Use(s): The site consists of a six undeveloped vacant commercial lots, zoned C-G. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Single family homes in the Paramount Subdivision, zoned R-4 West: Paramount Square Apartments, zoned R-40 South: Undeveloped commercial land, zoned C-G East: N. Meridian Road and Single-family residential properties in the Ventana Subdivision, zoned R-8 and Heritage Middle School, zoned R-4 C. History of Previous Actions: • The subject property was annexed into the City in 2003 as part of the larger Paramount Subdivision (AZ-03-006) (Instrument No. 103137116). • The subject property was rezone (RZ-15-001), granted a preliminary plat (PP-15-002), and granted a Conditional Use Permit (CUP-15-002) in 2015. D. Utilities: Meridian City Council Meeting Agenda June 21, 2018 – Page 5 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 3 1. Location of sewer: The city currently owns and maintains sewer mains directly adjacent to the proposed development. 2. Location of water: The city currently owns and maintains water mains directly adjacent to the proposed development. 3. Issues or concerns: The applicant shall be responsible for the installation of additional water mains through to the project to provide for fire protection. D. Physical Features: 1. Canals/Ditches Irrigation: There are no irrigation facilities that will impact this development. 2. Hazards: Staff is not aware of any hazards that exist on this site. 3. Flood Plain: This site does not lie within the floodplain overlay district. VII. COMPREHENSIVE PLAN The subject property is currently designated “Commercial” and “High-Density Residential” on the Comprehensive Plan Future Land Use Map. Per the Comprehensive Plan, commercial designated areas: provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-family residential, as well as appropriate public uses such as government offices. Within this land use category, specific zones may be created to focus commercial activities unique to their locations. These zones may include neighborhood commercial uses focusing on specialized service for residential areas adjacent to that zone. Additionally, per the Comprehensive Plan, “High Density Residential” properties are to allow for the development of multi-family homes in areas where urban services are provided. Though the majority of the property is designated as “High Density Residential”, the applicant’s narrative argues that rather than expanding multi-family onto the site, that self-storage is an appropriate commercial alternative and will serve the needs of the surrounding area. The Comprehensive Plan is a guiding document however; the zoning ordinance controls the type of uses that can develop on the property. Further, the recorded development agreement for the property did not contemplate this use developing on the property. The applicant has submitted a development agreement modification to allow the proposed use. City Council will be taking action on the application at their May 15, 2018 meeting. The applicant is proposing to develop the site with a self-service storage facility consisting of approximately 63,825 square feet. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics ): • “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 services are available and will be extended by the developer to the proposed lots upon development of the site in accord with UDC 11-3A-21. • “Require all commercial and industrial businesses to install and maintain landscaping.” (2.01.03B) Parking lot landscaping is required to be provided with development of this property in accord with UDC 11-3B-8C. • Require neighborhood and community commercial areas to create a site design compatible with surrounding uses (3.05.02A). Meridian City Council Meeting Agenda June 21, 2018 – Page 6 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 4 The City has adopted a design manual to address compatibility between land uses. The applicant is proposing a commercial development adjacent to an established residential development and other commercial establishments. Specifically, the applicant is proposing to develop the site with eleven (11) storage buildings, including an attached office. The primary building materials proposed for these structures are stucco, stone wainscot, corrugated metal with metal roofing. Many of the surrounding buildings in the area use stucco, wood, stone wainscot and earth tone colors. The Architectural Standards Manual (ASM) emphasizes a mix of materials and variations in roof and wall planes along public spaces and public streets. Because this facility is on a highly visible corridor and surrounded by high quality development, staff is of the opinion that with the exception of the corrugated metal wall panels and the gate materials (that don’t meet UDC requirements, that the overall design complements the surrounding buildings. The site must comply with the design standards set forth in UDC 11-3A-19 and the guidelines in the ASM. • Maintain integrity of neighborhoods to preserve values and ambiance of areas (3.05.02). If the applicant complies with the design guidelines outlined in the ASM, UDC design standards and specific use standards, staff is of the opinion the proposed use should maintain the integrity of the neighborhood. • Restrict private curb cuts and access points on collectors and arterial streets (3.06.02D). One access is being proposed from N. Dyver Avenue and an emergency access is shown out to W, Archerfield Drive. No other access is proposed or approved with the subject application. • Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.) (3.06.02F). The subject property abuts N. Meridian Road, N. Dyver Avenue, W. Archerfield Street and W. Ensenada Drive. The UDC requires a minimum 25-foot landscape buffer adjacent to N. Meridian Road (an Arterial road), a 20-foot landscape buffer along W. Ensenada (a Collector road) and a 10-foot landscape buffers along W. Archerfield and N. Dyver Avenue (considered local streets) in accord with UDC 11-3B-7C. • Plan for a variety of commercial and retail opportunities within the Impact Area (3.05.01J). This area of Meridian is lacking a self-service storage facility to serve the multiple single family and multi-family developments in the area. • Protect existing residential properties from incompatible land use development on adjacent parcels (3.06.01F) The plans as submitted do not comply with the buffer width requirement and need to be revised in order to meet the requirements of the UDC. With CZC submittal, the applicant shall provide the required width of the landscape buffers as required by UDC 11-2A-8. • Ensure development provides safe routes and access to schools, parks and other community gathering places (3.07.02N). Five-foot wide detached sidewalks currently exist along all four sides of the development in accord with UDC 11-3A-17. For the above reasons, staff believes the proposed development is consistent with the Comprehensive Plan. Meridian City Council Meeting Agenda June 21, 2018 – Page 7 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 5 VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail and service needs of the community in accordance with the Meridian comprehensive plan. Six (6) districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the principal permitted, accessory, conditional, and prohibited uses in the C-G zoning district. The proposed self-service storage facility requires conditional use permit (CUP) approval in the C-G zoning district. Compliance with the specific use standards listed in UDC 11-4-3-34 for the use is also required. C. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in UDC 11-2B-3 for the C-G zoning district. D. Landscaping 1. UDC 11-3B-8C regulates the parking lot standards of the development code (see section 9 below for further analysis). 2. Width of street buffer(s): 25 feet along Meridian Road, 20 feet along W. Ensenada Drive and 10 feet along W. Archerfield and N. Dyver Avenue. E. Off-Street Parking: UDC 11-3C-6B requires 1 space for every 500 square feet of gross floor area of the proposed office building. F. Self-Service Uses: UDC 11-3A-16 lists the specific requirements for self-service uses (see section 9 below for further analysis). G. Structure and Site Design Standards: Development of this site must comply with the design standards listed in UDC 11-3A-19 and the guidelines listed in the Architectural Standards Manual (ASM). IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: CONDITIONAL USE PERMIT (CUP): A conditional use permit is requested consisting of 11 storage buildings which make up approximately 63,825 square feet of storage space. Access: Access to this development is proposed from N. Dyver Avenue, with emergency access being proposed from W. Archerfield Street. Landscaping: A 25-foot wide street buffer is required to be provided along N. Meridian Road (arterial), a 20-foot wide street buffer is required to be provided along W. Ensenada Drive (collector) and a 10-foot wide landscape buffer (local) is required along W. Archerfield Street and W. Ensenada Drive, as set forth in UDC Table 11-2B-3. Landscaping within the street buffer should be provided in accord with the standards listed in UDC 11-3B-7C. The landscaping shown on the landscape plan complies with these standards, except for the required number of trees along N. Dyver Avenue, which requires 17 trees based off of a frontage length of approximately 576 feet, and the frontage of W. Archerfield Street, which requires 8 trees based on a frontage length of approximately 270 feet. Per UDC 11-3B-7, one tree is required for every 35 feet of frontage. The applicant shall submit a revised landscape plan with the certificate of zoning compliance that shows compliance with UDC 11-3B-7. Fencing: No fencing is depicted on the landscape plan for this site. Any proposed fencing should comply with the standards listed in UDC 11-3A-7. Meridian City Council Meeting Agenda June 21, 2018 – Page 8 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 6 Sidewalks: Sidewalks are required to be provided with development in accord with the standards listed in UDC 11-3A-17. 5-foot wide attached sidewalks exist along all four frontages of the site. Utilities: All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. Pressurized Irrigation: An underground pressurized irrigation system is required to be provided for the development in accord with UDC 11-3A-15 as proposed. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18. Self-Service Storage Facilities: The specific use standards for the self-service storage facility listed in UDC 11-4-3-34 apply to development of this site as follows: A. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial place of business. The manufacture or sale of any item by a tenant from or at a self- service storage facility is specifically prohibited. The applicant must comply with this requirement. B. On-site auctions of unclaimed items by the storage facility owners shall be allowed as a temporary use in accord with Section 11-3E temporary use requirements of this Title. The applicant must comply with this requirement. C. The distance between structures shall be a minimum of twenty-five feet (25’). All of the proposed storage buildings must meet or exceed the 25-foot distance requirement. The drive aisles appear to comply with this requirement. There are, however, several areas within the proposed storage facility where the required 25 foot between buildings is not being met. The site plan submitted with the CZC application must include 25-feet of separation between all structures per the specific use standards. D. The storage facility shall be completely fenced, walled, or enclosed and screened from public view. Where abutting a residential district or public road, chain-link shall not be allowed as fencing material. The applicant for the most part has designed the site so the perimeter storage buildings screen the facility from public view. However, the main and emergency access gates appear to be constructed with wrought iron and will not be a solid material. The gates should be constructed of a solid material to impede visibility into the site. E. If abutting a residential district, the facility hours of public operation shall be limited to 6:00 a.m. to 11:00 p.m. NA. The project does not abut a residential district as defined by the UDC in Chapter 1. F. A minimum twenty five foot (25’) wide landscape buffer shall be provided where the facility abuts a residential use, unless a greater buffer width is required by this title. Landscaping shall be provided as set forth in subsection 11-3B-9C of this title . The facility does not abut a residential use, therefore this standard does not apply. G. If the use is unattended, the standards in accord with Section 11-3A-16 self-service uses of this Title shall also apply. (See standards from UDC 11-3A-16 below). H. The facility shall have a second means of access for emergency purposes. One access point has been provided from N. Dyver Avenue. On the submitted plans, the secondary access is provided in the southeast corner of the site out to Archerfield Street in accord with UDC standards. Meridian City Council Meeting Agenda June 21, 2018 – Page 9 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 7 I. All outdoor storage of material shall be maintained in an orderly manner so as not to create a public nuisance. Materials shall not be stored within the required yards. Stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. Outdoor storage is not proposed or approved for this site. All items must be stored within an enclosed storage unit. J. The site shall not be used as vehicle wrecking or junkyard as herein defined. The applicant shall comply with this requirement. K. For any use requiring the storage of fuel or hazardous material, the use shall be located a minimum of one thousand feet (1,000’) from a hospital. The applicant is not proposing to store any hazardous material on the site. The applicant shall comply with this requirement. Self-Service Uses: The proposed use of the property is for a self-service storage facility. UDC 11-3A-16 requires all unattended self-service uses to comply with the following requirements: A. 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 proposed development is located on a prominent corridor and should be highly visible from abutting streets. B. 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. N/A. C. Landscape shrubbery shall be limited to no more than three feet (3’) in height between entrances and financial transaction areas and the public street . N/A Site Plan: Staff has reviewed the site plan (Exhibit A.2) submitted with this application. The following items should to be revised on the site plan submitted with the Certificate of Zoning Compliance application: • Per UDC 11-4-3-34, the distance between structures shall be a minimum of 25 feet. Landscaping: Staff has reviewed the landscape plan (Exhibit A.3) submitted with this application. Staff recommends the following items be revised on the landscape plan submitted with the Certificate of Zoning Compliance application: • Except for the relocation of tree along Meridian Road and the addition of trees along Dyver and Archerfield, all other existing landscaping shall be protected during construction. Parking: Per UDC 11-3C-6B, in commercial districts, one off-street parking space is required per 500 square feet of gross floor area for the proposed office building. Based on the total square footage of office (800 s.f.), two (2) parking stalls are required; five (5) spaces are proposed on the submitted site plan in accord with UDC standards. Additionally, per UDC 11-3C-6G, one bicycle parking space is required to be provided for every 25 vehicle spaces, in compliance with the standards listed in UDC 11-3C-5C. The submitted site plan shows the required bike rack. Building Elevations: The proposed development is required to comply with the design standards set forth in UDC 11-3A-19 and the ASM. The applicant has submitted renderings (Exhibit A.4) that demonstrate how the site will be viewed from the public streets. The primary building materials are stucco, stone wainscot and corrugated metal. The proposed elevations appear to meet the requirements of the Architectural Standards Manual, but will be reviewed further with the Certificate of Zoning Compliance and Administrative Design Review application in order to ensure compliance. Meridian City Council Meeting Agenda June 21, 2018 – Page 10 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 8 Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC application is required to be submitted prior to issuance of building permits. The applicant is required to obtain approval of a design review application for the proposed structures and site design for the self- service storage facility. This application may be submitted concurrently with the CZC application. The applicant must comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the ASM. Staff recommends approval of the subject applications with the conditions listed in Exhibit B per the Findings in Exhibit C. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Site Plan (dated: March 14, 2018) 3. Landscape Plan (dated: February 8, 2018) 4. Proposed Elevations (dated: January 25, 2018) B. Agency Comments/Conditions of Approval C. Required Findings from Unified Development Code Meridian City Council Meeting Agenda June 21, 2018 – Page 11 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 9 Exhibit A.1: Vicinity/Zoning Map Meridian City Council Meeting Agenda June 21, 2018 – Page 12 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 10 Exhibit A.2: Site Plan (dated: March 14, 2018) Meridian City Council Meeting Agenda June 21, 2018 – Page 13 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 11 Exhibit A.3: Landscape Plan (dated: February 8, 2018) Meridian City Council Meeting Agenda June 21, 2018 – Page 14 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 12 Exhibit A.4: Proposed Elevations (dated: January 25, 2018) Meridian City Council Meeting Agenda June 21, 2018 – Page 15 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 13 Meridian City Council Meeting Agenda June 21, 2018 – Page 16 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 14 Meridian City Council Meeting Agenda June 21, 2018 – Page 17 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 15 Meridian City Council Meeting Agenda June 21, 2018 – Page 18 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 16 B. Agency Comments/Conditions 1. PLANNING DIVISION 1.1 Site Specific Conditions of Approval 1.1.1 Development of the site shall substantially comply with the site plan, landscape plan and architectural elevations included in Exhibit A, the design standards listed in UDC 11-3A-19 and in the Architectural Standards Manual, and the conditions in this report. 1.1.2 The site plan included in Exhibit A.2, dated March 14, 2018, shall be revised as follows: a. The site plan submitted with the CZC application must include 25-feet of separation between all structures per the specific use standards. b. That the design elements match up to what was presented to in the staff report. c. The emergency gate access shall be constructed with solid material, but the main gate shall be allowed to be a non-sight obscuring material. 1.1.3 The landscape plan included in Exhibit A.3, dated February 8, 2018, shall be revised as follows: • Construct a 25-foot wide landscape buffer adjacent to N. Meridian Road in accord with UDC 11-3B-7C. • Construct a 10-foot wide landscape buffer adjacent to W. Acherfield Street and N. Dyver Avenue in accord with UDC 11-3B-7C and UDC 11-2B-3. • Construct a 20-foot wide landscape buffer adjacent to E. Ensenada Drive in accord with UDC 11-3B-7C and UDC 11-2B-3. • Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-3B-8C. • Landscaping within the street buffers shall be provided in accord with the standards listed in UDC 11-3B-7C. • The landscape buffer along N. Dyver Avenue, requires 17 trees, and the landscape buffer along W. Archerfield Street, requires 8 trees. The applicant shall submit a revised landscape plan with the certificate of zoning compliance showing the required revisions in compliance with UDC 11-3B-7. 1.1.4 The elevations included in Exhibit A.4, dated January 25, 2018, shall comply comply with the design standards set forth in UDC 11-3A-19 and the Architectural Standards Manual. 1.1.5 Development of the site shall comply with the specific use standards listed in UDC 11-4-3-34 “Storage Facility, Self-Service;” and the standards for unattended self-service uses listed in UDC 11-3A-16. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the C-G zoning district listed in UDC Chapter 2 District regulations. 1.2.2 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. 1.2.3 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.2.4 Comply with the sidewalk standards as set forth in UDC 11-3A-17. Meridian City Council Meeting Agenda June 21, 2018 – Page 19 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 17 1.2.5 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.6 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I, 11-3B-8C, and Chapter 3 Article C. 1.2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C (streets). 1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.9 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.2.10 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design standards as set forth in UDC 11-3C-5C. 1.2.11 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12. 1.2.12 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set forth in the City of Meridian Architectural Standards Manual. 1.2.13 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.2.14 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site. 1.2.15 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7 and 11-3A-6B as applicable. 1.2.16 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer’s expense. Final design shall be submitted as part of the development plan set for approval. Applicant shall also include the location of any existing street lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 1.3 Ongoing Conditions of Approval 1.3.1 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.3.2 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. 1.4 Process Conditions of Approval 1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.4.2 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance and Design Review application for all future structures proposed on the site from the Planning Division, prior to submittal of any building permit applications. Meridian City Council Meeting Agenda June 21, 2018 – Page 20 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 18 1.4.3 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-5C-3C. 1.4.4 The applicant shall pay any applicable impact fees prior to the issuance of a building permit. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.1.1 A street light plan will need to be included in the building permit application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=2722.1.2 2.1.2 The city currently owns and maintains sanitary sewer and water mains directly adjacent to the proposed development. The applicant shall be responsible for the establishment of service connections for the office facility, and for the abandonment of any existing service lines that will not be utilized. The applicant shall also be responsible for the installation of additional water mains through to the project to provide for fire protection. Any dead end water mains shall terminate with a fire hydrant. 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. Meridian City Council Meeting Agenda June 21, 2018 – Page 21 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 19 2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, and a compacted roadway surface shall be in place, prior to applying for building permits. 2.2.10 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.11 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.13 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.14 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.15 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.16 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces are at least 1-foot above. 2.2.17 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.18 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.19 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.2.20 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Meridian City Council Meeting Agenda June 21, 2018 – Page 22 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 20 Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. FIRE DEPARTMENT 3.1 The Fire Department has no comment on this application. 4. POLICE DEPARTMENT 4.1 The Police Department has no comment on this application. 5. REPUBLIC SERVICES 5.1 No comments were received from Republic Services on this application. 6. PARKS DEPARTMENT 6.1 The Park’s Department has no comment on this application. 7. ADA COUNTY HIGHWAY DISTRICT The Ada County Highway District has reviewed the submitted application and has determined that the applicant will be required to apply for a driveway approach prior to pulling a permit for Meridian City Council Meeting Agenda June 21, 2018 – Page 23 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 21 C. Required Findings from Unified Development Code 1. Conditional Use Permit Findings: The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following, and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that if the site is designed according to the conditions of approval in Exhibit B, the site will be large enough to accommodate the proposed use and meet the dimensional and development regulations of the C-G zoning district and self-service storage facility specific use standards if the submitted plans are amended as recommended by staff. b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed self-service facility in the C-G zone meets the objectives of the Comprehensive Plan. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds that the proposed self-service storage facility is compatible with other uses in the general area and will not adversely change the character of the area if the applicant complies with the site and the design modifications recommended by staff. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds that the proposed development should not adversely affect other property in the vicinity if the applicant complies with all conditions of approval listed in Exhibit B of this staff report and constructs all improvements and operates the use in accordance with the UDC standards. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff finds that sanitary sewer, domestic water and irrigation can be made available to the subject property. Please refer to comments prepared by the Public Works Department, Fire Department and other agencies. f. 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. Staff finds that the applicant will pay to extend the sanitary sewer and water mains into the site. No additional capital facility costs are expected from the City. The applicant and/or future property owners will be required to pay highway impact fees. Meridian City Council Meeting Agenda June 21, 2018 – Page 24 of 195 Exhibit A Paramount Self -Storage – CUP (H-2018-0033) PAGE 21 g. 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. Staff finds that the proposed development will not involve uses that will create nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this development; however, Staff does not believe that the amount generated will be detrimental to the general welfare of the public. h. 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. Staff finds that the proposed development will not result in the destruction, loss or damage of any natural feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Meridian City Council Meeting Agenda June 21, 2018 – Page 25 of 195 Planning and Zoning Commission Meeting Meeting Date: June 21, 2018 Agenda Item Number: 4A Project/File Number: H-2018-0018 Item Title Cherry Blossom Subdivision Public Hearing Continued from May 17, 2018 for Cherry Blossom Subdivision (H-2018-0018) by Jayo Land Development Company, Located at 615 W. Cherry Lane 1. Request: A Rezone of 10.74 Acres of Land from the R-4 to the R-8 Zoning District; and 2. Request: A Preliminary Plat Consisting of 47 Single -Family Residential Building Lots and 11 Common Lots on 10.25 Acres of Land in the Proposed R-8 Zoning District Meetina Notes u✓ APPROVED Hearing Date: 6/21/2018 Hearing Type: PZ Item Number: 4-A Project Name: Cherry Blossom Subdivision Project Number: H-2018-0018 Signature Name For Against Neutral I Wish To Testify Sign In Date/Time howie long X X 6/21/2018 17:30 Timothy corey X 6/21/2018 17:40 Bud Larson X 6/21/2018 17:42 Janet Larson X 6/21/2018 17:42 Wyatt Dryden X X 6/21/2018 17:43 Ingrid Dryden X X 6/21/2018 17:43 Camila Dryden X X 6/21/2018 17:53 Annie Cope X 6/21/2018 17:54 Debra nicholson X X 6/21/2018 17:54 Todd hanson X X 6/21/2018 17:55 Joe Rarick X 6/21/2018 17:57 Marjorie williams X X 6/21/2018 17:57 Justin williams X X 6/21/2018 17:57 William cope X 6/21/2018 17:58 Rebeca Cope X 6/21/2018 17:59 lop_ ■ 4A A Chi ySTj�, - � • # 300 FFT NW 7TH STREET e \ dem lJ �o •... • � � -s'� _ �`- eub ' VFW - V7 �I.�. '� - • 10 • i • � s � • i -.� s7 d�4� a Cherry Blossom Place_ � 615 W. Cherry Lanea, Meridian, Idaho 83642 NOT TO SCALE � w 31VDS 01 ION Zb988 uqppl'upipiaaW aup �(aaa u� 'M 519 @D21d w0ss018 AJAE)gD Lu z f • i � a • O (Zl� � (u; 06 CPO i40 'b _ 7g -Vie' NT- 10 v1y�',o+ wOsss -� zl 1 00 107 �,� ► rip c� __-_ _ � O J � 0 X"78 1r • � f a n ir raw 133b1S HlL MN `AV : r , •vs•n V9'7AOME) 1SnOOl-xl'ao03a9-)W HO'NVE)OI-OOtl7IHO-s3'139NV S07 NW 'SJNIISVH IM 'ON rm .-SIog-gl®ZJt�1 Changes to Agenda:  None Item #4D: Keep Subdivision – AZ, PP (H-2018-0043) Application(s):  Annexation and Zoning  Preliminary Plat Size of property, existing zoning, and location: This site consists of 60.55 acres of land zoned RUT, located on SWC of S. Eagle and E. Lake Hazel Roads. Adjacent Land Use & Zoning: 1. North: Single-family residential properties in Diamond Ridge Estates Subdivision, zoned RUT in Ada County; Undeveloped residential property zoned RUT in Ada County. 2. East: S. Eagle Road and single-family residential properties zoned RUT in Ada County. 3. South: One single-family residential property and undeveloped property zoned RUT in Ada County. 4. West: One single-family residential property, zoned RUT. History: None Comprehensive Plan FLUM Designation: LDR Summary of Request: Annexation & Zoning: The applicant has applied for annexation and zoning of 60.55 acres of land with R-2 and R-8 zoning districts. Staff believes the proposed zoning designations are consistent with the policies in the Comprehensive Plan. The applicant requested that the church parcel be zone R-8 because churches are not allowed uses in either the R-2 or R-4 zoning districts, and are a conditional use within the R-8 zoning district. The church also entered into a consent to annex agreement in 2006. With this annexation, they are making good on their commitment to annex the parcel into the City one the property was contiguous with City limits. The applicant proposes to develop 59 new single-family residential detached homes on 53.47 acres of land. Preliminary Plat: The proposed plat consists of 59 building lots and 10 common lots on 53.47 acres of land in a proposed R-2 and R-8 zoning districts. The gross density for the subdivision is 1.1 d.u./acre. The lots range in size from 22,120 square feet to over 77,000 square feet, with an average lot size of 31,600 square feet. Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC 11-2A-3 and Table 11-2A-4 for the R-2 district and 11-2A-6 for the R-8 district. Staff has reviewed the proposed plat and found it to be in compliance with those standards. Block Length: The plat is required to comply with the block length standards listed in UDC 11-6C-3F. Staff has reviewed the proposed plat and in order to ensure compliance with the UDC the applicant shall provide an emergency access to E. Lake Hazel in place of the full access that was denied by ACHD. UDC 11-6C-3(B)4 limits the length of a cul-de-sac. With ACHD’s requirement that the access to E. Lake Hazel be removed, Pemberly Lane does not meet the requirements of UDC. The applicant shall revise the plat to comply with this requirement Access: Access is proposed for this site via one access from E. Eagle Road and to E. Lake Hazel Road. ACHD will not allow the applicant to have direct access to E. Lake Hazel, so staff is proposing an emergency access out to Lake Hazel. Streets: The applicant is proposing public roads throughout the development. The applicant’s proposal for street section does not appear to meet the requirements of ACHD. The applicant shall comply with their requirements and shall install 8 foot parkways and 5 foot detached sidewalks throughout the development. Stub Streets: The applicant is proposing a single public stub street at the west boundary. Landscaping: A 35 foot landscape buffer is required along the Lake Hazel frontage because it is considered an entryway corridor per the City’s Comprehensive Plan. A 25-foot wide street buffer is also required along S. Eagle Roads, considered an arterial roadway, per UDC Table 11-2A-6 and is required to be landscaped in accord with the standards listed in UDC 11-3B-7C. Parkways: Eight-foot wide parkways are proposed in all areas where detached sidewalks are proposed in accord with the standards listed in UDC 11-3A-17E. Open Space: A minimum of 5% qualified open space is required to be provided for this development in accord with UDC 11-3G-3A.1. Based on the area of the preliminary plat (53.47 acres), a minimum of 5.34 acres of qualified open space is required to be provided as set forth in UDC 11-3A-3B. A total of 5.66 acres (or 10.6%) of qualified open space is proposed consisting of ½ the street buffer along E. Lake Hazel and S. Eagle Roads, and 8-foot wide parkways along the local streets. and internal common open space areas which appear to comply with this requirement. The plat reflects several pedestrian common lots that do not show the required landscaping as required by UDC 11-3B-12. The applicant shall revise the landscape plan to include the required landscaping along pedestrian pathways. Additionally, staff is proposing that the applicant provide an additional pathway between Lots 19 and 20 of Block 3 to the west boundary of the church parcel in order to promote pedestrian accessibility to the church parcel. LDS Church Parcel: The plat as shown indicates that the applicant has purchased a portion of the LDS parcel. The applicant has not provided the final approval letter from Ada County indicating that the applicant has completed the process. Prior to the City Council hearing the applicant shall provide the final approval letter from Ada County indicating completion of the property boundary adjustment. Site Amenities: All developments consisting of five acres of more are required to provide a minimum of one site amenity; one additional site amenity is required for each additional 20 acres per UDC 11-3G-3A.2, in accord with the standards listed in UDC 11-3G- 3C. Based on the area of the preliminary plat (53.47 acres), staff requires a minimum of 4 qualified site amenities be provided. The amenities include a bike storage enclosure, a gazebo and an additional 5% open space can be applied as an additional amenity. The applicant shall provide 1 additional amenity for the subdivision. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. The applicant proposes to construct detached sidewalks throughout the development and along both S. Eagle and E. Lake Hazel Roads in accord with UDC standards. Please note that there is attached sidewalk along the LDS church frontage of S. Eagle Road that was constructed with the church. City staff is ok not replacing the existing sidewalk with detached sidewalk. Building Elevations: The applicant has submitted some conceptual sample building elevations for future homes in this development, included in Exhibit A.4. Building materials appear to consist of a mix of stucco, masonry, hardy-back siding, wood and brick. Because homes on lots that back up to E. Lake Hazel and Eagle Roads will be highly visible, staff recommends the rear or sides of structures on lots that face the street incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. Written Testimony: Judy Lewis Staff Recommendation: Approval w/ conditions Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0043 as presented in the staff report for the hearing date of June 21, 2018, with the following modifications: (Add any proposed modifications.) I further move to direct Staff to prepare an appropriate findings document to be considered at the next Planning and Zoning Commission hearing on June 21, 2018. Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0043 as presented during the hearing on June 21, 2018, for the following reasons: (You should state specific reasons for denial and what the applicant could do to gain your approval with another application.) Continuance I move to continue File Number H-2018-0043 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) Item #4E: Compass Charter School (H-2018-0048) Application(s):  Annexation and Zoning  Comprehensive Plan Map Amendment Size of property, existing zoning, and location: This site consists of 21.93 acres of land, zoned RUT, located at the northeast corner of W. Franklin and S. Black Cat Roads. Adjacent Land Use & Zoning: 1. North: Single family residence, zoned RUT (Ada County) 2. East: Commercial business, zoned RUT (Ada County) 3. South: Vacant property zoned RUT (Ada County); Single-family residential, zoned RUT (Ada County); W. Franklin Road 4. West: Single family residential properties, zoned RUT and C2 (Both in Ada County); and S. Black Cat Road History: None Comprehensive Plan FLUM Designation: Medium-High Density Residential and Park Summary of Request: Comprehensive plan map amendment (CPAM) and Annexation (AZ): The applicant proposes to amend the future land use map (FLUM) contained in the Comprehensive Plan to change the land use designation on approximately 25.05 acres of land from Medium-High Density Residential and Park to Mixed Employment and to annex 21.93 acres of land into the City from RUT to the M-E (Mixed Employment) zoning designation. The Comprehensive Plan Map Amendment is desired so the applicant can develop the parcel with a private school and annex in property that is operating with a landscape business approved through the County. To ensure the site develops in conjunction with the submitted concept plan and elevations and the existing landscape business meets the standards of the City, staff recommends the applicant enter into two separate development agreements; one for the Compass Charter School property and one for the landscape business. Concept Plan: With this application, the applicant has submitted a concept plan for the Compass charter school including parking, cross access to adjacent properties, bus access and included a concept plan for Sunshine Landscape Inc. that includes a secur ed storage yard and the associated parking area. The City has received several concept plans for the property. Staff feels that it is important to discuss the differences between the two and to describe which elements of each need to be included in the overall design of the site. Concept Plan #1: This site plan shows the entire area to be included in the comprehensive plan map amendment, so it is impossible to include this site plan in the development agreement. This site plan shows how the whole area could develop in the future as well as indicates how the school plans to expand in the future. Concept Plan #2: This site plan provides the first phase of development for the school as well as shows the landscape business site. The landscape business is showing several improvements to their site including paving the parking area and fully screening the outdoor storage to the north of their building. The future use of the site must comply with the specific use standards for the specific use. The school and the landscape business each have separate standards that shall be met. They are as follows: School: UDC 11-4-3-14, UDC 11-3A-14 and UDC 11-4-3-33 for Outdoor Storage Facilities. Landscape Business: 11-4-3-45 for Dispatch Center for Mobile Services The Commission should be aware that a school is a principally permitted use within the M-E zoning district, so any expansion of the school will only require a Certificate of Zoning Compliance and Design Review application to move forward. On the other hand, a dispatch center for mobile services use is considered a condition use within the M-E zoning district, so any expansion of this use will require a Conditional Use Permit. Property Boundary Adjustment: The landscape business located on parcels S1210336321 and S1210336377 is selling the north portion of their property to Compass Charter School and will be required to apply for a property boundary adjustment prior to submitting a certificate of zoning compliance application for the school. Separately, because the landscape business will be located on a separate property from the school once the property boundary adjustment is finalized; staff is recommending that the school and landscape business be placed into separate development agreements. The applicant shall provide staff with separate legal descriptions for the school and landscape business in order to facilitate the two separate development agreements. Building Elevations: Conceptual building elevations were submitted for the proposed building as shown in Exhibit A.5. Design features include a large amount of glass, what appear to be EIFS panels, metal and Hardiboard. Staff does not have concerns with using these specific materials but wants to express that the applicant needs to meet the standards set forth in the City’s Architectural Standards Manual. The extensive use of metal on several of the elevations may not meet the standards as previously mentioned. Access: The UDC (11-3A-3) restricts access to arterial streets when access is available from a local street. This property has frontage on Franklin Road and Black Cat Road. There is one existing access point to the site from both E. Franklin Road and N. Black Cat Road, both classified arterial roadways. Since the only access to this property is from these two roads and the applicant is requesting to construct a portion of a collector roadway as part of their development that will eliminate direct access to their parcel from Black Cat Road. Per ACHD, the applicant will only be allowed to have a right-in/right-out access to Franklin Road. Additionally, staff has concern about the buses only being able to access Franklin Road with a right-in/right-out access. The applicant shall reconfigure the bus access so that busses can utilize the access out to Black Cat Road. The applicant is also proposing several cross-access easements as part of the project. The cross accesses as proposed appear to meet the requirements of the UDC to facilitate internal circulation in the future. The locations of the cross access easements generally located where The number and location of the cross access easements will be further defined with the certificate of zoning compliance application. Landscaping: A 25-foot wide street buffer is required to be provided along the residential properties west of the school as set forth in UDC Table 11-2B-3. A 25-foot landscape buffer is required along W. Franklin Road and N. Black Cat Road, both arterial roadways, as set forth in UDC 11-2B-3. Landscaping within the street buffer should be provided in accord with the standards listed in UDC 11-3B-7C. A 20 foot landscape buffer is also required along the proposed collector roadway per the previously named standards. Any interior parking lot landscaping will be required with development of the property. Sidewalks: Sidewalks are required to be provided with development in accord with the standards listed in UDC 11-3A-17. A 7-foot wide attached sidewalk exists along W. Franklin Road. The applicant will be required to install detached sidewalk along N. Bl ack Cat Road as well as along the future collector roadway. Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of Zoning Compliance application prior to construction to ensure all construction and site improvements comply with the conditions in this report and the provisions of the UDC, per UDC 11-5B-1. Design Review: The applicant is required to submit an application for Design Review concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site layout and design of all structures on the site is required to be consistent with the design standards listed in UDC 11-3A-19 and in the Architectural Standards Manual. Written Testimony: None as of 10:46 AM on June 21st Staff Recommendation: Approval with conditions Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2018-0048, as presented in the staff report for the hearing date of June 21, 2018, 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-2018- 0048, as presented during the hearing on June 21, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0048 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Planning and Zoning Commission Meeting June 21, 2018 Item #4D: Keep Subdivision Vicinity/Zoning Map Preliminary Plat Proposed Landscape Plan Proposed Landscape Plan Proposed Landscape Plan Proposed Landscape Plan Conceptual Building Elevations Item #4E: Compass Charter School Current and Proposed Future Land Use Map Proposed Concept Plans Proposed Building Elevations Compass Charter School Proposed Development Agreement Provisions: a.Development of this site shall substantially comply with the design standards listed in UDC 11-3A-19; the guidelines contained in the Architectural Standards Manual, the site plan and building elevations in Exhibit A. b.All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of development. c.Certificate of Zoning Compliance and Administrative Design Review applications are required to be submitted to the Planning Division for approval of all future buildings/uses on the site, prior to applying for a building permit. d.The applicant shall comply with the Education Institution standards set forth in UDC 11-3A-14. e.Prior to submitting an application for a Certificate of Zoning Compliance, the applicant shall finalize a property boundary adjustment in order to consolidate the parcels into one parcel. f.All development within the 75-foot wide Williams pipeline easement shall adhere to the most current standards contained in the Williams Gas Pipeline Developers’ Handbook. Landscape Business Proposed Development Agreement Provisions: a.Development of this site shall substantially comply with the design standards listed in UDC 11-3A-19; the guidelines contained in the Architectural Standards Manual, the site plan and building elevations in Exhibit A. b.All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of develop ment. c.Certificate of Zoning Compliance and Administrative Design Review applications are required to be submitted to the Planning Division for approval of all future buildings/uses on the site, prior to applying for a building permit. d.The applicant shall comply with the accessory outdoor storage standards set forth in UDC 11-3A-14. e.The current parcel is granted the single access point to W. Franklin Road and the parcel will lose direct access to W. Frankl in upon further development of the parcel or when cross access to the parcel is provided from an adjacent parcel, whichever occurs fi rst. f.The applicant shall comply with the Dispatch for Mobile Services standards set forth in UDC 11-3A-45. g.The applicant shall provide a separate legal description for the landscape business in order to facilitate a separate develop ment agreement. h.Once annexed and prior to applying for a certificate of zoning compliance for the school; the applicant shall apply for a pro perty boundary adjustment to incorporate the north portion of parcel S1210336321 into the school property. i.The landscape business located on parcels S1210336321 and S1210336377 shall provide a cross-access both to the east and to the west in order to provide access to surrounding properties once they redevelop. Cherry Blossom Subdivision – RZ, PP H-2018-0018 PAGE 1 STAFF REPORT Hearing Date: June 21, 2018 Continued from: April 19 and May 17, 2018 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Cherry Blossom Subdivision – RZ, PP (H-2018-0018) Note: The original application submitted by the Applicant contained 59 building lots and 10 common lots. A revised application and preliminary plat was submitted on June 8, 2018 that reflects 12 fewer building lots and a revised lot configuration based on earlier discussions with Staff. The information contained in this report is based on the revised application submittal. I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Doug Jayo, Jayo Land Development Company, Inc., has submitted an application for rezone (RZ) of 10.74 acres of land from the R-4 to the R-8 zoning district; and a preliminary plat (PP) consisting of 47 single-family residential building lots and 11 common lots on 10.25 acres of land for Cherry Blossom Subdivision. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed RZ and PP applications in accord with the conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-2018-0018, as presented in the staff report for the hearing date of June 21, 2018, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2018-0018, as presented during the hearing on June 21, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0018 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance .) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 615 W. Cherry Ln., in the NE ¼ of Section 12, Township 3N., Range 1W. (Parcel #R8512250150, R8512250140, S1212120850, and S1212120695). Meridian City Council Meeting Agenda June 21, 2018 – Page 51 of 195 Cherry Blossom Subdivision – RZ, PP H-2018-0018 PAGE 2 Note: Staff reviewed the warranty deed (recorded as Instrument #329628) for parcel #S1212120695 at the southeast corner of this site included in the plat as Lots 16-19 and has verified it is an original parcel of record as defined in UDC 11-1A-1. B. Owner: Jayo Holdings, LLC 10564 W. Business Park Ln. Boise, ID 83709 C. Applicant: Doug Jayo, Jayo Land Development Company, Inc. 10564 W. Business Park Ln. Boise, ID 83709 D. Representative: Jon Breckon, Breckon Land Design 6661 N. Glenwood St. Garden City, ID 83714 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for rezone and preliminary plat. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: March 30, 2018 C. Radius notices mailed to properties within 300 feet on: March 23, 2018 D. Applicant posted notice on site(s) on: April 9, 2018 and June 12, 2018 VI. LAND USE A. Existing Land Use(s) and Zoning: The rezone area consists of rural residential land with an existing home, zoned RUT in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: W. Cherry Lane and single-family residential property, zoned L-O 2. West, South & East: Single-family residential properties, zoned R-4 & R-8 C. History of Previous Actions: This property was annexed in 1959 (Ord. #99, Welker Subdivision & J.L. Towne Subdivision) and 1965 (#145, Ayers) without a development agreement. D. Utilities: 1. Location of sewer: Sanitary sewer service to this development will be via new mainline extensions from the existing mains in NW 7th Street, W. McFadden Avenue, and W. Cherry Avenue. 2. Location of water: Water service to this development will be via new mainline extensions from the existing mains in NW 7th Street, W. McFadden Avenue, and W. Cherry Avenue. 3. Issues or concerns: None E. Physical Features: Meridian City Council Meeting Agenda June 21, 2018 – Page 52 of 195 Cherry Blossom Subdivision – RZ, PP H-2018-0018 PAGE 3 1. Canals/Ditches Irrigation: The Hunter Lateral runs along the east side of this property and was previously piped. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This site is not within the Meridian Floodplain Overlay District. VII. COMPREHENSIVE PLAN POLICIES AND GOALS The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Medium Density Residential (MDR). The purpose of the MDR designation is to allow smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre (d.u./acre). The applicant proposes to develop this 10.25 acre site with 47 single-family residential detached homes at a gross density of 4.6 dwelling units per acre (d.u./acre) consistent with the MDR FLUM designation. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  “Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E) The proposed medium density development with single-family detached homes will contribute to the variety of housing types in this area. Staff is unaware of how “affordable” the homes will be.  “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 services are available and will be extended by the developer to the proposed lots with development of the site in accord with UDC 11-3A-21.  “Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough, and Jackson and Evans drainages) throughout commercial, industrial and residential areas.” (5.01.01E) The Hunter Lateral runs along the east boundary of this site and has been piped.  “Require common area in all subdivisions.” (3.07.02F) Because this site is over 5 acres in size, the UDC (11-3G-3) requires a minimum of 10% qualified open space to be provided within the development. The applicant is proposing 1.11 acres (or 10.8%) of qualified open space within the development (see Exhibit A.4).  “Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets). (3.03.020) The proposed plat depicts the extension of an existing stub street (W. McFadden Ave.) at the northeast boundary of the site and a new street connecting to N.W. 7th Street to the west near the south boundary of the site.  “Coordinate with public works, police, and fire departments on proposed annexation and development requests, and the impacts on services.” (3.04.01H) Staff has coordinated with public works, police and fire and has incorporated their comments and conditions in this report. Meridian City Council Meeting Agenda June 21, 2018 – Page 53 of 195 Cherry Blossom Subdivision – RZ, PP H-2018-0018 PAGE 4  “Develop pathways to connect Meridian with Boise, Nampa, Kuna and Eagle.” (6.01.02C) The Pathways Master Plan depicts a segment of the City’s multi-use pathway system east/west through this site near the southern boundary; a multi-use pathway is proposed accordingly. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian comprehensive plan. Residential districts are distinguished by the dimensional standards of the corresponding zone and housing types that can be accommodated. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the existing R-4 and proposed R-8 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the site for single-family detached dwellings is a principal permitted use in the R- 8 zoning district. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 district. D. Landscaping: Street buffer landscaping is required as set forth in UDC Table 11-2A-7 in accord with the standards listed in UDC 11-3B-7C. E. Subdivision Design and Improvement Standards: The subdivision must comply with the subdivision design standards outlined in UDC 11-6C-3. F. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. Rezone The applicant has applied for a rezone of 10.74 acres of land from the R-4 to the R-8 zoning district. The applicant proposes to develop 47 new single-family residential detached homes on the subject property as shown on the preliminary plat included in Exhibit A.2. The gross density of the development is 4.6 units per acre which is consistent with that desired in MDR designated areas per the Comprehensive Plan. The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be rezoned. The City may require a development agreement (DA) in conjunction with a rezone pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of rezone with the provisions included in Exhibit B. 2. Preliminary Plat The proposed plat consists of a total of 47 building lots and 11 common lots on 10.25 acres of land in the proposed R-8 zoning district (see Exhibit A.2). The applicant proposes to develop single-family detached homes on this site that are a single-story in height. The subdivision is proposed to develop in one phase. Meridian City Council Meeting Agenda June 21, 2018 – Page 54 of 195 Cherry Blossom Subdivision – RZ, PP H-2018-0018 PAGE 5 The gross overall density for the subdivision is 4.6 dwelling units per acre (d.u./acre) with a net density of 6.5 d.u./acre. The minimum property size proposed in this development is 4,986 square feet (or 0.11 of an acre) with an average property size of 6,840 square feet (or 0.16 of an acre). This subdivision is proposed to develop in one phase. Existing Structure: There is an existing home and several accessory structures located on the north end of this site that is proposed to be removed. All structures on the site shall be removed prior to signature on the final plat by the City Engineer. Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC 11-2A-3 and Table 11-2A-6 for the proposed R-8 zoning district. Staff has reviewed the proposed plat and found it to be in compliance with the R-8 dimensional standards. Access: Two access points are proposed for the larger portion of this development. One via the extension of an existing stub street (i.e. W. McFadden Ave.) from N. Crestmont Dr. at the northeast corner of the site; and another at the southwest corner of the site via N.W. 7th St. Access to the 3 parcels at the southeast corner of the site is proposed via a common driveway from N.W. 4th Street across the adjacent parcel to the east. An access easement is required for access to these lots across Parcel No. S1212120690; the easement should specifically grant access to the proposed lots. The applicant is required to submit a recorded copy of the easement with the final plat application that contains those lots. Stub Streets: Because the area surrounding this site is fully developed, no new stub streets are proposed to adjacent properties. Common Driveways: All common driveways are required to comply with and be constructed per the standards listed in UDC 11-6C-3D. Three common driveways are depicted on the plat that comply with UDC standards. An exhibit is required to be submitted with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures accessed by a common driveway. All lots that abut the common driveway but aren’t taking access from the common driveway shall have driveways depicted on the opposite side of the lot from the common driveway. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. Parking: Off-street parking is required on each residential lot in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings. Landscaping: Landscaping is required to be provided in the subdivision in accord with the standards listed in UDC 11-3B. A 25-foot wide street buffer is required along W. Cherry Lane as set forth in UDC Table 11- 2A-6, landscaped in accord with the standards listed in UDC 11-3B-7C; the proposed landscaping complies with UDC standards. Landscaping is required to be provided in common areas as set forth in UDC 11-3G-3E. Landscaping is required along pathways (micro-paths as well as multi-use pathways) as set forth in UDC 11-3B-12C. Only vegetative groundcover is proposed within Lot 13, Block 4 along the micro-path; a minimum of one (1) tree is required to be provided. No landscaping other than grass is proposed along the north side of the multi-use pathway; no Meridian City Council Meeting Agenda June 21, 2018 – Page 55 of 195 Cherry Blossom Subdivision – RZ, PP H-2018-0018 PAGE 6 landscaping is proposed between the south side of the pathway and the curb. A minimum 5- foot wide landscape strip is required between the curb and sidewalk with landscaping on both sides of the pathway (including one tree per 100 lineal feet) per the standards listed in UDC 11-3B-12C; or, submit an application for Alternative Compliance for landscaping to only be provided on one side of the pathway since the pathway is taking the place of the sidewalk in that area. Tree Mitigation: Mitigation is required for all existing trees 4” 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 percent replacement as set forth in UDC 11-3B-10C.5. Prior to removal of any of the existing trees from the site, the applicant should contact Elroy Huff, City Arborist, to schedule an inspection. All mitigation information should be included on a revised plan. Open Space/Site Amenities: Qualified open space and site amenities are required to be provided with developments 5 acres or more in size per UDC 11-3G-2. Based on the area of the proposed development (i.e. 10.25 acres), a minimum of 1.03 acres of qualified open space and one (1) site amenity is required. The applicant proposes to provide 1.11 acres (or 10.8%) of qualified open space in accord with UDC standards consisting of half the street buffer along W. Cherry Ln. and internal common open space areas greater than 50’ x 100’ in area. (Note: The full buffer width along Cherry was included in the calculations, however, there was also area outside of the 50’ x 100’ area that was not included that makes up the difference.) The applicant proposes to construct a segment of the City’s multi-use pathway system through this site as an amenity along the north side of Cedarburg Street with a micro-path connection to an existing micro-path to the east. Staff recommends an additional amenity such as children’s play equipment (or something else comparable) is provided; the applicant should identify the additional amenity at the Commission hearing. Pathways: The Pathways Master Plan depicts a segment of the City’s 10-foot wide multi-use pathway system east/west through the southern portion of the site. The pathway is required to be constructed in accord with the standards in the Plan and have landscaping adjacent to the pathway in accord with the standards listed in UDC 11-3B-12C as noted above under Landscaping. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. Five-foot wide attached sidewalks are proposed throughout the development in accord with UDC standards. A detached sidewalk is typically required along arterial streets; however, because an attached sidewalk exists along W. Cherry Ln., staff is not recommending it be replaced with a detached sidewalk. Utilities: All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. Street lighting is required to be installed within the development in accord with the City’s adopted standards, specifications and ordinances. Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in the subdivision as proposed in accord with UDC 11-3A-15. Pressurized irrigation is proposed to be provided by the Nampa and Meridian Irrigation District. A pressure irrigation line/easement is depicted through the middle of Lot 19, Block 4; this easement should be relocated adjacent to a perimeter lot line. Meridian City Council Meeting Agenda June 21, 2018 – Page 56 of 195 Cherry Blossom Subdivision – RZ, PP H-2018-0018 PAGE 7 Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City’s adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Drainage areas that are counted toward the minimum qualified open space standards are required to comply with the standards listed in UDC 11-3B-11C. Waterways: The Kennedy Lateral runs along the east boundary of this site and has been piped. If there is a NMID easement for the waterway, it’s required to be depicted on the plat. If the easement is greater than 10 feet in width, it is required to be included in a common lot that is a minimum of 20’ wide and outside of a fenced area, unless modified by City Council at a public hearing with notice to surrounding property owners in accord with UDC 11-3A-6BD. Fencing: All fencing should comply with the standards listed in UDC 11-3A-6B and 11-3A- 7. A mix of 6-foot tall open and closed style fencing is depicted on the landscape plan; a detail of the proposed fencing type should be submitted with the final plat application. Building Elevations: The applicant has submitted conceptual building elevations for future homes within this development (see Exhibit A.4). Building materials consist of stucco with stone veneer accents. Future development should be generally consistent with these elevations and materials. Based on the above analysis, Staff recommends approval of the proposed rezone with the requirement of a development agreement and preliminary plat with the conditions of approval listed in Exhibit B of this report in accord with the Findings contained in Exhibit D. X. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Proposed Preliminary Plat (dated: 2/8/18) 3. Proposed Landscape Plan (dated: 2/8/18) 4. Qualified Open Space Exhibit (dated: 6/8/18) 5. Conceptual Building Elevations B. Agency & Department Comments/Conditions C. Legal Description & Exhibit Map for Annexation Boundary D. Required Findings from Unified Development Code Meridian City Council Meeting Agenda June 21, 2018 – Page 57 of 195 Exhibit A Page 1 A. Drawings 1. Vicinity/Zoning Map Meridian City Council Meeting Agenda June 21, 2018 – Page 58 of 195 Exhibit A Page 2 2. Proposed Preliminary Plat (dated: 6/8/18) Meridian City Council Meeting Agenda June 21, 2018 – Page 59 of 195 Exhibit A Page 3 3. Proposed Landscape Plan (dated: 6/8/18) Meridian City Council Meeting Agenda June 21, 2018 – Page 60 of 195 Exhibit A Page 4 Meridian City Council Meeting Agenda June 21, 2018 – Page 61 of 195 - 2 - 4. Qualified Open Space Exhibit (dated: 6/8/18) Meridian City Council Meeting Agenda June 21, 2018 – Page 62 of 195 - 3 - 5. Conceptual Building Elevations Meridian City Council Meeting Agenda June 21, 2018 – Page 63 of 195 - 4 - Meridian City Council Meeting Agenda June 21, 2018 – Page 64 of 195 - 5 - Meridian City Council Meeting Agenda June 21, 2018 – Page 65 of 195 - 6 - Meridian City Council Meeting Agenda June 21, 2018 – Page 66 of 195 - 7 - Meridian City Council Meeting Agenda June 21, 2018 – Page 67 of 195 - 8 - B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS 1. PLANNING DIVISION 1.1 Comments/Site Specific Conditions of Approval 1.1.1 A Development Agreement (DA) is required as a provision of rezone of this property. Prior to the rezone ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of rezone ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the City within six (6) months of the City Council granting rezone. The DA shall, at minimum, incorporate the following provisions: a. Development shall substantially comply with the preliminary plat, landscape plan and conceptual building elevations included in Exhibit A and the associated conditions of approval in the staff report. b. The developer shall obtain an easement across Parcel No. S1212120690 specifically for access to Lots 16, 17 and 19 at the southeast corner of the site. A copy of the recorded easement shall be submitted to the City prior to or with submittal of the final plat application. c. All homes constructed on the site shall be restricted to a single-story in height as proposed by the Developer. 1.1.2 Based on the preliminary plat included in Exhibit A.2, dated 6/8/18, the final plat shall include the following revisions: a. If there are any irrigation easements greater than 10 feet in width, they shall be included in a common lot that is a minimum of 20 feet in width and outside of a fenced area, unless modified by City Council per UDC 11-3A-6D. If an easement exists for the Hunter Lateral along the east boundary of this site, label it accordingly. b. Re-number the Block numbers – the block on the west side of Cherry Blossom Place and the north side of Cedarburg Street shall be Block 1; and the block on the east side of Cherry Blossom Place, the south side of Cedarburg Street and the north side of W. Cherry Avenue shall be Block 2. c. A pressure irrigation easement is depicted through the middle of Lot 19, Block 4; this easement should be relocated adjacent to a perimeter lot line. d. Lot 18, Block 4 is a common driveway and shall not be named; remove the “W. Cherry Ave.” label. 1.1.3 The landscape plan included in Exhibit A.4, dated 6/8/2018, shall be revised as follows: a. Include mitigation information on the plan for any existing trees 4” 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 percent replacement as set forth in UDC 11-3B-10C.5; contact Elroy Huff, City Arborist, (208-489-0589) to schedule an inspection to determine mitigation requirements prior to removal of any trees from the site. b. Include a minimum of one (1) tree within Lot 13, Block 4 along the pathway as set forth in UDC 11-3B-12C.2. c. Include a detail of the proposed fencing types in accord with the standards listed in UDC 11- 3A-7. Meridian City Council Meeting Agenda June 21, 2018 – Page 68 of 195 - 9 - d. Under Project Information, remove “building size” as there is no minimum building size in the R-8 district; and correct the “lot size” to reflect the minimum required of 4,000 square feet. e. On the north side of Cedarburg Street, a minimum 5-foot wide landscape strip is required between the curb and sidewalk with landscaping on both sides of the pathway per the standards listed in UDC 11-3B-12C. An application for Alternative Compliance may be submitted for landscaping to only be provided on one side of the pathway since the pathway is taking the place of the sidewalk in that area. f. Revise the landscape plan to coincide with the changes to the plat noted above in condition #1.1.3. 1.1.4 Submit an exhibit with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures that are accessed from common driveways as set forth in UDC 11-6C-3D. The driveways for lots that abut the common driveway but are not taking access from the common driveway shall be depicted on the opposite site of the lot from the common driveway. 1.1.5 The common driveways proposed within the development shall be constructed in accord with the standards listed in UDC 11-6C-3d. 1.1.6 A perpetual ingress/egress easement for the common driveways shall be filed with the Ada County recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment; a copy of the recorded easements shall be submitted with the final plat for City Engineer signature. 1.1.7 The applicant shall provide a segment of the City’s multi-use pathway system through this site as proposed and one (1) additional site amenity such as children’s play equipment (or something else comparable); the applicant shall identify a second amenity at the Commission hearing. 1.1.8 The amended development agreement shall be recorded prior to submittal of a final plat application for the proposed development. 1.1.9 All existing structures on the site shall be removed prior to City Engineer signature on the final plat. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Table 11-2A-6. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11 -3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. Meridian City Council Meeting Agenda June 21, 2018 – Page 69 of 195 - 10 - 1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.9 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.2.10 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.2.11 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.2.12 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.3 Ongoing Conditions of Approval 1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 1.3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. 1.3.3 The project is subject to all current City of Meridian ordinances. 1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.3.5 The applicant shall have an ongoing obligation to maintain all pathways. 1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 1.4 Process Conditions of Approval 1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-5C-3C. 1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the signature of the City Engineer on the previous final plat as set forth in UDC 11 -6B- 7B (if applicable). 1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension as set forth in UDC 11-6B-7. Meridian City Council Meeting Agenda June 21, 2018 – Page 70 of 195 - 11 - 1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 2. PUBLIC WORKS DEPARTMENT 2.1 SITE SPECIFIC CONDITIONS OF APPROVAL 2.1.1 A street light plan will need to be included in the final plat and/or building permit application. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.1.2 Water service to Lot 19, Block 4 should come from W Cherry Avenue, not to the back corner of the lot as proposed. 2.1.3 Sanitary sewer and water service to the lots fronting a common driveway shall come from service lines extended from the public right-of-way, and not from mainline extensions within said driveways. 2.2 GENERAL CONDITIONS OF APPROVAL 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC Meridian City Council Meeting Agenda June 21, 2018 – Page 71 of 195 - 12 - 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. Meridian City Council Meeting Agenda June 21, 2018 – Page 72 of 195 - 13 - 2.2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. POLICE DEPARTMENT 3.1 The Police Department has no comment on this application. 4. FIRE DEPARTMENT 4.1 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons per minute for a duration of 2 hours to service the entire project. One and two family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 4.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 4.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have a Storz LDH connection in place of the the 4 ½” outlet. The Storz connection may be integrated into the hydrant or an approved adapter may be used on the 4 1/2" outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on corners when spacing permits. d. Fire hydrants shall not have any vertical obstructions to outlets within 10’. e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet. f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept. Standards. g. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 4.4 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. Cul-D-Sacs shall be 96’ in diameter minimum and shall be signed “No Parking – Fire Lane” per International Fire Code Sections 503.3 & D103.6. Meridian City Council Meeting Agenda June 21, 2018 – Page 73 of 195 - 14 - 4.5 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’ outside, per International Fire Code Section 503.2.4. 4.6 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices installed without prior approval of the Fire Code Official. National Fire Protection IFC 503.4.1. 4.7 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.3 & D103.6. 4.8 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.9 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4. 4.10 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project which serves more than 30 homes, as set forth in International Fire Code Section D107.1. The two entrances should be separated by no less than ½ the diagonal measurement of the full development as set forth in International Fire Code Section D104.3. The applicant shall provide a stub street to the property to the (west/east/north/south). 4.11 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface. Streets less than 26’ in width shall have no on-street parking; streets less than 32’ in width shall have parking only on one side. These measurements shall be based on the drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of 13’ 6”. The roadway shall be able to accommodate an imposed load of 80,000 GVW as set forth in International Fire Code Section 503.2.1 and D103.6.1 and D103.6.2. 5. REPUBLIC SERVICES 5.1 Republic Services did not submit comments on this application. 6. PARKS DEPARTMENT 6.1 The project developer shall design and construct a multi-use pathway consistent with the location and specifications set forth in the Meridian Pathways Master Plan (Chapter 3) to connect NW 7th Street with the proposed Cherry Blossom Place. Pathway may be provided as a 10’ attached sidewalk along the north side of Cedarburg Street (proposed). 6.2 Prior to final approval, the applicant shall submit a public access easement for any additional width required beyond the public street right-of-way (Cedarburg Street) in order to achieve the 10’ multi-use pathway described above to the Planning Division for Council approval and subsequent recordation. 6.3 The applicant shall also submit a public access easement for the micro-pathway depicted between lots 17 & 18, to provide a connection to the existing micro-pathway at W. Maple Drive in the adjacent Midtown Square subdivision to the east. The easement shall be a minimum of 7’ wide (5’ pathway + 1’ shoulder each side). Use standard City template for public access easements. Easement checklist must accompany all easement submittals. 6.4 Construct all pathways per typical paving section(s) as shown in the Meridian Pathways Master Plan Chapter 3. 6.5 The owners (or representative association) of the properties affected by the public access easement(s) shall have an ongoing obligation to maintain the multi-use pathways. Meridian City Council Meeting Agenda June 21, 2018 – Page 74 of 195 - 15 - 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Correct deficiencies and replace any broken or deteriorated portions of curb, gutter, and sidewalk on Cherry Lane abutting the site. 7.1.2 Construct 5-foot wide sidewalk on NW 7th Street abutting the site. 7.1.3 Provide a permanent right-of-way easement to 2-feet behind the back of sidewalk for any public sidewalk located outside of the dedicated right-of-way. 7.1.4 Correct deficiencies and replace any broken or deteriorated portions of curb and gutter, on NW 7th Street abutting the site. 7.1.5 Continue McFadden Avenue into the site with curb, gutter and attached sidewalk to intersect Cherry Blossom Place. 7.1.6 Construct the knuckle on McFadden Avenue with a minimum 45-foot back of curb radius. 7.1.7 Construct Cherry Blossom Place and Winsford Court as 33-foot street sections with curb, gutter and 5-foot wide attached sidewalk within 47-feet of right-of-way. 7.1.8 Terminate Winsford Court in a cul-de-sac, approximately 440-feet south of McFadden Avenue, as proposed. 7.1.9 Construct Cedarburg Street as a 33-foot street section with curb gutter and 5-foot wide sidewalk on the south side of Cedarburg Street and a 10-foot wide pathway on the north side of Cedarburg Street within 52-feet of right-of-way. 7.1.10 Construct the cul-de-sac and the knuckle with a minimum 45-foot turning radius. 7.1.11 Pave the existing drive aisle its full width and a minimum of 30-feet into the site from the edge of pavement on 4th Street. 7.1.12 Direct lot access to Cherry Lane is prohibited and shall be noted on the final plat. 7.1.13 Payment of impact fees is due prior to issuance of a building permit. 7.1.14 Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approval 7.2.1 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). 7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 7.2.4 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 387-6280 (with file number) for details. 7.2.5 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. Meridian City Council Meeting Agenda June 21, 2018 – Page 75 of 195 - 16 - 7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 7.2.11 No change in the terms and conditions 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 7.2.12 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 application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. 8. CENTRAL DISTRICT HEALTH DEPARTMENT Meridian City Council Meeting Agenda June 21, 2018 – Page 76 of 195 - 17 - 9. NAMPA MERIDIAN IRRIGATION DISTRICT Meridian City Council Meeting Agenda June 21, 2018 – Page 77 of 195 - 18 - 10. IDAHO TRANSPORTATION DEPARTMENT (ITD) Meridian City Council Meeting Agenda June 21, 2018 – Page 78 of 195 - 19 - C. Legal Description & Exhibit Map for Rezone Boundary Meridian City Council Meeting Agenda June 21, 2018 – Page 79 of 195 - 20 - Meridian City Council Meeting Agenda June 21, 2018 – Page 80 of 195 - 21 - Meridian City Council Meeting Agenda June 21, 2018 – Page 81 of 195 - 22 - Meridian City Council Meeting Agenda June 21, 2018 – Page 82 of 195 - 23 - D. Required Findings from Unified Development Code 1. Rezone Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant a rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to rezone the subject property from R-4 to R-8 and develop 47 new single-family residential detached homes at a gross density of 4.6 units per acre consistent with the MDR FLUM designation. Staff finds the proposed amendment complies with the applicable provisions of the Comprehensive Plan as noted above in Section VII and should be compatible with adjacent residential uses (see section VII above for more information). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the proposed map amendment to the R-8 zoning district is consistent with the purpose statement for the residential districts as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning map amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant. Staff recommends the Commission and Council consider any oral or written testimony that may be provided when determining this finding. d. 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, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). Staff finds rezoning this property to the R-8 zoning district is in the best interest of the City if the applicant develops the site in accord with the proposed plat. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. Meridian City Council Meeting Agenda June 21, 2018 – Page 83 of 195 - 24 - b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Commission and/or Council’s attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. f. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site. Meridian City Council Meeting Agenda June 21, 2018 – Page 84 of 195 Planning and Zoning Commission Meeting Meeting Date: June 21, 2018 Agenda Item Number: 4B Project/File Number: H-2018-0046 Item Title Sodalicious Public Hearing for Sodalicious (H-2018-0046) by 10th & Fairview, Located at 1035 E. Fairview Ave. 1. Request: An Annexation and Zoning of 0.36 of an Acre of Land from the RUT to the C -G Zoning District Meetina Notes City of Meridian - Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 6/21/2018 Hearing Type: PZ Item Number: 4-B Project Name: Sodalicious Project No.: H-2018-0046 Active: ❑d There are no signatures posted for this meeting type yet. Go Back To List Export To Excel © 2018 - City of Meridian, Idaho Page 1 of 1 http://internalapps/SIGNINFORMTOOLS/SignInFormDetails?id=13 6/21/2018 Sodalicious – AZ H-2018-0046 PAGE 1 STAFF REPORT Hearing Date: June 21, 2018 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Sodalicious – AZ (H-2018-0046) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, 10th & Fairview, LLC, submitted an application for Annexation and Zoning (AZ) of 0.36 of an acre of land with the C-G zoning district. See Section IX of the staff report for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ application in accord with the comments in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-2018-0046, as presented in the staff report for the hearing date of June 21, 2018, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2018-0046, as presented during the hearing on June 21, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0046 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 1035 E. Fairview Avenue, in the northeast ¼ of Section 7, Township 3 North, Range 1 East. (Parcel #: S1107120677) B. Owner(s): 10th & Fairview, LLC 435 E. Shore Drive, Ste. 210 Eagle, ID 83616 C. Applicant: Same as Owner Meridian City Council Meeting Agenda June 21, 2018 – Page 86 of 195 Sodalicious – AZ H-2018-0046 PAGE 2 D. Representative: Hethe Clark, Spink Butler, LLP 251 E. Front Street, Ste. 200 PO Box 639 Boise, ID 83701 E. Applicant’s Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for annexation & zoning. A public hearing is required before the Planning & Zoning Commission and City Council on this application, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: June 1, 2018 C. Radius notices mailed to properties within 300 feet on: May 25, 2018 D. Applicant posted notice on site(s) on: June 8, 2018 VI. LAND USE A. Existing Land Use(s) and Zoning: There is currently a drive-through restaurant (i.e. Sodalicious) operating on this site; the property is currently zoned C2 in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: E. Fairview Ave. and commercial uses, zoned C-G 2. East: Commercial property, zoned C-G 3. South & West: Vehicle sales, zoned C-G C. History of Previous Actions:  A drive-through restaurant (i.e. Sodalicious) was recently approved in Ada County to operate on this site (Project #201701971-MSP).  This property is currently receiving City water and sewer service. The terms for provision of sewer service are contained in the Agreement for Extension of Domestic Sewer Service outside Meridian City Limits #2017-095482, 1st amendment #2018- 001828, and 2nd amendment #2018-012303. D. Utilities: 1. Public Works: a. Location of sewer: This property is currently receiving sewer service from the City of Meridian. b. Location of water: This property is currently receiving water service from the City of Meridian. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: None 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This site is not located in the Meridian Floodplain Overlay District. Meridian City Council Meeting Agenda June 21, 2018 – Page 87 of 195 Sodalicious – AZ H-2018-0046 PAGE 3 VII. COMPREHENSIVE PLAN POLICIES AND GOALS The subject property is designated Commercial on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. The purpose of the Commercial designation is to provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-family residential, as well as appropriate public uses such as government offices. A drive-through restaurant (i.e. Sodalicious) was previously approved in Ada County to operate on this site (Project #201701971-MSP). The approved site/landscape plan is included in Exhibit B. The existing use is an appropriate use in the Commercial designation. Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the use of this property: (Staff’s analysis in italics) • “Require all commercial and industrial businesses to install and maintain landscaping.” (2.01.03B) Landscaping was required with development of the site in Ada County.  “Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads.” (3.03.02N) This site was allowed to retain access via E. Fairview Avenue with development in Ada County. A cross-access easement exists to this property from the property to the east.  “Explore options to annex County parcels that are contiguous with City limits to allow for more efficient provision of City services.” (3.04.01F) This site was previously provided with City water and sewer service with the stipulation the applicant apply for annexation into the City. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zoning District: Commercial: The purpose of the commercial districts is to provide for the retail and service needs of the community in accordance with the Meridian Comprehensive Plan. B. Schedule of Use: UDC Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the proposed C-G zoning district. A restaurant is listed as a principal permitted use and a drive-through establishment is listed as a conditional use in the C- G district when it’s within 300 feet of a residential district or an existing residence and is subject to the specific use standards listed in UDC 11-4-3-11, Drive-Through Establishment. However, because the existing use was approved in the County, no further approvals are required in the City. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district. IX. ANALYSIS Analysis of Facts Leading to Staff Recommendation: The applicant proposes to annex 0.36 of an acre of land into the City with a C-G zoning district consistent with the Commercial Future Land Use Map designation for the property. The legal description submitted with the subject application is included in Exhibit C and shows the boundary of the property proposed to be annexed and zoned. The property proposed to be Meridian City Council Meeting Agenda June 21, 2018 – Page 88 of 195 Sodalicious – AZ H-2018-0046 PAGE 4 annexed is contiguous to land that has been annexed into the City and is within the Area of City Impact boundary. There is an existing restaurant with a drive-through (i.e. Sodalicious) on the site that was recently approved in Ada County (Project #201701971-MSP). A site plan is included in Exhibit A.2 that depicts how the site was developed. Services: City sewer and water services are currently being provided to this property. The agreement for extension of sewer service (referenced in Section VI) requires the User to submit an annexation application and enter into a Development Agreement (DA) with the City of Meridian concerning the use or development of the subject property. The sewer service agreement states that the DA will include requirements that the use of the subject property comply with all provisions of the UDC and Meridian City Code, including those provisions related to land use, specific use standards, landscaping, access, parking, and other conditions as may be appropriate and necessary to carry out the policies of the Comprehensive Plan, regulate the uses of property and structures within the City of Meridian, and protect and promote public health, safety, and general welfare. Access: Access is provided to this site via E. Fairview Ave. A cross-access easement exists to this site from the property to the east. Staff recommends a reciprocal cross-access easement is granted to the property to the east (parcel #S1107120655) in accord with UDC 11-3A-3A.2 as a provision of the development agreement; however, it may not be feasible at this time to utilize the cross- access due to the location of the billboard sign. Because parking for the site is located at the northwest corner of the site along the west boundary, staff does not recommend a cross-access easement is provided to the west. Non-Conforming Use: There is an electronic billboard that exists along the east boundary of this site that was a permitted use under Ada County ordinances. Upon annexation, the billboard will be considered a non-conforming sign as billboards are prohibited within the City. As such, the sign is allowed to remain subject to the provisions for non-conforming signs set forth in UDC 11- 1B-6; repair or replacement of LED digital faces on the sign does not constitute replacement or removal of the sign or sign structure as described in 11-1B-6 and noted in the Agreement for Extension of Domestic Sewer Service. Note: When the City Council approved the agreement to provide sewer service to this property, they did so without requiring a sunset clause on the billboard sign. The street buffer along E. Fairview Ave. is also non-conforming to UDC standards at 10 feet in width; the UDC requires a 25-foot wide street buffer along arterial streets. Because the buffer was previously approved by Ada County, a wider buffer is not required to be provided with this application. Certificate of Zoning Compliance (CZC): Because development of this site was approved in Ada County and no expansions of the use or changes to the site are proposed with this application, staff does not recommend a CZC is required to be submitted for the existing use. However, the owner is required to obtain a new Certificate of Occupancy from the Building Department for the existing use. Staff has included recommended DA provisions in Exhibit B in accord with the analysis above and the sewer service agreement. X. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map Meridian City Council Meeting Agenda June 21, 2018 – Page 89 of 195 Sodalicious – AZ H-2018-0046 PAGE 5 2. Site/Landscape Plan Approved by Ada County B. Agency & Department Comments C. Legal Description & Exhibit Map for Annexation & Zoning Boundary D. Required Findings from Unified Development Code Meridian City Council Meeting Agenda June 21, 2018 – Page 90 of 195 Exhibit A.1: Vicinity/Zoning Map Meridian City Council Meeting Agenda June 21, 2018 – Page 91 of 195 - 2 - Exhibit A.2: Site/Landscape Plan Approved by Ada County Meridian City Council Meeting Agenda June 21, 2018 – Page 92 of 195 - 3 - EXHIBIT B - AGENCY & DEPARTMENT COMMENTS 1. PLANNING DEPARTMENT 1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting annexation. The DA shall, at minimum, incorporate the following provisions: a. The subject property shall comply with all provisions of the UDC and Meridian City Code, including those provisions related to land use, specific use standards, landscaping, access, parking, and other conditions as may be appropriate and necessary to carry out the policies of the Comprehensive Plan, regulate the uses of property and structures within the City of Meridian, and protect and promote public health, safety, and general welfare. b. City acknowledges that a nonconforming electronic outdoor advertising sign is installed on the Subject Property. Such nonconforming sign may remain on the Subject Property subject to the provisions for nonconforming signs as set forth in Meridian City Code section 11-1B-6, as such section exists on the date of execution of this Agreement, a copy of which is attached hereto as Exhibit B. The parties agree and acknowledge that repair or replacement of LED digital faces on the outdoor advertising sign does not constitute replacement or removal of the outdoor advertising sign or sign structure as described in Section 11-1B-6 as set forth in Exhibit B. c. A cross-access easement shall be recorded granting access to the property to the east (parcel #S1107120655) in accord with UDC 11-3A-3A.2. A copy of said easement shall be submitted to the City prior to issuance of Certificate of Occupancy. d. The applicant shall obtain a Certificate of Occupancy from the Building Department for the existing use upon annexation of the property into the City of Meridian. e. The owner shall comply with the terms of the Agreement for Extension of Domestic Sewer Service outside Meridian City Limits #2017-095482, 1st amendment #2018-001828, and 2nd amendment #2018-012303 included as Exhibit “__” in this agreement. 2. PUBLIC WORKS DEPARTMENT 2.1 The Public Works Department has no comments on this application. 3. POLICE DEPARTMENT 3.1 The Police Department has no comments on this application. 4. FIRE DEPARTMENT 4.1 The Fire Department has no comments on this application. 5. PARKS DEPARTMENT 5.1 The Park’s Department has no comments on this application as no pathways are depicted on the Pathways Master Plan for this site. 6. ADA COUNTY HIGHWAY DISTRICT This application is for an annexation and rezone only. Listed below are some site specific conditions of approval that the District may identify when it reviews a future development application. The District may add additional conditions of approval when it reviews a specific development application. Meridian City Council Meeting Agenda June 21, 2018 – Page 93 of 195 - 4 - 6.1 Site Specific Conditions of Approval 6.1.1 Dedicate additional right-of-way on Fairview Avenue to total 62-feet from centerline. This segment of Fairview Avenue is listed in the CIP, so the applicant will be compensated for right-of-way dedication. 6.1.2 Relocate the sign that is located near the west property line a minimum of 62-feet from centerline of Fairview Avenue. 6.1.3 Access to Fairview Avenue is approved as temporary full access, and may be restricted to right -in/right-out at any time, as determined by ACHD. 6.1.4 A Traffic Impact Fee will be assessed by ACHD and will be due prior to issuance of a building permit. Please contact the ACHD Planner (see below) for information regarding impact fees. 6.1.5 Plans shall be submitted to the ACHD Development Services Department for plans acceptance, and impact fee assessment (if an assessment is applicable). 6.1.6 Comply with the Standard Conditions of Approval as noted below. Meridian City Council Meeting Agenda June 21, 2018 – Page 94 of 195 - 5 - Exhibit C: Legal Description & Exhibit Map for Annexation and Zoning Boundary Meridian City Council Meeting Agenda June 21, 2018 – Page 95 of 195 - 6 - Meridian City Council Meeting Agenda June 21, 2018 – Page 96 of 195 - 7 - D. Required Findings from Unified Development Code 1. ANNEXATION & ZONING/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: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; Staff finds that the proposed map amendment to the C-G zoning district is consistent with the existing use and Comprehensive Plan FLUM designation of Commercial for this site. (See section VII above for more information.) b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the proposed map amendment to the C-G zoning district is consistent with the purpose statement of the commercial district as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment should not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council consider any oral or written testimony that may be provided when determining this finding. d. 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, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). Staff finds the proposed annexation and zoning of this property is in the best interest of the City if the applicant complies with the provisions in the Development Agreement included in Exhibit B. Meridian City Council Meeting Agenda June 21, 2018 – Page 97 of 195 Planning and Zoning Commission Meeting Meeting Date: June 21, 2018 Agenda Item Number: 4C Project/File Number: H-2018-0054 -�py r') Item Title Graycliff Estates Public Hearing for Graycliff Estates (H-2018-0054) by Star Development, Inc. Located West of S. Meridian Rd/S.H. 69, on the South Side of W. Harris St. 1. Request: A Development Agreement Modification to Reflect an Increase of Building Lots and Change in Open Space Consistent with the Proposed Preliminary Plat; and 2. Request: Preliminary Plat Consisting of 136 Building Lots and 9 Common Lots on 52.46 Acres of Land in the R-8 and R-40 Zoning Districts Meeting Notes uy APPROIED City of Meridian - Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 6/21/2018 Hearing Type: PZ Item Number: 4-D Project Name: Graycliff Estates Project No.: H-2018-0054 Active: ❑d There are no signatures posted for this meeting type yet. Go Back To List Export To Excel © 2018 - City of Meridian, Idaho Page 1 of 1 http://internalapps/SIGNINFORMTOOLS/SignInFormDetails?id=15 6/21/2018 Graycliff Estates – MDA, PP H-2018-0054 PAGE 1 STAFF REPORT Hearing Date: June 21, 2018 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Graycliff Estates – MDA, PP, ALT H-2018-0054 I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Star Development, Inc., has submitted an application for a modification to the existing development agreement to reflect an increase in the number of building lots and change in open space, consistent with the proposed preliminary plat. A new preliminary plat is proposed consisting of 136 building lots and 9 common lots on 52.46 acres of land in the R-8 and R-40 zoning districts. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed MDA and PP applications in accord with the conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit C. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-2018-0054, as presented in the staff report for the hearing date of June 21, 2018, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2018-0054, as presented during the hearing on June 21, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0054 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located west of S. Meridian Rd./SH-69 on the south side of W. Harris St., in the SE ¼ of Section 25, Township 3N., Range 1W. (Parcel No. S1225418957) B. Owners: Star Development, Inc. P.O. Box 518 Meridian, Idaho 83680 C. Applicant: Same as Owner Meridian City Council Meeting Agenda June 21, 2018 – Page 99 of 195 Graycliff Estates – MDA, PP H-2018-0054 PAGE 2 D. Representative: Becky McKay, Engineering Solutions, LLP 1029 N. Rosario Street, Ste. 100 Meridian, ID 83642 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a development agreement modification, preliminary plat and alternative compliance. A public hearing is required before the City Council on the development agreement modification request; a public hearing is required before the Planning & Zoning Commission and City Council on the preliminary plat; and the alternative compliance request only requires approval by the Director, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: June 1, 2018 C. Radius notices mailed to properties within 300 feet on: May 29, 2018 D. Applicant posted notice on site(s) on: June 9, 2018 VI. LAND USE A. Existing Land Use(s) and Zoning: The subject property consists of agricultural land, zoned R-8 and R-40. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Future and existing single-family residential properties in Biltmore Estates Subdivision, zoned R-4 2. East: Agricultural property, zoned RUT in Ada County 3. South: Agricultural property, zoned RUT in Ada County 4. West: Agricultural property, zoned R-4 C. History of Previous Actions:  In 2008, the City Council approved an amendment to the future land use map (CPA-08-009) for the multi-family portion of the site to change the land use designation from Medium Density Residential to High Density Residential (Resolution #08-622).  In 2015, this property was annexed and zoned R-8 (36.66 acres) and R-40 (15.8 acres) (AZ- 15-012, Ordinance No. 15-1666); and a preliminary plat was approved consisting of 120 building lots, 9 common lots and 1 other lot on 52.46 acres of land for Graycliff Estates Subdivision (PP-15-012). A development agreement was required as a provision of annexation, recorded as Instrument No. 2015-112095.  In 2017, a 2-year time extension was approved on the preliminary plat in order to obtain the City Engineer’s signature on a final plat (A-2017-0202). D. Utilities: 1. Location of sewer: Sanitary sewer mains intended to provide service to the proposed development currently exist in the Biltmore Estates development to the north. 2. Location of water: Water mains intended to provide service to the proposed development currently exist in the Biltmore Estates development to the north. Meridian City Council Meeting Agenda June 21, 2018 – Page 100 of 195 Graycliff Estates – MDA, PP H-2018-0054 PAGE 3 3. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: The Sundell Lateral bisects the western portion of this site and the Carlson/Tumbler Lateral runs across the northeast corner of the site. 2. Hazards: A 75-foot easement for the Williams Northwest Pipeline Corporation bisects this site and contains a natural gas pipeline. The Williams Northwest Pipeline is a natural gas pipeline that serves as a primary artery for the transmission of natural gas to the Pacific Northwest and Intermountain Region. 3. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District. VII. COMPREHENSIVE PLAN POLICIES AND GOALS The Comprehensive Plan Future Land Use Map (FLUM) designates approximately 30 acres of this site as Medium Density Residential (MDR) and approximately 22.5 acres as High Density Residential (HDR). The purpose of the residential designations is to provide a variety of housing types. MDR designated areas allow smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre (d.u./acre). HDR designated areas allow for the development of multi-family homes in areas where urban services are provided. Residential gross densities may exceed 15 dwelling units per acre. Developments might include duplexes, apartment buildings, townhouses, and other multi-unit structures. A desirable project would consider the placement of parking areas, fences, berms, and other landscaping features to serve as buffers between neighboring uses. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate high quality architectural design and materials and thoughtful site design that incorporate connectivity with adjacent uses and area pathways, attractive landscaping and individual project identity. A future City park is also designated on the FLUM for this site. A 1.77 acre portion of a 7+/- acre City Park is planned at the northwest corner of this site on Lot 1, Block 1 which will be combined with additional land in Biltmore Estates Subdivision to the northwest and the future development to the west. The applicant proposes to develop the 52.46 acre site with 134 single-family homes and 224 apartment units. Development of the single-family portion of the site will result in a gross density of 3.23 dwelling units per acre (d.u./acre) on the R-8 portion; and 14.18 d.u./acre for the multi-family R- 40 portion consistent with the associated MDR and HDR FLUM designations. Overall, the gross density for the development is 6.82 d.u./acre. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  “Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E) A mix of single-family and multi-family (apartment) dwellings are proposed which will contribute to the variety of housing types available in the southern part of the City. The proposed dwellings should provide for a variety of housing opportunities; staff is unaware how “affordable” the units will be. Meridian City Council Meeting Agenda June 21, 2018 – Page 101 of 195 Graycliff Estates – MDA, PP H-2018-0054 PAGE 4  “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 services are available and will be extended by the developer to the proposed lots upon development of the site in accord with UDC 11-3A-21.  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) There are no existing residential properties adjacent to this site.  “Require common area in all subdivisions.” (3.07.02F) The proposed plat depicts a total of 8.85 acres (or 16.87%) of qualified open space in accord with the requirements listed in UDC11-3G-3.  “Develop pathways to connect Meridian with Boise, Nampa, Kuna, and Eagle.” (6.01.02C) A segment of the City’s multi-use pathway system is designated on the Master Pathways Plan on this site along the Williams Northwest pipeline which will connect to the future pathway in Biltmore Estates Subdivision to the north and eventually be extended to the southeast and connect to pathways in other jurisdictions.  “Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets). (3.03.020) The proposed plat depicts an extension of W. Harris Street, a collector street, at the north property boundary and a north/south collector street. Stub streets are proposed to the south, west and east for future extension and interconnectivity. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian comprehensive plan. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. The medium- density residential (R-8) district allows a maximum gross density of 8 dwelling units per acre; the high-density residential (R-40) district allows a maximum gross density of 40 dwelling units per acre. B. Schedule of Use: Unified Development Code (UDC) Tables 11-2A-6 and 11-2A-8 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 and R- 40 zoning districts respectively. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed single-family detached dwellings in the R-8 zoning district are listed as a principal permitted use; the proposed multi-family development in the R-40 zoning district requires conditional use approval. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Tables 11-2A-6 for the R-8 zoning district and 11-2A-8 for the R-40 zoning district. D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC Table 11-2A-6 for the R-8 zoning district and 11-2A-8 for the R-40 zoning district. E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family and multi-family dwellings. Meridian City Council Meeting Agenda June 21, 2018 – Page 102 of 195 Graycliff Estates – MDA, PP H-2018-0054 PAGE 5 IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. Development Agreement Modification (MDA) The applicant requests a modification to the existing development agreement (Inst. #2015- 112095) to reflect an increase in the number of building lots from 120 to 136 and qualified open space from 7.95 to 8.85 acres consistent with the proposed preliminary plat. Exhibit A.2 reflects the current provisions of the DA along with proposed changes in strike-out/underline format. Staff also recommends a modification to a couple of other provisions as noted where City requirements/standards have changed since the time of annexation. The existing plat in Exhibit A.2 should be updated with the proposed plat in Exhibit A.3 if the MDA is approved by City Council. The applicant proposes to develop the site with 134 single-family residential homes as shown on the preliminary plat included in Exhibit A.3 and 224 multi-family residential apartment units. When approved, the amended DA is required to be signed by the property owner(s) and returned to the City within 6 months of the Council granting the modification. 2. Preliminary Plat (PP) The proposed plat consists of 134 single-family residential building lots, 2 multi-family residential building lots, 9 common lots and 2 other lots (City well lot and common driveway) on 52.46 acres of land in the proposed R-8 and R-40 zoning districts (see Exhibit A.2). Proposed lots range in size from 6,800 to 11,634 square feet with an average size of 7,873 square feet. The property is proposed to develop in 5 phases as shown on the plat in Exhibit A.2. Existing Structures: There are no existing structures on this site. Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC Tables 11-2A-6 for the R-8 district and 11-2A-8 for the R-40 district. Staff has reviewed the proposed plat and found it to be in compliance with the applicable standards. Subdivision Design and Improvement Standards: The design of the subdivision is required to comply with the standards listed in UDC 11-6C-3, including common driveways and block face. An exhibit is required to be submitted with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures; driveways for properties abutting the common driveway that aren’t taking access from the driveway shall be located on the opposite side of the shared property line away from the common driveway in accord with UDC 11-6C-3D. Master Street Map (MSM): The MSM designates an east/west collector street along the north boundary of the site; a north/south collector street from S. Kentucky Way at the north boundary extending south along the west boundary of the site at the mid-mile; and another north/south commercial collector street adjacent to the east boundary of this site from W. Harris Street to W. Amity Road. The latter is intended to provide access to the mixed-use designated property abutting SH-69 from the future signal at Harris/SH-69 and is anticipated to be constructed entirely on the adjacent parcel, the exact location to be determined upon development of the adjacent parcel. The plat depicts an east/west collector street (W. Harris Dr.) across the northwest boundary of the site and an off-site north/south collector street (S. Redwater Ave., fka W. Dunvegen Street), along Meridian City Council Meeting Agenda June 21, 2018 – Page 103 of 195 Graycliff Estates – MDA, PP H-2018-0054 PAGE 6 the west boundary that is proposed to be constructed with this subdivision with Phase 2; right-of- way is required to be dedicated to ACHD outside of the plat process since it is outside of the plat boundary. The owner of the subject property owns the abutting property to the west and has received subdivision approval from the City (Parcel #S1225314813, Brundage Estates). ACHD is requiring the street to be constructed as half of a 36-foot wide residential collector street plus 12- additional feet of pavement with curb, gutter and sidewalk abutting the site and a 3-foot wide gravel shoulder and barrow ditch on the west side of the collector street to accommodate storm runoff. The road will terminate at W. Norwich St. in order to provide a better alignment of the collector street as development occurs to the south. In lieu of constructing the southerly segment of S. Redwater Ave. to the site’s south property line, the applicant is required to dedicate right-of- way and provide a road trust deposit for the construction of vertical curb, gutter and 4 feet of pavement (see ACHD’s report for more information). Streets: All of the proposed streets depicted on the plat are public. Access: Access is proposed for this site via the extension of W. Harris Street, a collector street, at the north boundary of the site that provides access via S. Meridian Rd./SH-69. A minimum of two points of access will be required for any portion of the project which serves more than 30 homes as set forth in International Fire Code Section D107.1. The two entrances should be separated by no less than ½ the diagonal measurement of the full development as set forth in International Fire Code Section D104.3. Note: ACHD required the applicant of the future multi-family project to provide a signal warrant analysis for the Harris Street/SH 69 intersection when the multi-family site is developed if the intersection hasn’t already been signalized. Stub Streets: Stub streets are proposed for future extension to the west, east and south. The stub street to the east will provide a connection to the future north/south commercial collector street planned from W. Harris St. on the property to the east. Traffic Impact Study (TIS): A TIS was prepared by Six Mile Engineering and submitted to ACHD for review. Comments in regard to the TIS are included in the ACHD report. Parking: Off-street parking is required to be provided in accord with the standards listed in UDC 11-3C-6 for single-family and multi-family dwellings. Compliance with these standards is required. Landscaping: Landscaping is required to be provided within the subdivision in accord with the standards listed in UDC 11-3B as applicable. A landscape plan was submitted with this application for the area proposed to be platted as shown in Exhibit A.4. Street buffer landscaping is required as set forth in UDC Tables 11-2A-6 and 11-2A-8 in accord with the standards listed in UDC 11-3B-7C. A minimum 20-foot wide street buffer is required along W. Harris Street and the east side of the proposed north/south collector street as set forth in UDC Tables 11-2A-6 and 11-2A-8 and should be landscaped in accord with the standards listed in UDC 11-3B-7C. The landscape plan should be revised to include a minimum 20-foot wide common lot for a street buffer along W. Harris Street on the R-40 zoned portion of the site as required by UDC 11-3B-7C.2a; the buffer is required to be maintained by a homeowner’s association. Staff recommends the portion of the street buffer (including the sidewalk) along W. Harris Street east of the Graycliff/Harris intersection is constructed with the first phase of development. Landscaping within the internal common areas is required in accord with the standards listed in UDC 11-3G-3E. The landscape plan complies with these standards. Meridian City Council Meeting Agenda June 21, 2018 – Page 104 of 195 Graycliff Estates – MDA, PP H-2018-0054 PAGE 7 Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B- 12C. An emergency vehicle access is proposed within Lot 20, Block 2 which also serves as a micro-path to break up the face of Block 2 that exceeds the maximum length allowed by UDC 11-6C-3F of 750’. The minimum width of the lot should be 30 feet to accommodate a 20’ foot wide improved gravel or paved surface cable of supporting 80,000 GVW with 5’ of landscaping on either side planted with a minimum of one (columnar) tree and vegetative groundcover as set forth in UDC 11-3B-12C; the entrance to the driveway from the public street should provide a minimum 28’ inside and 48’ outside turning radius. Additionally, no trees are depicted along the multi-use pathway that lies within the Williams pipeline easement as Northwest Pipeline doesn’t allow any trees within their easement; the applicant has applied for Alternative Compliance to the standards listed in UDC 11-3B-12C as set forth in UDC 11-5B-5 (see analysis below in Section IX.A.3). The Williams Pipeline does not allow trees within their easement; nor are the canopies of any trees planted adjacent to the right-of-way (ROW) allowed to extend into the ROW at maturity. With prior approval, some types of low growing, shallow-rooted shrubs may be permitted within the ROW provided their maximum mature height will not exceed 5 feet and are not within 5 feet of the edge of the pipeline. Mature plantings cannot prevent Williams Pipeline representatives from seeing down the ROW during routine patrols or walking down the ROW directly over the pipelines as they perform required inspections. Under no circumstances can mechanical equipment be used in the planting of shrubs. Additionally, all sprinkler or irrigation systems require review by a Williams Pipeline representative. Sprinkler heads are not be permitted within 10 feet of any pipeline or related facility. All crossings of the pipeline(s) or related facilities with feeder lines are required to be hand dug. Tree Mitigation: If there are any existing trees on the site that are proposed to be removed, the applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. Open Space: A minimum of 10% qualified open space is required to be provided for this development in accord with UDC 11-3G-3A.1. Based on the area of the preliminary plat (52.46 acres), a minimum of 5.25 acres of qualified open space is required to be provided as set forth in UDC 11-3A-3B. A total of 8.85 acres (or 16.87%) of qualified open space is proposed consisting of parkways along local and collector streets, street buffers along collector streets, the open space corridor where the Williams pipeline is located, micro-paths lots, internal common areas and 1.77 acres of land designated for a City park. City Park: A 1.77 acre portion of a City Park is planned at the northwest corner of this site on Lot 1, Block 1 which will be combined with additional land in Biltmore Estates Subdivision to the northwest and the future development to the west on the Centers’ property totaling a minimum of 7 acres. Site Amenities: All developments consisting of five acres of more are required to provide a minimum of one site amenity; one additional site amenity is required for each additional 20 acres per UDC 11-3G-3A.2, in accord with the standards listed in UDC 11-3G-3C. Based on the area of the preliminary plat (52.46 acres), staff recommends a minimum of 2 qualified site amenities are provided. The applicant proposes a 10-foot wide multi-use pathway through the common area on Lot 1, Block 1 and Lot 3, Block 2 where the Williams pipeline is located, children’s play equipment and yard shuffleboard as amenities in accord with this requirement. Meridian City Council Meeting Agenda June 21, 2018 – Page 105 of 195 Graycliff Estates – MDA, PP H-2018-0054 PAGE 8 Pathways: The Pathways Master Plan depicts a regional pathway on this site along the Williams pipeline. This pathway will connect to the future pathway in Biltmore Estates Subdivision to the northwest and eventually extend to the southeast with future development. A recreational pathway easement is required to be submitted to the Planning Division, approved by City Council and recorded. The applicant should coordinate the location and details of the easement with Kim Warren, Park’s Department (208-888-3579). Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. The applicant proposes to construct 5-foot wide detached sidewalks throughout the development. Parkways: Six-foot wide parkways are proposed along local streets within the development; and 8-foot wide parkways are proposed along collector streets. The UDC (11-3A-17) requires root barriers to be constructed with 6-foot wide parkways. An alternative would be to provide 8-foot wide parkways, which allows the planting of Class II trees without root barriers. The landscape plan submitted with the final plat should either depict root barriers or 8-foot wide parkways in accord with the standards listed in UDC 11-3A-17E. Utilities: All development is required to connect to the City water and sewer syste m unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. Street lighting is required to be installed within the development in accord with the City’s adopted standards, specifications and ordinances. Well Lot: The applicant has provided the City with a lease on a parcel of land within Lot 2, Block 1 of the development for a future city well. The well lot shall be created and deeded to the city at the time of final platting. Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in the subdivision as proposed in accord with UDC 11-3A-15. A pump station is proposed to be constructed adjacent to the Sundell Lateral on Lot 1, Block 2. Storm Drainage: A storm drainage system is required for the development in accord with the City’s adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City in accord with UDC 11-3A-18. Waterways: The UDC (11-3A-6) requires all irrigation ditches, laterals, canals and drains to be piped unless left open as a water amenity (as defined in UDC 11-1A-1) or linear open space. The Sundell Lateral bisects the western portion of this site and is proposed to be relocated and piped along the west boundary of the site. The Carlson/Tumbler Lateral runs along the northeast boundary of the site and is proposed to be piped in its current location. Floodplain: This property does not lie within the Meridian Floodplain Overlay District. Williams Northwest Pipeline: A 75-foot easement for the Williams Northwest Pipeline Corporation bisects this site. All development within the easement must adhere to the most current standards in the Williams Gas Pipeline Developers’ Handbook. Fencing: All fencing should comply with the standards listed in UDC 11-3A-6B and 11-3A-7. The landscape plan depicts white vinyl privacy fence from 4 to 6 feet in height within the development in accord with UDC standards. Building Elevations: The applicant has submitted sample photos of single-family homes proposed to be constructed with this development along with a conceptual drawing of a typical multi-family structure, included in Exhibit A.4. Building materials for the single-family units appear to consist of a mix of horizontal and vertical lap siding and stucco with stone veneer accents. The apartment structures appear to be stucco with stone veneer accents. Meridian City Council Meeting Agenda June 21, 2018 – Page 106 of 195 Graycliff Estates – MDA, PP H-2018-0054 PAGE 9 Because the homes will be highly visible on the lots that back up to W. Harris Street and the future collector street along the west boundary, staff recommends the rear and/or side of structures on lots that face these streets incorporate articulation through changes in two or more of the following: modulation (e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. Design and building materials of the future multi-family structures are required to incorporate elements consistent with those of the single-family dwellings and comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual (or any updated version(s) thereof) in effect at the time of application for Certificate of Zoning Compliance. Structures should incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and incorporation of connectivity w ith adjacent uses and area pathways, attractive landscaping and individual project identity as set forth in the Comprehensive Plan. The conceptual building elevations submitted with this application included in Exhibit A.5 are not approved. Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted for approval of the site design and structures proposed within the multi -family portion of the development once a conditional use permit has been approved for the use. Design Review: A Design Review application is also required to be submitted for approval of the site design and structures proposed within the multi-family portion of the development; this application can be submitted concurrently with the CZC application. 3. Alternative Compliance (ALT) The applicant has applied for Alternative Compliance as set forth in UDC 11-5B-5 to the pathway landscape standards listed in UDC 11-3B-12C and the common open space landscaping required in UDC 11-3G-3E.2 for the pathway and common area located in Lot 1, Block 1 and Lot 3, Block 2 within the Williams pipeline easement. The Northwest Pipeline does not allow trees to be planted within their 75-foot wide easement. A minimum of 18 trees are required along the 1,773 foot long pathway (based in 1 tree per 100’ linear feet of pathway) per UDC 11-3B-12C; and an additional 17 deciduous trees are required within the 132,151+/- square foot common open space area encompassed by the Williams Pipeline easement (based on 1 tree per 8,000 square feet) per UDC 11-3G-3E.2 for a total of 35 trees. The applicant proposes to provide the additional trees with the final plat landscape plans and will contribute trees to the neighborhood park area. The landscape plan submitted with the final plat application should include 35 additional trees as proposed. Because the required trees will still be provided on the site, staff believes the proposed alternative is equal to UDC requirements and meets the intent of the ordinance (see Findings in Exhibit D for more information). In summary, Staff recommends approval of the proposed development agreement modification and preliminary plat requests for this site with the recommended provisions in Exhibit A.2 and the conditions listed in Exhibit B of this report in accord with the findings contained in Exhibit C. X. EXHIBITS A. Drawings/Other Meridian City Council Meeting Agenda June 21, 2018 – Page 107 of 195 Graycliff Estates – MDA, PP H-2018-0054 PAGE 10 1. Vicinity/Zoning Map 2. Existing & Proposed Development Agreement Provisions and Existing Preliminary Plat 3. Proposed Preliminary Plat (dated: 5/8/18) 4. Proposed Landscape Plan (dated: 4/25/18) 5. Conceptual Building Elevations B. Agency & Department Comments/Conditions C. Legal Description & Exhibit Map for Annexation Boundary D. Required Findings from Unified Development Code Meridian City Council Meeting Agenda June 21, 2018 – Page 108 of 195 - 2 - A. Drawings Exhibit A.1: Vicinity/Zoning Map Meridian City Council Meeting Agenda June 21, 2018 – Page 109 of 195 - 3 - Exhibit A.2: Existing & Proposed Development Agreement Provisions and Existing Preliminary Plat (Applicant’s proposed changes shown in strike-out/underline format; staff’s recommended changes shown in bold strike-out/underline format) Section 5: CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. Owner/Developer shall develop the Property in accordance with the following special conditions: a. Direct lot access to W. Harris Street and the north/south street along the west boundary, both collector streets, is prohibited in accord with UDC 11-3A-3, except for Lot 12, Block 2 (the multi-family lot) which shall be allowed one access via W. Harris Street. b. Future development of this site shall be generally consistent with the preliminary plat a nd building elevations for the single-family homes depicted in Exhibit A and the revisions noted in the staff report. c. A conditional use permit is required to be obtained for the multi-family development in the R-40 zoning district, per UDC Table 11-2A-2. d. A Certificate of Zoning Compliance and Design Review application is required to be submitted for approval of the site design and structures proposed within the multi -family portion of the development; these applications can be submitted concurrently. e. Design and building materials of the future multi-family structures shall be compatible with and include design elements consistent with that of the single -family dwellings and comply with the design standards listed in UDC 11-3A-19 and the guidelines listed in the Meridian Design Manual Architectural Standards Manual (or any updated version(s) thereof) in effect at the time of application for Certificate of Zoning Compliance. f. The multi-family development should incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and incorporation of connectivity with adjacent uses and area pathways, attractive landscaping and individual project identity as set forth in the Comprehensive Plan. g. The rear and/or sides of home elevations that face W. Harris Street and the future north/south collector street along the west boundary of the site 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 materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines that are visible from the public street. Single-story structures are exempt from this requirement. h. A 10-foot wide multi-use pathway shall be constructed within the 75-foot wide Williams Pipeline easement (Lot 23, Block 2) that runs through this site as depicted on the landscape plan in accord with the Pathways Master Plan. i. The developer shall provide a minimum of 7.95 8.85 acres (or 15.1616.87%) of qualified open space within the development as shown on the preliminary plat in accord with the standards listed in UDC 11-3G-3B. j. All development within the 75-foot wide Williams pipeline easement shall adhere to the most current standards contained in the Williams Gas Pipeline Developers’ Handbook. k. The 1.77 acres included in Lot 1, Block 1 shall be dedicated to the City in the fu ture for a City Park. This lot is proposed to be combined with additional land in Biltmore Estates Meridian City Council Meeting Agenda June 21, 2018 – Page 110 of 195 - 4 - Subdivision to the northwest and the future development to the west on the Centers’ property to total a minimum of 7 acres. If City Council determines a public park is not preferred in this development, the 1.77 acres shall be private open space. l. Signage is required to be installed on the multi-family portion of the site and information shall be included in the marketing material for the single -family development announcing the future development of apartments on the site. NOTE: Existing plan above to be replaced with the new preliminary plat in Exhibit A.3 Meridian City Council Meeting Agenda June 21, 2018 – Page 111 of 195 - 5 - Exhibit A.3: Proposed Preliminary Plat (dated: 5/8/18) Meridian City Council Meeting Agenda June 21, 2018 – Page 112 of 195 - 6 - Exhibit A.4: Proposed Landscape Plan (dated: 4/25/18) Meridian City Council Meeting Agenda June 21, 2018 – Page 113 of 195 - 7 - Meridian City Council Meeting Agenda June 21, 2018 – Page 114 of 195 - 8 - Meridian City Council Meeting Agenda June 21, 2018 – Page 115 of 195 - 9 - Meridian City Council Meeting Agenda June 21, 2018 – Page 116 of 195 - 10 - Exhibit A.5: Conceptual Building Elevations Meridian City Council Meeting Agenda June 21, 2018 – Page 117 of 195 - 11 - Meridian City Council Meeting Agenda June 21, 2018 – Page 118 of 195 - 12 - Typical Apartment Elevation NOT APPROVED (requires CUP and Design Review approval) Meridian City Council Meeting Agenda June 21, 2018 – Page 119 of 195 - 13 - B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS 1. PLANNING DEPARTMENT 1.1 The Development Agreement (Instrument No. 2015-112095) shall be amended in accord with the changes noted in Exhibit A.2. The agreement shall be signed by the property owner(s) and returned to the City within 6 months of the City Council granting the modification. 1.2 Site Specific Conditions of Approval 1.2.1 The preliminary plat included in Exhibit A.3, dated 5/8/18, shall be revised as follows: a. A cross-access easement shall be depicted to the parcel to the east (Parcel #S1225417300) of the multi-family lot (Lot 1, Block 2); or, a separate cross-access easement shall be granted and a recorded copy submitted to the Planning Division prior to signature on the final plat for the phase containing the apartments. If determined by ACHD through a traffic analysis submitted for development of the property to the east that a collector street is no longer appropriate in this area, this requirement may be removed. At a minimum, a pedestrian pathway should be provided. b. Shift the north/south collector street along the west boundary of the site to the east side of the Sundall Lateral, south of S. Redwater Ave. (fka W. Dunvegen Street), and extend it to the south boundary of the site as required by ACHD. c. Lot 20, Block 2 shall be widened to a minimum of 30 feet to accommodate a 20-foot wide emergency access driveway improved with a gravel or paved surface capable of supporting 80,000 GVW with 5 feet of landscaping on either side, planted with a minimum of one (columnar) tree and vegetative groundcover as set forth in UDC 11-3B-12C. The entrance to the access driveway from the public street should provide a minimum 28’ inside and 48’ outside turning radius. 1.2.2 The landscape plan included in Exhibit A.4, dated 4/25/18, shall be revised as follows: a. If 6-foot wide parkways are provided within the development, depict root barriers in accord with the standards listed in UDC 11-3A-17E; or, increase the width of the parkways to 8 feet (root barriers are not required with 8-foot wide parkways). b. If any existing trees on the site are proposed to be removed, the applicant shall contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. Any existing trees proposed to be retained on-site should be noted on the plan. c. Depict a minimum 20-foot wide common lot for the street buffer along W. Harris Street on the R-40 zoned portion of the site as required by UDC 11-3B-7C.2a, fully landscaped in accord with the standards listed in UDC 11-3B-7C. d. Lot 20, Block 2 shall be widened to a minimum of 30 feet to accommodate a 20-foot wide emergency access driveway improved with a gravel or paved surface capable of supporting 80,000 GVW with 5 feet of landscaping on either side, planted with a minimum of one (columnar) tree and vegetative groundcover as set forth in UDC 11-3B-12C. The entrance to the access driveway from the public street should provide a minimum 28’ inside and 48’ outside turning radius. Depict the location of the yard shuffleboard on the landscape plan submitted with the applicable final plat application. e. Shift the north/south collector street along the west boundary of the site to the east side of the Sundell Lateral, south of W. Norwich St. (fka W. Dunvegen Street) and extend it to the south boundary of the site as required by ACHD. Meridian City Council Meeting Agenda June 21, 2018 – Page 120 of 195 - 14 - f. Provide thirty-five (35) additional trees, with at least 17 of those being deciduous, within the development (or within another City park as determined appropriate by the Planning Division and Park’s Department) as approved with the applicant’s request for Alternative Compliance. 1.2.3 Alternative compliance to the standards listed in UDC 11-3B-12C for the landscaping (trees) required adjacent to the multi-use pathway; and to the standards listed in UDC 11-3G-3E.2 for the common open space landscaping (1 deciduous tree per 8,000 square feet of common area) required within the Williams Pipeline easement on Lot 1, Block 1 and Lot 3, Block 2 was approved by the Director. A total of 35 additional trees shall be provided within the development (or within another City park as determined appropriate by the Planning Division and Park’s Department) based on the calculations included in Section IX, Analysis, of this report. 1.2.4 The 20-foot wide street buffer (including the sidewalk) along W. Harris St., a collector street, shall be constructed with the first phase of development and shall be landscaped in accord with the standards listed in UDC 11-3B-7C. 1.2.5 A 14-foot wide recreational pathway easement is required to be provided for the multi-use pathway within Lot 1, Block 1 and Lot 3, Block 2. The applicant shall coordinate with Kim Warren, Park’s Department (208-888-3579), on the location of the easement. The easement shall be submitted to the Planning Division for approval by the City Council and subsequent recordation, prior to signature on the final plat by the City Engineer. 1.2.6 An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures; driveways for properties abutting the common driveway that aren’t taking access from the driveway shall be located on the opposite side of the shared property line away from the common driveway in accord with UDC 11-6C-3D. 1.2.7 The developer 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. 1.3 General Conditions of Approval 1.3.1 Comply with all bulk, use, and development standards of the R-8 and R-40 zoning districts listed in UDC Table 11-2-A-6 and 11-2A-8 respectively. 1.3.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.3.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5. 1.3.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.3.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.3.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.3.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.3.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family dwellings. 1.3.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. 1.3.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. Meridian City Council Meeting Agenda June 21, 2018 – Page 121 of 195 - 15 - 1.3.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.3.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.3.13 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.3.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.4 Ongoing Conditions of Approval 1.4.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 1.4.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. 1.4.3 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. 1.4.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.4.5 The applicant shall have an ongoing obligation to maintain all pathways. 1.4.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.4.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 1.5 Process Conditions of Approval 1.5.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.5.2 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-5C-3C. 1.5.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.5.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the signature of the City Engineer on the previous final plat as set forth in UDC 11 -6B- 7B (if applicable). 1.5.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.5.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. Meridian City Council Meeting Agenda June 21, 2018 – Page 122 of 195 - 16 - 2. PUBLIC WORKS DEPARTMENT 2.1 SITE SPECIFIC CONDITIONS OF APPROVAL 2.1.1 Applicant shall be required to connect to the proposed 8-inch sewer main line located within future Biltmore Estates. 2.1.2 Applicant shall designate the city well lot and flush line easement on the preliminary plat per the current lease agreement. 2.1.3 Applicant shall also be required to extend a 12-inch water main through this proposed development, preferably in the alignment of the collector roadway along the west boundary. 2.1.4 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. Meridian City Council Meeting Agenda June 21, 2018 – Page 123 of 195 - 17 - 2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. Meridian City Council Meeting Agenda June 21, 2018 – Page 124 of 195 - 18 - 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 3. POLICE DEPARTMENT 3.1 The Police Department has no comment on this application. 4. FIRE DEPARTMENT 4.1 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons per minute for a duration of 2 hours to service the entire project. One and two family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have a Storz LDH connection in place of the the 4 ½” outlet. The Storz connection may be integrated into the hydrant or an approved adapter may be used on the 4 1/2" outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on corners when spacing permits. d. Fire hydrants shall not have any vertical obstructions to outlets within 10’. e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet. f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept. Standards. g. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 4.3 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. Cul-D-Sacs shall be 96’ in diameter minimum and shall be signed “No Parking – Fire Lane” per International Fire Code Sections 503.3 & D103.6. 4.4 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’ outside, per International Fire Code Section 503.2.4. 4.5 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.3 & D103.6. 4.6 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. Meridian City Council Meeting Agenda June 21, 2018 – Page 125 of 195 - 19 - 4.7 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4. 4.8 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project which serves more than 30 homes, as set forth in International Fire Code Section D107.1. The two entrances should be separated by no less than ½ the diagonal measurement of the full development as set forth in International Fire Code Section D104.3. The applicant shall provide a stub street to the property to the (west/east/north/south). 4.9 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface. Streets less than 26’ in width shall have no on-street parking; streets less than 32’ in width shall have parking only on one side. These measurements shall be based on the drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of 13’ 6”. The roadway shall be able to accommodate an imposed load of 80,000 GVW as set forth in International Fire Code Section 503.2.1 and D103.6.1 and D103.6.2. 4.10 All portions of the buildings located on this project must be within 150’ of a paved surface as measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1. 4.11 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices installed without prior approval of the Fire Code Official. National Fire Protection IFC 503.4.1. 4.12 Lot 20, Block 2 shall be widened to a minimum of 30 feet to accommodate a 20-foot wide emergency access driveway improved with a gravel or paved surface capable of supporting 80,000 GVW with 5 feet of landscaping on either side, planted with a minimum of one (columnar) tree and vegetative groundcover as set forth in UDC 11-3B-12C. The entrance to the access driveway from the public street should provide a minimum 28’ inside and 48’ outside turning radius. Depict the location of the yard shuffleboard on the landscape plan submitted with the applicable final plat application. 5. PARKS DEPARTMENT 5.1 A multi-use pathway is required through project as shown, within Williams NW Gas Pipeline easement, to connect northwest through future phases and Biltmore Sub. Specific development requirements are as follows: a. The project developer shall design and construct a multi-use pathway consistent with the location and specifications set forth in the Meridian Pathways Master Plan (Chapter 3). Any proposed adjustments to pathway alignment shall be coordinated through the Pathways Project Manager. b. Prior to final approval, the applicant shall submit a public access easement for a multi-use pathway --within the Williams Northwest Pipeline easement and along north sub boundary-- to the Planning Division for Council approval and subsequent recordation. The easement shall be a minimum of 14’ wide (10’ pathway + 2’ shoulder each side). Use standard City template for public access easement. Easement checklist must accompany all easement submittals. c. Construct multi-use pathway per typical paving section(s) shown in the Meridian Pathways Master Plan Chapter 3. d. The owner (or representative association) of the property affected by the public access easement shall have an ongoing obligation to maintain the multi-use pathway. e. Should any discrepancy exist between these conditions and the requirements of the Williams Northwest Pipeline company, the developer shall coordinate with Pathways Project Manager to achieve a pathway design that satisfies both City and Pipeline Company objectives. Meridian City Council Meeting Agenda June 21, 2018 – Page 126 of 195 - 20 - 6. ADA COUNTY HIGHWAY DISTRICT 6.1 Site Specific Conditions of Approval 6.1.1 If allowed by the Idaho Transportation Department (ITD), construct a dedicated southbound right turn lane and eastbound left and right turn lanes at the SH-69/Meridian Road/Harris Street intersection prior to plan approval or signature on the first final plat. 6.1.2 Extend Harris Street from its current terminus into the site as a 36-foot residential collector roadway with vertical curb, gutter, and an 8-foot wide planter strip within 50-feet of right-of-way. Construct a 5-foot wide detached concrete sidewalk within an easement on Harris Street abutting the site, as proposed. 6.1.3 Extend west as a through street with the north/south collector T-ing into the Harris Street creating a standard intersection similar to image on page 8 of the staff report. 6.1.4 Install a sign at the terminus of Harris Street which states that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 6.1.5 Construct the north/south collector as half of a 36-foot residential collector roadway, plus 12- additional feet of pavement (to total 30-feet) with vertical curb, gutter, and a 5-foot wide detached or (7-foot attached) concrete sidewalk abutting the site and a 3-foot gravel shoulder and a barrow ditch sized to accommodate the roadway storm runoff shall be constructed on the west side of the north/south collector roadway. Construct the north/south collector abutting the entire site. Shift the southern section of the north/south collector roadway east to allow for the half street to be constructed at the half mile, as depicted on the MSM. 6.1.6 The applicant should be required to install a sign at the terminus of the north/south collector stub street which states, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 6.1.7 Construct one local street, Graycliff Way, to intersect Harris Street, 460-feet west of Kentucky Way, as proposed. 6.1.8 Construct the entry roadway, Graycliff Way, with two 20-foot wide travel lanes and a 12-foot wide center landscape island, or provide written Fire Department approval for use of the reduc ed travel lanes. The center landscape island is restricted to a maximum width of 12-feet. 6.1.9 Plat the center landscape island as right-of-way owned by ACHD. The applicant or the future home owners association shall enter into a license for any landscap ing proposed to be located within the center landscape island. 6.1.10 Construct all other internal local streets as 33-foot street sections with rolled curb, gutter, a 8-foot wide planter strip, and a 5-foot wide detached concrete sidewalks. Extend the dedicated right-of- way 2-feet behind the back of the sidewalk or 2-feet behind the back of curb and provide a permanent right-of-way for the detached sidewalk located outside of the dedicated right-of-way. Meridian City Council Meeting Agenda June 21, 2018 – Page 127 of 195 - 21 - 6.1.11 Construct 2 knuckles, as proposed. 6.1.12 Construct one local street, Dunvegen Street, to intersect the north/south mid -mile collector, 740- feet south of Harris Street, as proposed. 6.1.13 Construct one stub street to the south, Kentucky Way, 700-feet east of the west property line, as proposed. Install a sign at the terminus of the stub street which states that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE. 6.1.14 Constructed one stub street to the east located between Block 2 lots 22-24. Install a sign at the terminus of the stub street which states that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE. 6.1.15 To provide access to the future multi-family site, construct a 30-foot wide driveway on Harris Street located 230-feet west of Kentucky Way and 250-feet east of Graycliff Way and one 30- foot wide emergency access only driveway onto Tandycroft Way, as proposed. Pave both driveways their full width at least 30-feet into the site beyond the edge of pavement of Harris Street and Tandycroft Way. 6.1.16 The applicant of the future multi-family project shall be required to provide a signal warrant analysis for the Harris Street/SH-69 intersection when the multi-family site is developed if the intersection hasn’t already been signalized. 6.1.17 Payment of impacts fees are due prior to issuance of a building permit. 6.1.18 Comply with all Standard Conditions of Approval. 6.2 Standard Conditions of Approval 6.2.1 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). 6.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 6.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 6.2.4 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 387-6280 (with file number) for details. 6.2.5 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. 6.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 6.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant t no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. Meridian City Council Meeting Agenda June 21, 2018 – Page 128 of 195 - 22 - 6.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 6.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 6.2.11 No change in the terms and conditions 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 6.2.12 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 application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. 7. CENTRAL DISTRICT HEALTH DEPARTMENT 8. NAMPA & MERIDIAN IRRIGATION DISTRICT Meridian City Council Meeting Agenda June 21, 2018 – Page 129 of 195 - 23 - C. Required Findings from Unified Development Code 1. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat with Staff’s recommendations is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exh ibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Commission’s or Council’s attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. f. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. 2. Alternative Compliance Findings: In order to grant approval for alternative compliance, the director shall determine the following findings: a. Strict adherence or application of the requirements is not feasible; OR The Director finds that due to the location of the Williams pipeline through this site, it’s not feasible for the applicant to provide the required trees within the common area and adjacent to the multi-use pathway within the pipeline easement as required by the UDC. Meridian City Council Meeting Agenda June 21, 2018 – Page 130 of 195 - 24 - b. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the Applicant’s proposal to provide additional trees with the final plat landscape plan and contribute to the trees in the neighborhood park area provides an equal means for meeting UDC requirements. c. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of the surrounding properties. The Director finds that the proposed alternative will not be detrimental to the public welfare or impair the use/character of the surrounding properties. Meridian City Council Meeting Agenda June 21, 2018 – Page 131 of 195 Planning and Zoning Commission Meeting Meeting Date: June 21, 2018 Agenda Item Number: 4D Project/File Number: H-2018-0043 Item Title Keep Subdivision Public Hearing Continued from June 6, 2018 for Keep Subdivision (H-2018-0043) by Jack L. Hammond Located at the SW Corner of E. Lake Hazel Rd. and S. Eagle Rd. 1. Request: Annexation and Zoning of 60.55 Acres of Land (7.07 to R-8 and 53.47 to R-2) to the R-2 and R-8 Zoning Districts; and, 2. Request: A Preliminary Plat Consisting of 59 Single Family Residential Lots, and 10 Common Lots on Approximately 53.47 Acres in the Proposed R-2 and R-8 Zoning Districts Meetina Notes Details and Signatures For Public Hearing Hearing Date: 6/21/2018 Hearing Type: PZ Item Number: 4-C Project Name: Keep Subdivision Project No.: H-2018-0043 Active: Signature Name Address City-state- p Against Neutral I Wis Wish To Wis Testify Sign In Date/Time Todd lakey applicant 6/21/2018 5:57:50 X rep PM 6/21/2018 5:58:25 Jarron Langston X PM Go Back To List Export To Excel © 2018 - City of Meridian, Idaho 1 | P a ge Keep Subdivision – H-2018-0043 STAFF REPORT Hearing Date: June 6, 2018 TO: Planning & Zoning Commission FROM: Josh Beach, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Keep Subdivision – H-2018-0043 I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Jack L. Hammond, has submitted an application for annexation and zoning (AZ) of 60.55 acres of land with both R-8 (7.07 acres) and R-2 (53.47 acres) zoning districts; and a preliminary plat (PP) consisting of 59 building lots and 10 common lots on 53.47 acres of land for Keep Subdivision. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-2018-0043, as presented in the staff report for the hearing date of June 6, 2018, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2018-0043, as presented during the hearing on June 6, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0043 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located on the southwest corner of E. Lake Hazel Road and S. Eagle Road, in the NE of Section 5, Township 2N., Range 1E. B. Owners/Applicant: JHP, LLC Corp. of the Presiding Bishop of the Church of Jesus Christ of Latter Day Saints 372 E. Vantage Point Lane 50 E. North Temple Street Meridian, ID 83642 Salt Lake City, UT 84101 Meridian City Council Meeting Agenda June 21, 2018 – Page 133 of 195 2 | P a ge Keep Subdivision – H-2018-0043 C. Representative: Jarron Langston 9563 W. Harness Drive Boise, ID 83709 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for annexation and zoning and preliminary plat. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notification published on: May 18, 2018 C. Radius notices mailed to properties within 300 feet on: May 10, 2018 D. Applicant posted notice on site(s) on: May 25, 2018 VI. LAND USE A. Existing Land Use(s) and Zoning: The annexation area consists of agricultural property and an LDS Church, zoned RUT in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Single-family residential properties in Diamond Ridge Estates Subdivision, zoned RUT in Ada County; Undeveloped residential property zoned RUT in Ada County. 2. East: S. Eagle Road and single-family residential properties zoned RUT in Ada County. 3. South: One single-family residential property and undeveloped property zoned RUT in Ada County. 4. West: One single-family residential property, zoned RUT. C. History of Previous Actions: None D. Utilities: 1. Location of sewer: Temporary sewer service is being made available to this property under an agreement with the Brighton Corporation, as part of their development of Century Farm Subdivision No. 10. This temporary service location may become permanent, and is dependent on the density of future development in the region, and the progression of the west branch of the Ten Mile Trunk Sewer through the Sky Mesa Subdivision. 2. Location of water: Water is available from existing mains in E. Lake Hazel and S. Eagle Roads. 3. Issues or concerns: The water main in Bennet Court. will need to be looped to the south through the common lot to Bingley Drive for fire flow. Fire flow is limited to 1500gpm within this development, which may not be adequate given the size of the proposed lots and dwellings. Coordinate with the Building Department and Fire Department to arrange compliance alternatives. E. Physical Features: 1. Canals/Ditches Irrigation: There is an irrigation lateral (Farr) along the south side of the property. 2. Hazards: Staff is not aware of any hazards that exist on this property. Meridian City Council Meeting Agenda June 21, 2018 – Page 134 of 195 3 | P a ge Keep Subdivision – H-2018-0043 3. Flood Plain: NA VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated “Low Density Residential” on the Comprehensive Plan Future Land Use Map. Low density residential areas are anticipated to contain up to three dwellings per acre. The proposed preliminary plat includes 59 single-family lots on 53.47 acres for a total gross density of 1.1 dwelling units/acre which is consistent with the LDR land use designation. Staff finds that the density is consistent with the comprehensive plan. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E) The proposed single-family detached dwellings will contribute to the variety of housing types available within the City. 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 services are available and will be extended by the developer to the proposed lots upon development of the site in accord with UDC 11-3A-21. Require common area in all subdivisions.” (3.07.02F) The proposed plat depicts a total of 5.66 acres (or 10.6%) of qualified open space in accord with the requirements listed in UDC11-3G-3.The open space (as noted above) includes landscape buffer along S. Eagle and E. Lake Hazel Roads, internal parkways, and a pedestrian pathway common lot. Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets). (3.03.020) The proposed plat depicts a connection to S. Eagle as well as a connection to E. Lake Hazel Road, as well as a stub street to the parcel to the west. Staff will require one additional stub street to the south. ACHD has indicated that the full access to E. Lake Hazel does not meet their standards and is not allowed. The applicant will need to provide an emergency access/pedestrian pathway common lot in order to meet the requirements of UDC 11-6C-3. Support infill of vacant lots in substantially developed, single-family areas at densities similar to surrounding development.” (3.07.02I) The subject property is adjacent to existing low density homes and similar lot sizes to the north in Diamond Ridge Estates Subdivision. The overall density for the project falls within the parameters of the LDR land use designation and the surrounding residential developments. Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system.” (3.03.03B) The applicant is proposing 5-foot detached sidewalks that will connect to proposed sidewalks along both E. Lake Hazel and S. Eagle, a stub sidewalk to the west as well as two proposed pedestrian common lots. Meridian City Council Meeting Agenda June 21, 2018 – Page 135 of 195 4 | P a ge Keep Subdivision – H-2018-0043 Reduce the number of existing access points onto arterial streets by using methods such as cross access agreements, access management and frontage/backage roads.” (3.03.02N) The submitted plat depicts one access point to E. Lake Hazel Road as well as a connection to S. Eagle Road. ACHD has indicated that they will not approve the proposed full access to E. Lake Hazel. The applicant will need to provide an emergency access in this location in order to meet the requirements of the UDC. Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc.” (3.05.02C) Street buffer landscaping is required adjacent to E. Lake Hazel and S. Eagle Roads in accord with the standards listed in UDC 11-3B-7C. Separate permits shall be obtained for signage and fencing in compliance with the standards listed in UDC 11-3D-5 and 11-3A-7 respectively. Coordinate with public works, police, and fire departments on proposed annexation and development requests, and the impacts on services.” (3.04.01H) Staff has coordinated with public works, police and fire and has incorporated their comments and conditions in this report. Ensure development provides safe routes and access to schools, parks and other community gathering places.” (3.07.02N) Staff is requiring the applicant to install the frontage improvements along frontage of E. Lake Hazel Road with the first phase. The surrounding area is not currently developed, however the Parks Department has plans to construct a park near the subject property, and commenced construction earlier this year. Staff finds that the sidewalk and landscape buffer should be installed to provide greater pedestrian access to the park facilities. For the above stated reasons, staff finds the proposed project is consistent with the goals and objectives in the Comprehensive Plan. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian comprehensive plan. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-4 and 11-2A-6 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-2 and R-8 zoning districts. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the site for single-family detached dwellings is a principal permitted use in the R- 2 zoning district, and the current use of a church in the proposed R-8 zoning district is a conditionally approved use within that zoning district. However, since the church was approved within Ada County, the City honors that approval and will not require approval of a conditional use permit for that use to remain. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Tables 11-2A-4 for the R-2 zoning district and 11-2A-6 for the R-8 zoning district. D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC Tables 11-2A-4 for the R-2 zoned property, 11-2A-6 for the R-8 zoned property and UDC Meridian City Council Meeting Agenda June 21, 2018 – Page 136 of 195 5 | P a ge Keep Subdivision – H-2018-0043 11-3B-7C. Per UDC 11-3G-3, the plat is required to provide 5 percent open space and one amenity for every 20 acres of development area. E. Subdivision Design and Improvement Standards: The subdivision must comply with the subdivision design standards outlined in UDC 11-6C-3. F. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. Annexation & Zoning The applicant has applied for annexation and zoning of 60.55 acres of land with R-2 and R-8 zoning districts. As discussed above in Section VII, staff believes the proposed zoning designations are consistent with the policies in the Comprehensive Plan. The applicant requested that the church parcel be zone R-8 because churches are not allowed uses in either the R-2 or R-4 zoning districts, and are a conditional use within the R-8 zoning district. The church also entered into a conc=sent to annex agreement in 2006. With this annexation, they are making good on their commitment to annex the parcel into the City one the property was contiguous with City limits. The applicant proposes to develop 59 new single-family residential detached homes on 53.47 acres of land as shown on the preliminary plat included in Exhibit A.2. The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be annexed. The property is contiguous to land that has been annexed into the City and is within the Area of City Impact boundary. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Exhibit B. 2. Preliminary Plat The proposed plat consists of 59 building lots and 10 common lots on 53.47 acres of land in a proposed R-2 and R-8 zoning districts (see Exhibit A.2). The gross density for the subdivision is 1.1 d.u./acre. The lots range in size from 22,120 square feet to over 77,000 square feet, with an average lot size of 31,600 square feet. Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC 11-2A-3 and Table 11-2A-4 for the R-2 district and 11-2A-6 for the R-8 district. Staff has reviewed the proposed plat and found it to be in compliance with those standards. Block Length: The plat is required to comply with the block length standards listed in UDC 11- 6C-3F. Staff has reviewed the proposed plat and in order to ensure compliance with the UDC the applicant shall provide an emergency access to E. Lake Hazel in place of the full access that was denied by ACHD. UDC 11-6C-3(B)4 limits the length of a cul-de-sac. With ACHD’s requirement that the access to E. Lake Hazel be removed, Pemberly Lane is now approximately 700 feet in length Meridian City Council Meeting Agenda June 21, 2018 – Page 137 of 195 6 | P a ge Keep Subdivision – H-2018-0043 and does not meet the requirements of UDC. The applicant shall revise the plat to comply with this requirement Access: Access is proposed for this site via one access from E. Eagle Road and to E. Lake Hazel Road. ACHD will not allow the applicant to have direct access to E. Lake Hazel, so staff is proposing an emergency access out to Lake Hazel. Streets: The applicant is proposing public roads throughout the development. The applicant’s proposal for street section does not appear to meet the requirements of ACHD. The applicant shall comply with their requirements and shall install 8 foot parkways and 5 foot detached sidewalks throughout the development. Stub Streets: The applicant is proposing a single public stub street at the west boundary. Parking: Off-street parking is required on each residential lot in accord with the standards listed in UDC 11-3C-6. Landscaping: A landscape plan was submitted with this application for the area proposed to be platted as shown in Exhibit A.3. A 35 foot landscape buffer is required along the Lake Hazel frontage because it is considered an entryway corridor per the City’s Comprehensive Plan. A 25- foot wide street buffer is also required along S. Eagle Roads, considered an arterial roadway, per UDC Table 11-2A-6 and is required to be landscaped in accord with the standards listed in UDC 11-3B-7C. The buffer width should be measured from the back of curb per UDC 11-3B- 7C.1a (2); or, the ultimate curb location as determined by ACHD if future road widening is anticipated; revise plans accordingly. Landscaping within the common areas is required in accord with the standards listed in UDC 11-3G-3E. Tree Mitigation: If there are existing trees on the site that are proposed to be removed, the applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. The applicant shall submit a tree mitigation plan with the final plat application. Parkways: Eight-foot wide parkways are proposed in all areas where detached sidewalks are proposed in accord with the standards listed in UDC 11-3A-17E. Open Space: A minimum of 5% qualified open space is required to be provided for this development in accord with UDC 11-3G-3A.1. Based on the area of the preliminary plat (53.47 acres), a minimum of 5.34 acres of qualified open space is required to be provided as set forth in UDC 11-3A-3B. A total of 5.66 acres (or 10.6%) of qualified open space is proposed consisting of ½ the street buffer along E. Lake Hazel and S. Eagle Roads, and 8-foot wide parkways along the local streets. and internal common open space areas which appear to comply with this requirement. The plat reflects several pedestrian common lots that do not show the required landscaping as required by UDC 11-3B-12. The applicant shall revise the landscape plan to include the required landscaping along pedestrian pathways. Additionally, staff is proposing that the applicant provide an additional pathway between Lots 19 and 20 of Block 3 to the west boundary of the church parcel in order to promote pedestrian accessibility to the church parcel. LDS Church Parcel: The plat as shown indicates that the applicant has purchased a portion of the LDS parcel. The applicant has not provided the final approval letter from Ada County indicating that the applicant has completed the process. Prior to the City Council hearing the applicant shall provide the final approval letter from Ada County indicating completion of the property boundary adjustment. Meridian City Council Meeting Agenda June 21, 2018 – Page 138 of 195 7 | P a ge Keep Subdivision – H-2018-0043 Site Amenities: All developments consisting of five acres of more are required to provide a minimum of one site amenity; one additional site amenity is required for each additional 20 acres per UDC 11-3G-3A.2, in accord with the standards listed in UDC 11-3G-3C. Based on the area of the preliminary plat (53.47 acres), staff requires a minimum of 4 qualified site amenities be provided. The amenities include a bike storage enclosure, a gazebo and an additional 5% open space can be applied as an additional amenity. The applicant shall provide 1 additional amenity for the subdivision. Fencing: All fencing should comply with the standards listed in UDC 11-3A-6B and 11-3A-7. The applicant shall construct fencing as proposed. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. The applicant proposes to construct detached sidewalks throughout the development and along both S. Eagle and E. Lake Hazel Roads in accord with UDC standards. Please note that there is attached sidewalk along the LDS church frontage of S. Eagle Road that was constructed with the church. City staff is ok not replacing the existing sidewalk with detached sidewalk. Building Elevations: The applicant has submitted some conceptual sample building elevations for future homes in this development, included in Exhibit A.4. Building materials appear to consist of a mix of stucco, masonry, hardy-back siding, wood and brick. Because homes on lots that back up to E. Lake Hazel and Eagle Roads will be highly visible, staff recommends the rear or sides of structures on lots that face the street incorporate articulation through changes in materials, color, modulation, and architectural elements horizontal and vertical) to break up monotonous wall planes and roof lines. In summary, Staff recommends approval of the proposed annexation and preliminary plat request for this site with a development agreement and the recommended conditions listed in Exhibit B of this report in accord with the Findings contained in Exhibit D. X. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Proposed Preliminary Plat (dated: 3/28/18) 3. Proposed Landscape Plan (dated: 11/17/17) 4. Conceptual Building Elevations B. Agency & Department Comments/Conditions C. Legal Description & Exhibit Map for Annexation Boundary D. Required Findings from Unified Development Code Meridian City Council Meeting Agenda June 21, 2018 – Page 139 of 195 9 | P a ge Keep Subdivision – H-2018-0043 A. Drawings 1. Vicinity Map Meridian City Council Meeting Agenda June 21, 2018 – Page 140 of 195 10 | P a ge Keep Subdivision – H-2018-0043 2. Proposed Preliminary Plat (dated: 3/28/18) Meridian City Council Meeting Agenda June 21, 2018 – Page 141 of 195 11 | P a ge Keep Subdivision – H-2018-0043 3. Proposed Landscape Plan (dated; 11/17/17) Meridian City Council Meeting Agenda June 21, 2018 – Page 142 of 195 12 | P a ge Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 21, 2018 – Page 143 of 195 13 | P a ge Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 21, 2018 – Page 144 of 195 14 | P a ge Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 21, 2018 – Page 145 of 195 15 | P a ge Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 21, 2018 – Page 146 of 195 16 | P a ge Keep Subdivision – H-2018-0043 4. Conceptual Building Elevations Meridian City Council Meeting Agenda June 21, 2018 – Page 147 of 195 17 | P a ge Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 21, 2018 – Page 148 of 195 18 | P a ge Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 21, 2018 – Page 149 of 195 19 | P a ge Keep Subdivision – H-2018-0043 B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS 1. PLANNING DIVISION 1.1 Site Specific Conditions of Approval 1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior to the annexation ordinance approval, 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 application shall not be submitted to City until the agreement is executed. 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 City within six (6) months of the City Council granting annexation. The DA shall, at minimum, incorporate the following provisions: a. Except the public street access to S. Eagle Road and the access from the existing LDS church, direct lot access to E. Lake Hazel and S. Eagle Roads is prohibited in accord with UDC 11- 3A-3. b. Future development of this site shall be generally consistent with the preliminary plat, landscape plan and building elevations depicted in Exhibit A and the revisions noted in the staff report. c. The applicant shall comply with the submitted home elevations attached in Exhibit A.4. The rear and/or side of structures that face arterial or collector streets (Lots 2-5 of Block 1, Lots 2- 6, 8 and 38, 39 and 41 of Block 3 and Lot 3 of Block 5, ), 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 that are visible from the subject public street. Single-story structures are exempt from this requirement. d. The site shall develop with a minimum of 10.6% open space (5.66 acres) and shall include bike storage and a gazebo as well as two (2) additional amenities in order to comply with UDC 11-3G-3. e. The church shall connect to City utilities as soon as they become available and shall abandon the septic system upon connection to City sewer. f. The applicant shall install the frontage improvements along the frontage of E. Lake Hazel Road and Eagle Road with the first phase of development. 1.1.2 The preliminary plat included in Exhibit A.2, dated 3/28/18, shall be revised as follows: a. The applicant shall provide a master grading and drainage plan for the site with the first final plat application. b. The applicant’s proposal for street section does not appear to meet the requirements of ACHD. The applicant shall comply with ACHD’s requirements and shall install 8 foot parkways and 5 foot detached sidewalks throughout the development. c. With the removal of the direct access to E. Lake Hazel, Pemberly Lane is now approximately 700 feet in length and does not meet the requirements of UDC. The applicant shall revise the plat to comply with this requirement Meridian City Council Meeting Agenda June 21, 2018 – Page 150 of 195 20 | P a ge Keep Subdivision – H-2018-0043 1.1.3 The landscape plan included in Exhibit A.3, dated 11/21/17, shall be revised as follows: a. The buffer width along E. Lake Hazel and S. Eagle Roads shall be measured from the back of curb per UDC 11-3B-7C.1a(2); or, the ultimate curb location as determined by ACHD if future road widening is anticipated; revise accordingly. b. If there are any existing trees on the site that are to be removed, the applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. Any existing trees proposed to be retained on-site shall be noted on the landscape plan submitted with a final plat application. c. The pedestrian pathway on Lot 7, Block 3 shall be landscaped in accord with UDC 11-3B-12. d. The applicant shall provide an additional micropath between Lots 19 and 20 of Block 3 to the west boundary of the church parcel. 1.1.4 The applicant shall comply with all condition of the Ada County Highway District. 1.1.5 Prior to the City Council hearing the applicant shall provide the final approval letter from Ada County indicating completion of the property boundary adjustment. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Table 11-2-A-5. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11 -3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. 1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.9 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.2.10 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.2.11 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.3 Ongoing Conditions of Approval 1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 1.3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. Meridian City Council Meeting Agenda June 21, 2018 – Page 151 of 195 21 | P a ge Keep Subdivision – H-2018-0043 1.3.3 The project is subject to all current City of Meridian ordinances. 1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 1.4 Process Conditions of Approval 1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-5C-3C. 1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the signature of the City Engineer on the previous final plat as set forth in UDC 11 -6B- 7B (if applicable). 1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 2. PUBLIC WORKS DEPARTMENT 2.1 SITE SPECIFIC CONDITIONS OF APPROVAL 2.1.1 Type I lighting shall be required along the frontage of the development along S. Eagle Road and E. Lake Hazel Road, and Type II lighting will be required along the internal streets. A street lighting plan will be required with the submittal of development plans and final plat. Plan requirements can be found in section 6-5 of the Improvement Standards for Street Lighting at http://www.meridiancity.org/public_works.aspx?id=272 2.1.2 Temporary sewer service is being made available to this property under an agreement with the Brighton Corporation, as part of their development of Century Farm Subdivision No. 10. This temporary service location may become permanent, and is dependent on the density of future development in the region, and the progression of the west branch of the Ten Mile Trunk Sewer through the Sky Mesa Subdivision. 2.1.3 The water main in Bennet Court will need to be looped to the south through the common lot to Bingley Drive for fire flow. Fire flow is limited to 1500gpm within this development, which may not be adequate given the size of the proposed lots and dwellings. Coordinate with the Building Department and Fire Department to arrange compliance alternatives. Meridian City Council Meeting Agenda June 21, 2018 – Page 152 of 195 22 | P a ge Keep Subdivision – H-2018-0043 2.1.4 Due to the elevation differentials in this development, the applicant shall be required to submit an engineered master grading and drainage plan for approval by the Community Development Department. This plan shall establish, at a minimum; the finish floor elevation of each building lot, the finish grade elevations of the rear lot corners, the drainage patterns away from each building pad, the drainage patterns of the overall blocks, and any special swales or subsurface drainage features necessary to control and maintain storm water drainage. Applicant's engineer shall consult the 2012 International Residential Code when establishing the finish floor elevations and drainage patterns away from the building pads. 2.1.5 With the application for a building permit, each home builder must submit lot grading and finished floor elevation consistent with the approved master grading and drainage plan for the subdivision. If deviations from the approved master grading and drainage plan are proposed, they must be submitted and approved by the Community Development Department prior to the issuance of a building permit. Any such revision proposal shall be accompanied by a written authorization from the Developer to allow a revision to the master lot grading plan. 2.1.6 The existing LDS Church situated within this project will be required to connect to the sanitary sewer system being installed as part of the development. Once sewer service is available, the church shall connect within 60-days, and terminate their existing septic system per General Condition of Approval 2.2.8 below. 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. Meridian City Council Meeting Agenda June 21, 2018 – Page 153 of 195 23 | P a ge Keep Subdivision – H-2018-0043 2.2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at 208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. Meridian City Council Meeting Agenda June 21, 2018 – Page 154 of 195 24 | P a ge Keep Subdivision – H-2018-0043 2.2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 3. POLICE DEPARTMENT 3.1 The Police Department has no comment on this application. 4. FIRE DEPARTMENT 4.1 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons per minute for a duration of 2 hours to service the entire project. One and two family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle. b. Fire hydrants shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10’. f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets. g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 4.3 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 4.4 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’ outside, per International Fire Code Section 503.2.4. 4.5 All common driveways shall be straight or have a turning radius of 28’ inside and 48’ outside and have a clear driving surface of 20’ in width capable of supporting an imposed weight of 75,000 GVW, per International Fire Code Section 503.2. Meridian City Council Meeting Agenda June 21, 2018 – Page 155 of 195 25 | P a ge Keep Subdivision – H-2018-0043 4.6 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 4.7 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.4 & D103.6. 4.8 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.9 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J. 4.10 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project which serves more than 30 homes, as set forth in International Fire Code Section D107.1. The two entrances should be separated by no less than ½ the diagonal measurement of the full development as set forth in International Fire Code Section D104.3. The applicant shall provide a stub street to the property to the (west/east/north/south). 4.11 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in International Fire Code Section 903.2.8. 4.12 All portions of the buildings located on this project must be within 150’ of a paved surface as measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1. 4.13 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface. Streets less than 26’ in width shall have no on-street parking; streets less than 32’ in width shall have parking only on one side. These measurements shall be based on the drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of 13’ 6”. The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2. 4.14 Maintain a separation of 5’ from the building to the dumpster enclosure as set forth in International Fire Code Section 304.3.3. 4.15 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141, Section A5.2.18. 5. REPUBLIC SERVICES 5.1 A concrete pad shall be constructed at the end of each common driveway to accommodate all of the trash carts for trash pickup. 6. PARKS DEPARTMENT 6.1 The applicant shall have an ongoing obligation to maintain all pathways. Meridian City Council Meeting Agenda June 21, 2018 – Page 156 of 195 26 | P a ge Keep Subdivision – H-2018-0043 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Dedicate 50-feet of right-of-way from centerline of Lake Hazel Road abutting the site. 7.1.2 Widen the pavement to a minimum of 17-feet from centerline with 3-foot wide gravel shoulder along Lake Hazel Road abutting the site. 7.1.3 Construct a westbound right-turn lane on Lake Hazel Road with a minimum storage length of 100 feet at the East Ridge Avenue/ Lake Hazel Road intersection. 7.1.4 Construct a 5-foot wide detached sidewalk along Lake Hazel Road, located a minimum 43-feet from centerline abutting the site. Provide a permanent right-of-way easement for any public sidewalk placed outside of the dedicated right-of-way. 7.1.5 Extend Cyanite Drive into the site from the north property line. 7.1.6 Construct all local streets as 33-foot street sections with rolled curb, gutter and detached 5-foot wide sidewalk within 37-feet of right-of-way. 7.1.7 Construct the main entrance intersecting Lake Hazel Road as proposed, with two 21-foot travel lanes and an 8-foot wide center island. The island shall be located within the ACHD right-of-way, and a license agreement is required for all landscaping proposed within ACHD right -of-way or easement areas. 7.1.8 Provide a permanent right-of-way easement for any sidewalk placed outside of the dedicated right-of-way. 7.1.9 Extend Huntly Drive as a stub street to the west property line as proposed. Install a sign at the terminus of the stub street stating that, “THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 7.1.10 Pave the private roadways 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of public streets. Install street name and stop signs for the private roads. All gates or keypads on the private roads shall be located a minimum of 50-feet from the near edge of the public street. 7.1.11 Payment of impacts fees are due prior to issuance of a building permit. 7.1.12 Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approval 7.2.1 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). 7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 7.2.4 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 387-6280 (with file number) for details. Meridian City Council Meeting Agenda June 21, 2018 – Page 157 of 195 27 | P a ge Keep Subdivision – H-2018-0043 7.2.5 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. 7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 7.2.11 No change in the terms and conditions 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 7.2.12 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 application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. Meridian City Council Meeting Agenda June 21, 2018 – Page 158 of 195 28 | P a ge Keep Subdivision – H-2018-0043 C. Legal Description & Exhibit Map for Annexation Boundary Meridian City Council Meeting Agenda June 21, 2018 – Page 159 of 195 29 | P a ge Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 21, 2018 – Page 160 of 195 30 | P a ge Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 21, 2018 – Page 161 of 195 31 | P a ge Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 21, 2018 – Page 162 of 195 32 | P a ge Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 21, 2018 – Page 163 of 195 33 | P a ge Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 21, 2018 – Page 164 of 195 34 | P a ge Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 21, 2018 – Page 165 of 195 35 | P a ge Keep Subdivision – H-2018-0043 Meridian City Council Meeting Agenda June 21, 2018 – Page 166 of 195 36 | P a ge Keep Subdivision – H-2018-0043 D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to annex the subject 60.55 acre property with R-2 and R-8 zoning districts and develop 59 new single-family residential homes. Staff finds that the proposed map amendment complies with the provisions of the Comprehensive Plan and should be compatible with adjacent residential uses (see section VII above for more information). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the proposed map amendment to the R-2 and R-8 zoning districts is consistent with the purpose statement for the residential districts as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning map amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant. Staff recommends that the Commission and Council consider any oral or written testimony that may be provided when determining this finding. d. 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, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). Staff finds annexing this property with R-2 and R-8 zoning districts is in the best interest of the City if the applicant revises the plat per staff’s recommendation and enters into a development agreement. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. Meridian City Council Meeting Agenda June 21, 2018 – Page 167 of 195 37 | P a ge Keep Subdivision – H-2018-0043 b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Commission’s or Council’s attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. f. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site. Meridian City Council Meeting Agenda June 21, 2018 – Page 168 of 195 Planning and Zoning Commission Meeting Meeting Date: June 21, 2018 Agenda Item Number: 4E Project/File Number: H-2018-0048 Item Title Compass Charter School Public Hearing for Compass Charter School (H-2018-0048) by Bouma USA, Located at the northeast corner of W. Franklin Rd. And S. Black Cat Rd. 1. Request: An Amendment to the Comprehensive Plan Future Land Use Map to Change the Land Use Designation on 25.05 Acres of Lane from Medium -High Density Residential and Park to Mixed Employment; and 2. Request: Annexation and Zoning of 21.93 Acres of Land from RUT to the ME (Mixed Employment) Zoning District Meetina Notes Details and Signatures For Public Hearing Hearing Date: 6/21/2018 Hearing Type: PZ Item Number: 4-E Project Name: Compass Charter School Project No.: H-2018-0048 Active: I Signature ll� Paul bierlei Norm Varin Susan Luk Kelly Trude Jane Byam lame Address City -State -Zip For Against Neutral I Wish To Testify Si n X 6, X 6, Luke Go Back To List Export To Excel © 2018 - City of Meridian, Idaho gn In Date/Time 21/2018 5:56:00 PM 21/2018 5:59:54 PM 21/2018 6:01:33 PM 21/2018 6:01:47 PM 21/2018 6:02:13 PM X 6, au X 6, X X 6, Go Back To List Export To Excel © 2018 - City of Meridian, Idaho gn In Date/Time 21/2018 5:56:00 PM 21/2018 5:59:54 PM 21/2018 6:01:33 PM 21/2018 6:01:47 PM 21/2018 6:02:13 PM Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 1 STAFF REPORT HEARING DATE: June 21, 2018 TO: Planning and Zoning Commission FROM: Josh Beach, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Compass Charter School – CPAM, AZ (H-2018-0048) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Bouma USA, has applied for the following: 1) a comprehensive plan map amendment (CPAM) to change the land use designation on approximately 25.05 acres of land from Medium-High Density Residential and Park to Mixed Employment. 2) Annexation (AZ) of 21.93 acres from RUT (Ada County) to the ME (Mixed Employment) zoning district. See Section VII, VIII & IX for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CPAM and AZ applications with the conditions of approval in Exhibit B based on the Findings of Fact and Conclusions of Law in Exhibit D. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval of File Number H-2018-0048 as presented for the hearing date of June 21, 2018, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial of File Number H-2018-0048, as presented in the staff report for the hearing date of June 21, 2018, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2018-0048 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property is located near the northeast corner of W. Franklin Road and N. Black Cat Road, in the SW ¼ of Section 10, Township 3 North, Range 1 West. Meridian City Council Meeting Agenda June 21, 2018 – Page 170 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 2 B. Applicant/Representative: Bouma, USA 445 Pettis, Suite 201 Ada, Michigan 49301 C. Owners: Sunshine Landscape Inc. Gem State Home Buyers, LLC/A Star properties LLC PO Box 724 PO Box 140191 Meridian, ID 83680 Boise, ID 83714 Rene A and Cheryl Shoop 3822 W. Lake Hazel Road Meridian, ID 83642 D. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject applications are for a comprehensive plan map amendment and annexation. A public hearing is required before the Planning and Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: June 1, 2018 (Commission) C. Radius notices mailed to properties within 300 feet on: May 25, 2018 (Commission) D. Applicant posted notice on site by: June 8, 2018 (Commission) VI. LAND USE A. Existing Land Use(s): The property is currently undeveloped, zoned RUT with a portion of the property developed with a landscape business. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Single family residence, zoned RUT (Ada County) 2. East: Commercial business, zoned RUT (Ada County) 3. South: Vacant property zoned RUT (Ada County); Single-family residential, zoned RUT (Ada County); W. Franklin Road 4. West: Single family residential properties, zoned RUT and C2 (Both in Ada County); and S. Black Cat Road C. History of Previous Actions: None D. Utilities: 1. Location of sewer: The subject site is currently serviceable via mainline extensions from the existing mains in W. Franklin and N. Black Cat Roads. 2. Location of water: The subject site is currently serviceable via mainline extensions from the existing mains in W. Franklin and N. Black Cat Roads. 3. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: There are no major waterways that cross this site. Meridian City Council Meeting Agenda June 21, 2018 – Page 171 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 3 2. Hazards: The Williams pipeline bisect the property near the southern end of the subject property. 3. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District. VII. COMPREHENSIVE PLAN ANALYSIS CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS: Existing: This property is designated Medium-High Residential on the Comprehensive Plan Future Land Use Map (FLUM). Medium High Density Residential areas typically are relatively compact areas within a larger neighborhood and generally should be located around and near more intensively developed areas, such as Mixed Use Commercial or Employment areas, in order to provide convenient access to these commercial activity and employment centers for the greatest number of residents. Within relatively large Medium High Density areas, larger-scale, higher-density housing should be located closest to higher intensity uses, or commercial or activity center, with a transition to smaller -scale and lower density buildings as the distance from the higher intensity use or center increases. Proposed: The applicant proposes to change the FLUM designation from Medium-High Density to Mixed Employment. The purpose of the Mixed Employment areas is to encourage a diversity of compatible land uses that may include a mixture of office, research and specialized employment areas, light industrial including manufacturing and assembly, and other miscellaneous uses. These areas generally do not include retail and consumer service uses serving the wider community. However, a small amount of retail and service establishments, primarily serving employees and users of the Mixed Employment areas or nearby industrial areas, are allowed. Such retail would be the exception and not the rule. Mixed Employment areas should provide a variety of flexible sites for small, local or start-up businesses, as well as sites for large national or regional enterprises. Mixed Employment areas should be designed to encourage multimodal travel and convenient circulation to supporting uses located within the area. This would include multiple access points to help disperse traffic, and a complete system of streets, sidewalks and pedestrian and bicycle paths to provide circulation within the area and connections to the surrounding roadway, pedestrian and trail systems. Mixed Employment areas should be designed as lower density suburban-style developments. Design and development standards are recommended that would help to make developments more attractive, engaging and accessible places. While there are no fixed limits on size of establishment or development intensity in Mixed Employment areas, it is anticipated that buildings will range in height from 1 -4 stories, have total floor areas of 10,000-1,000,000 square feet, and that FAR will exceed .75. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): 1. 3.01.01B, “Evaluate comprehensive impact of growth in all land use decisions (e.g., traffic impacts, school enrollment, parks, etc.).” ACHD has been notified and involved with the application. There are no impacts to school or parks as the entire project area is non-residential. The application was forwarded on to partner agencies for comment. 2. 3.01.01F, “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” The proposed project is located in an area where development has and is already occurring, and City services are readily available. Meridian City Council Meeting Agenda June 21, 2018 – Page 172 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 4 3. 3.01.01J, “Work with transportation agencies and private property owners to preserve transportation corridors, future transit routes and infrastructure, road and highway extensions, and to facilitate access management planning.” The proposed site plan shows direct access to Franklin and Black Cat Roads. An east-west collector road is proposed on the north side of the project. This will help to facilitate growth further to the east of this project. There is an existing landscape business east of this project site that will be annexed into the City as part of the project. The business will be allowed to keep their direct access to Franklin Road until such time as that property is further developed. 5. 3.02.01B, “Support the location of school sites within every square mile.” Though not a public school, the addition of a school in the square mile will help the West Ada School district to alleviate current concerns with overcrowded schools. 6. 3.02.01J, Ensure compatibility of schools with neighborhoods and adjacent land uses.” The design of the site including landscape buffers will help to ensure that the school is compatible to the existing residential and commercial uses adjacent to the school. 7. 3.03.02N, “Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage / backage roads.” The site maintains existing curb cuts onto two arterial roadways. There are a number of smaller parcels that currently have direct access to Black Cat Road. The applicant has proposed three cross access points to the parcels along Black Cat Road so that in the future the direct access to Black Cat can be eliminated for those parcels. The applicant is also proposing a cross access to the west as well as stubbing a collector to the east property line. 8. 3.03.04K, “Consider ACHD's MSM (Master Street Map) in all land use decisions.” The MSM shows an east/west collector roadway to be constructed on the north boundary of the proposed school property. The applicant is proposing to construct their portion of the collector roadway which will equate to ½ of the collector plus 12 feet of additional asphalt to accommodate the other lane of traffic. The property owner to the north of the school will construct their portion of the collector upon development of their parcel. 9. 3.06.01F, “Protect existing residential properties from incompatible land use development on adjacent parcels.” Adjacent residential properties to the west will be separated by a 25 foot landscape buffer as required by UDC 11-2B-3, or shall apply for alternative compliance. A reduced buffer between non-residential and residential uses can be reduced by City Council during the public hearing process. The applicant is requesting to install a 6 foot tall buffer along this boundary and has received support from the adjacent neighbors. The applicant is requesting a comprehensive plan map amendment for these properties and It is anticipated that these properties once annexed will also be zoned M-E and will be nonresidential in nature, thus not requiring a landscape buffer. 10. 3.06.01H, “Support land uses that do not harm natural systems and resources.” There are no known natural resources in the project area that should be protected. 11. 3.06.02D, “Restrict private curb cuts and access points on collectors and arterial streets.” The proposed site plan maintains the same number of existing curb cuts as exist, while creating an opportunity for a reduction from other parcels in the future. Meridian City Council Meeting Agenda June 21, 2018 – Page 173 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 5 12. 3.07.02N, “Ensure development provides safe routes and access to schools, parks and other community gathering places” There is a newly constructed sidewalk along W. Franklin road that will facilitate pedestrian travel both to the east and to the west. There is not currently a sidewalk in place along Black Cat that would facilitate pedestrian travel to the north or to the south from the proposed collector roadway. Based on the above analysis, staff is supportive of the proposed development as it is generally consistent with the comprehensive plan. STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS Idaho’s counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review, and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell out how these policies are to be achieved. The order in which the following policies are presented implies no order or priority. a. Community Design The purpose of this element is to ensure a pattern of planned growth resulting in orderly and attractive developments within the City of Meridian. The proposed CPAM and AZ will change the residential nature of the property to more of a commercial use. That being said, a school is a use that can in most cases be very compatible with a residential neighborhood. In this case, there are some existing residential properties that surround the property. To ensure that both proposed and future commercial developments are compatible with the adjacent properties, these development will be subject to the City’s design review standards in the UDC and the Architectural Design Manual. b. Population The City of Meridian must ensure that population growth is accommodated in an orderly pattern. Residential and commercial developments must be easily served by City infrastructure and public services. The proposal is to annex this property into the City and to connect to City services. c. Housing The City of Meridian is charged with ensuring an adequate and attractive living environment which meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. To accomplish this, the plan identifies areas appropriate for residential development and areas not appropriate. The proposed CPAM removes a portion of Medium High Density designated property from the comprehensive plan. The development proposal does not incorporate a housing element. d. Economic Development Meridian’s economic base has been gradually shifting over the last 20 years from a farming-based economy to a retail, service, and manufacturing-based economy. During this time, local policy with regard to the types of lands needed to support the economic and employment needs of the community has also changed. The Comprehensive Plan forecasts the need to continually adjust the provision of commercial lands in order to gradually broaden economic opportunity throughout the City. The subject properties are located adjacent to a large undeveloped area within the City’s Low Density Employment Comprehensive Plan designation as well as two major mobility corridors. The amount of visibility and the level of public investment in infrastructure and services like Meridian City Council Meeting Agenda June 21, 2018 – Page 174 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 6 roads make it a prime candidate for redevelopment. Specifically the established transportation networks in the area and the visibility that this parcel will have make this parcel a good option for a school site. e. Public Services, Facilities, and Utilities The proposal is to annex this property into the City. Once annexed, the property will be required to connect to City services. f. School Facilities and Student Transportation The purpose of this element is to direct new residential development to areas with adequ ate school facilities and student transportation. The subject application does not include a housing element and rather than impacting the school system in terms of additional schools needed, this development should help to increase capacity to the public school system. Transportation The purpose of this element is to promote an efficient and safe transportation system within the City. The property is located in an area that has an established roadway network to adequately serve the proposed development. The Ten Mile Interchange Specific Area Plan has specific requirements for a collector road for this property and to comply with that requirement , the applicant will be constructing a portion of a collector roadway as well as several cross access easements in order to provide future transportation connectivity in the area. g. Natural Resources The purpose of this element is to promote conservation of areas of natural significance, where appropriate. Staff is not aware of any natural resources that exist on this site that would be impacted by the proposed development. h. Special Areas The subject amendment does not directly impact any lands designated for open space, natural resources, or scenic areas, nor does the parcel contain any known significant or sensitive natural resources. i. Hazardous Areas The purpose of this element is to ensure regulation of development in hazardous areas, such as floodplains, unstable slopes, etc. The Williams Pipeline bisects the property and the applicant is required to comply with their development handbook. j. Recreation Recreation resources within Meridian include 18 developed City parks totaling approximately 240 acres. The City is in the process of developing new park facilities. The City a lso maintains several pathways. A portion of the site is designated as “Park,” however the Parks Department doesn’t have any plans or interest in developing a park on the property. Aside from any recreation areas proposed specifically for student use, this site is not formally designated for recreational purposes. k. Land Use The Comprehensive Plan Future Land Use Map is a graphic representation of applicable policies and goals of Meridian’s Comprehensive Plan. The Map has been prepared to identify suitable areas for future residential, commercial, and industrial development. The Map is designed to be a projection of growth patterns for the City. Therefore, the Map is to be used as a guide for decisions regarding request for land use changes. Meridian City Council Meeting Agenda June 21, 2018 – Page 175 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 7 The area west of the Black Cat will be designated as Low Density Employment and with this application and the proposal to amend the Comprehensive Plan to Mixed Employment; this area specifically located adjacent to N. Black Cat will be designated as Mixed Employment, which is a commercial designation that will allow for a mixture of commercial and industrial zoning designations. m. Implementation The City provides the necessary staff and facilities to administer and enforce the policies and goals of the Comprehensive Plan. The City of Meridian Planning Division will administer the Comprehensive Plan and its policies through the Unified Development Code. The Planning and Zoning Commission is also authorized by the Council to review, approve and make recommendations on proposals affecting the public’s interest in land use. The City Council is the ultimate decision making authority on most land use applications. n. Property Rights The purpose of this element is to ensure that the land use policies, restrictions, conditions, and fees do not unconstitutionally violate private property rights, and establish a consistent review process that enable the City to ensure that any proposed actions will not result in an unconstitutional taking of private property without due process of law. Staff believes that the requested Comprehensive Plan Land Use Map change would not unconstitutionally violate private property rights. The current property owner has consented to the application submittal. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone(s): Mixed Employment District (M-E) - The purpose of the M-E district is to provide for the office, medical center, research and development and light industrial needs of the community in accordance with the Meridian Comprehensive Plan. B. Schedule of Use: Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the M-E zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. C. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in UDC 11-2B-3 for the M-E zoning district. D. Landscaping:  Street buffer landscaping shall be installed in accordance with the standards listed in UDC Table11-2B-3 for the M-E zoning district.  Parking lot landscaping: All parking lot landscaping shall comply with the standards listed in UDC 11-3B-8C. E. Off-Street Parking: Off-street parking is required in accord with UDC Table UDC 11-3C-6B for the proposed industrial lots. F. Structure and Site Design Standards: Development of this site must comply with the design standards listed in UDC 11-3A-19 and the guidelines listed in the Architectural Standards Manual (ASM). IX. ANALYSIS Meridian City Council Meeting Agenda June 21, 2018 – Page 176 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 8 A. Analysis of Facts Leading to Staff Recommendation: COMPREHENSIVE PLAN MAP AMENDMENT (CPAM) AND ANNEXATION (AZ): The applicant proposes to amend the future land use map (FLUM) contained in the Comprehensive Plan to change the land use designation on approximately 25.05 acres of land from Medium-High Density Residential and Park to Mixed Employment and to annex 21.93 acres of land into the City from RUT to the M-E (Mixed Employment) zoning designation. The Comprehensive Plan Map Amendment is desired so the applicant can develop the parcel with a private school and annex in property that is operating with a landscape business approved through the County. To ensure the site develops in conjunction with the submitted concept plan and elevations and the existing landscape business meets the standards of the City, staff recommends the applicant enter into two separate development agreements; one for the Compass Charter School property and one for the landscape business. The recommended DA provisions are located in Exhibit B of the staff report. Concept Plan: With this application, the applicant has submitted a concept plan for the Compass charter school including parking, cross access to adjacent properties, bus access and included a concept plan for Sunshine Landscape Inc. that includes a secured storage yard and the associated parking area. The City has received several concept plans for the property. Staff feels that it is important to discuss the differences between the two and to describe which elements of each need to be included in the overall design of the site. Concept Plan #1: This site plan shows the entire area to be included in the comprehensive plan map amendment, so it is impossible to include this site plan in the development agreement. This site plan shows how the whole area could develop in the future as well as indicates how the school plans to expand in the future. Concept Plan #2: This site plan provides the first phase of development for the school as well as shows the landscape business site. The landscape business is showing several improvements to their site including paving the parking area and fully screening the outdoor storage to the north of their building. The future use of the site must comply with the specific use standards for the specific use. The school and the landscape business each have separate standards that shall be met. They are as follows: School: UDC 11-4-3-14, UDC 11-3A-14 and UDC 11-4-3-33 for Outdoor Storage Facilities. Landscape Business: 11-4-3-45 for Dispatch Center for Mobile Services The Commission should be aware that a school is a principally permitted use within the M-E zoning district, so any expansion of the school will only require a Certificate of Zoning Compliance and Design Review application to move forward. On the other hand, a dispatch center for mobile services use is considered a condition use within the M-E zoning district, so any expansion of this use will require a Conditional Use Permit. Property Boundary Adjustment: The landscape business located on parcels S1210336321 and S1210336377 is selling the north portion of their property to Compass Charter School and will be required to apply for a property boundary adjustment prior to submitting a certificate of zoning compliance application for the school. Separately, because the landscape business will be located on a separate property from the school once the property boundary adjustment is finalized; staff is recommending that the school and landscape business be placed into separate development agreements. The applicant Meridian City Council Meeting Agenda June 21, 2018 – Page 177 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 9 shall provide staff with separate legal descriptions for the school and landscape business in order to facilitate the two separate development agreements. Building Elevations: Conceptual building elevations were submitted for the proposed building as shown in Exhibit A.5. Design features include a large amount of glass, what appear to be EIFS panels, metal and Hardiboard. Staff does not have concerns with using these specific materials but wants to express that the applicant needs to meet the standards set forth in the City’s Architectural Standards Manual. The extensive use of metal on several of the elevations may not meet the standards as previously mentioned. Access: The UDC (11-3A-3) restricts access to arterial streets when access is available from a local street. This property has frontage on Franklin Road and Black Cat Road. There is one existing access point to the site from both E. Franklin Road and N. Black Cat Road, both classified arterial roadways. Since the only access to this property is from these two roads and the applicant is requesting to construct a portion of a collector roadway as part of their development that will eliminate direct access to their parcel from Black Cat Road. Per ACHD, the applicant will only be allowed to have a right-in/right-out access to Franklin Road. Additionally, staff has concern about the buses only being able to access Franklin Road with a right- in/right-out access. The applicant shall reconfigure The applicant is also proposing several cross-access easements as part of the project. The cross accesses as proposed appear to meet the requirements of the UDC to facilitate internal circulation in the future. The locationas of the cross access easements generally located where The number and location of the cross access easements will be further defined with the certificate of zoning compliance application. Landscaping: A 25-foot wide street buffer is required to be provided along the residential properties west of the school as set forth in UDC Table 11-2B-3. A 25-foot landscape buffer is required along W. Franklin Road and N. Black Cat Road, both arterial roadways, as set forth in UDC 11-2B-3. Landscaping within the street buffer should be provided in accord with the standards listed in UDC 11-3B-7C. A 20 foot landscape buffer is also required along the proposed collector roadway per the previously named standards. Any interior parking lot landscaping will be required with development of the property. Fencing: No fencing is depicted on the landscape plan for this site. Any new fencing should comply with the standards listed in UDC 11-3A-7. Sidewalks: Sidewalks are required to be provided with development in accord with the standards listed in UDC 11-3A-17. A 7-foot wide attached sidewalk exists along W. Franklin Road. The applicant will be required to install detached sidewalk along N. Black Cat Road as well as along the future collector roadway. Utilities: All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. Pressurized Irrigation: An underground pressurized irrigation system is required to be provided for the development in accord with UDC 11-3A-15 as proposed. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18. Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of Zoning Compliance application prior to construction to ensure all construction and site improvements comply with the conditions in this report and the provisions of the UDC, per UDC 11-5B-1. Meridian City Council Meeting Agenda June 21, 2018 – Page 178 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 10 Design Review: The applicant is required to submit an application for Design Review concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site layout and design of all structures on the site is required to be consistent with the design standards listed in UDC 11-3A-19 and in the Architectural Standards Manual. Staff recommends approval of the subject applications with the conditions listed in Exhibit B per the Findings in Exhibit D. X. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Existing & Proposed Future Land Use Map 3. Legal Description & Exhibit Map of Annexation Area 4. Proposed Concept Plans 5. Proposed Building Elevations B. Agency Comments C. Required Findings from Unified Development Code Meridian City Council Meeting Agenda June 21, 2018 – Page 179 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 11 Exhibit A.1: Vicinity Map Meridian City Council Meeting Agenda June 21, 2018 – Page 180 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 12 Exhibit A.2: Existing & Proposed Future Land Use Map Meridian City Council Meeting Agenda June 21, 2018 – Page 181 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 13 Exhibit A.3: Legal Description & Exhibit Map of Annexation Area Meridian City Council Meeting Agenda June 21, 2018 – Page 182 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 14 Meridian City Council Meeting Agenda June 21, 2018 – Page 183 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 15 Meridian City Council Meeting Agenda June 21, 2018 – Page 184 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 16 Exhibit A.4: Proposed Concept Plan Concept Plan #1 Meridian City Council Meeting Agenda June 21, 2018 – Page 185 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 17 Concept Plan #2 Meridian City Council Meeting Agenda June 21, 2018 – Page 186 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 18 Exhibit A.5: Proposed Building Elevations Meridian City Council Meeting Agenda June 21, 2018 – Page 187 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 19 B. Agency Comments 1. PLANNING DIVISION 1.1.1 DA FOR THE COMPASS CHARTER SCHOOL: A Development Agreement (DA) is required as a provision of the rezone of this property. Prior to the rezone ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) and the developer at the time of rezone ordinance adoption. A certificate of zoning compliance application will not be accepted until the DA is recorded. The applicant shall contact the City Attorney’s Office to initiate this process. The DA shall be signed by the property owner and returned to the City within six (6) months of the City Council granting the rezone. Currently, a fee of $303.00 shall be paid by the applicant to the City Clerk’s office prior to commencement of the DA. The DA shall, at minimum, incorporate the following provisions: a. Development of this site shall substantially comply with the design standards listed in UDC 11-3A-19; the guidelines contained in the Architectural Standards Manual, the site plan and building elevations in Exhibit A. b. All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of development. c. Certificate of Zoning Compliance and Administrative Design Review applications are required to be submitted to the Planning Division for approval of all future buildings/uses on the site, prior to applying for a building permit. d. The applicant shall comply with the Education Institution standards set forth in UDC 11-3A- 14. e. Prior to submitting an application for a Certificate of Zoning Compliance, the applicant shall finalize a property boundary adjustment in order to consolidate the parcels into one parcel. f. All development within the 75-foot wide Williams pipeline easement shall adhere to the most current standards contained in the Williams Gas Pipeline Developers’ Handbook. 1.1.2 DA for the Landscape business located on parcels S1210336321 and S1210336377: A Development Agreement (DA) is required as a provision of the Annexation of this property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) and the developer at the time of rezone ordinance adoption. A certificate of zoning compliance application will not be accepted until the DA is recorded. The applicant shall contact the City Attorney’s Office to initiate this process. The DA shall be signed by the property owner and returned to the City within six (6) months of the City Council granting the rezone. Currently, a fee of $303.00 shall be paid by the applicant to the City Clerk’s office prior to commencement of the DA. The DA shall, at minimum, incorporate the following provisions: a. Development of this site shall substantially comply with the design standards listed in UDC 11-3A-19; the guidelines contained in the Architectural Standards Manual, the site plan and building elevations in Exhibit A. b. All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of development. c. Certificate of Zoning Compliance and Administrative Design Review applications are required to be submitted to the Planning Division for approval of all future buildings/uses on the site, prior to applying for a building permit. d. The applicant shall comply with the accessory outdoor storage standards set forth in UDC 11- Meridian City Council Meeting Agenda June 21, 2018 – Page 188 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 20 3A-14. e. The current parcel is granted the single access point to W. Franklin Road and the parcel will lose direct access to W. Franklin upon further development of the parcel or when cross access to the parcel is provided from an adjacent parcel, whichever occurs first. f. The applicant shall comply with the Dispatch for Mobile Services standards set forth in UDC 11-3A-45. g. The applicant shall provide a separate legal description for the landscape business in order to facilitate a separate development agreement. h. Once annexed and prior to applying for a certificate of zoning compliance for the school; the applicant shall apply for a property boundary adjustment to incorporate the north portion of parcel S1210336321 into the school property. i. The landscape business located on parcels S1210336321 and S1210336377 shall provide a cross-access both to the east and to the west in order to provide access to surrounding properties once they redevelop. 1.1.3 The applicant shall provide all of the cross-access agreements as shown on the concept plan as shown in exhibit A.4. 1.1.4 The landscape business located on parcels S1210336017 and S1210336351 is required to bring their parcel into the standards of the UDC. The applicant shall provide the following items on their site: a. Any storage areas shall meet the requirements of UDC 11-4-3-33. b. The storage area shall be comprised of asphalt, crushed asphalt or gravel. Dirt is not an approved material for storage areas. c. The storage area shall be completely screened from view and the fence/wall used to screen the area shall meet the requirements of UDC 3A-7. d. The landscape buffer along W. Franklin shall meet the requirements of UDC 11-3B-7 and 11-2B-3. e. The site shall provide a cross access to both the east and to the west. f. The cross access to the east shall align with the cross access from the Compass Charter School property. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.1.1 There currently exists an Agreement for Extension of Domestic Water and Sewer Service Outside of Meridian City Limits, that affects a portion of the subject site, recorded in Ada County Records as Instrument #114045763. 2.1.2 Coordinate with the Meridian Public Works Department and Fire Department to ensure hydrants provide adequate flow for building. As proposed, there appears to be at least 1500 gpm at 20 psi residual pressure. Meridian City Council Meeting Agenda June 21, 2018 – Page 189 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 21 2.1.3 A street light plan will need to be included in the final plat and/or building permit application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272 2.2 General Conditions of Approval 2.2.1 The applicant shall provide easement(s) for any public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 2.2.2 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.3 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.4 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.5 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.6 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.7 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards for any new public sewer and/or water infrastructure. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.8 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed public sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 3. FIRE DEPARTMENT 3.1 The Fire Department has no comment on this application. 4. POLICE DEPARTMENT 4.1 The Police Department has no comment on this application. 5. REPUBLIC SERVICES 5.1 No comments were received from Republic Services on this application. Meridian City Council Meeting Agenda June 21, 2018 – Page 190 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 22 6. PARKS DEPARTMENT 6.1 The Park’s Department has no comment on this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 SITE SPECIFIC CONDITION OF APPROVAL 7.1.1 The Compass Charter School shall be responsible for all costs associated with the design, hardware, and construction of any pedestrian facilities needed to accommodate future pedestrian needs of the school. This includes flashing beacons, crosswalk striping and signage, and HAWK signals or RRFBs. 7.1.2 Replace any broken or deteriorated curb, gutter, or sidewalk on Franklin Road abutting the site. 7.1.3 Dedicate right-of-way to total 48-feet from the center line of Black Cat Road abutting the site, as proposed. 7.1.4 Construct a 5-foot wide detached concrete sidewalk on Black Cat Road located a minimum of 41 - feet from the centerline of Black Cat Road abutting the site. 7.1.5 Widen the pavement on Black Cat Road to a minimum width of 17-feet from centerline plus a 3- foot wide gravel shoulder adjacent to the entire site. 7.1.6 Construct the new east/west collector onto Black Cat Road located at the site’s north property line, as proposed. 7.1.7 Construct the 3 lane section of the collector as ½ of a 46-foot collector street section with 23-feet of pavement, plus 12 additional feet of pavement (to total 35-feet of pavement) with vertical curb, gutter, and a 7-foot wide attached concrete sidewalk on the south side of the roadway, with a 3- foot wide gravel shoulder and borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the north side of the roadway. The right-of-way should extend from the 2-feet behind the back of the sidewalk and encompass the borrow ditch. 7.1.8 As the collector roadway continues east and transitions to a 2 lane roadway, construct it as ½ of a 36-foot wide collector roadway with 18-feet of pavement, plus 12 additional feet of pavement (to total 30-feet of pavement) with vertical curb, gutter, and a 7-foot wide attached concrete sidewalk on the south side of the roadway, with a 3-foot wide gravel shoulder and borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the north side of the roadway. The right-of-way should extend from the 2-feet behind the back of the sidewalk to encompass the borrow ditch. 7.1.9 Construct the collector roadway as a complete 36-foot street section with vertical curb, and gutter on both sides of the roadway, with a 7-foot wide attached sidewalk on the south side of the road where the applicant controls both sides of the roadway. 7.1.10 Construct 1 stub street to the east, the new east/west collector1,100-feet north of Franklin Road. Extend the right-of-way for the stub street to the east property line. Install a sign at the terminus of the stub street stating that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE.” 7.1.11 Construct an offset temporary turnaround at the terminus of the stub street, as proposed. The temporary turnaround shall be paved and constructed to meet the same dimensional requirements of a standard cul-de-sac. 7.1.12 Grant a temporary turnaround easement to the District for those portions of the temporary cul-de- sac which extend beyond the dedicated street right-of-way. In the instance where a temporary Meridian City Council Meeting Agenda June 21, 2018 – Page 191 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 23 easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified as a non-buildable lot until the street is extended. 7.1.13 Close the existing driveway onto Franklin Road with vertical curb, gutter, and sidewalk to match the improvements on either side. 7.1.14 Construct one right-in/right-out only driveway onto Franklin Road located approximately 480- feet east of Black Cat, as proposed. Construct the driveway as a curb return driveway with a 30- foot radii and to a maximum width of 36-feet. 7.1.15 Extend the existing median on Franklin Road 75-feet east beyond the driveway to restrict the driveway to right-in/right-out only. Install a RIGHT OUT ONLY sign on site at the driveway exit onto Franklin Road. 7.1.16 Construct four driveways onto the east/west collector roadway, located as proposed: • Driveway 1 located 185-feet east of Black Cat Road. • Driveway 2 located 265-feet east of Black Cat Road. Sign this driveway as “ENTER ONLY”. • Driveway 3 located 370-feet east of Black Cat Road. Sign this driveway as “EXIT ONLY”. • Driveway 4 located 650-feet east of Black Cat Road. 7.1.17 All 4 of the driveways should be constructed as curb return type driveways and to a maximum width of 36-feet. 7.1.18 Other than access specifically approved with this application, direct lot access to Franklin Road and Black Cat Road is prohibited. 7.1.19 Payment of impact fees is due prior to issuance of a building permit. 7.1.20 Comply with all Standard Conditions of Approval. 7.2 STANDARD CONDITIONS OF APPROVAL 7.2.1 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). 7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 7.2.4 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 387-6280 (with file number) for details. 7.2.5 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. 7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days Meridian City Council Meeting Agenda June 21, 2018 – Page 192 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 24 prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 7.2.11 No change in the terms and conditions 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 7.2.12 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 application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. Meridian City Council Meeting Agenda June 21, 2018 – Page 193 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 25 C. Required Findings from Unified Development Code 1. COMPREHENSIVE PLAN AMENDMENT FINDINGS: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an amendment to the Comprehensive Plan, the Council shall make the following findings: a. The proposed amendment is consistent with the other elements of the Comprehensive Plan. Staff finds that the proposed changes to the Future Land Use Map are consistent with elements of the Comprehensive Plan as detailed in Section VII above. b. The proposed amendment provides an improved guide to future growth and development of the city. Staff finds that the proposal to modify the Future Land Use Map to allow for the school use uses on this site will be compatible with existing and future residential, commercial and industrial uses. c. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensive Plan. Staff finds that the proposed amendment is internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan (see Section VII for detailed analysis). d. The proposed amendment is consistent with the Unified Development Code. Staff finds that the proposed amendment is consistent with the Unified Development Code. e. The amendment will be compatible with existing and planned surrounding land uses. Staff finds the proposed amendment will be compatible with the surrounding existing residential and future commercial and industrial uses. f. The proposed amendment will not burden existing and planned service capabilities. Staff finds that the proposed amendment would not burden existing and planned service capabilities in this area of the city. Sewer and water services are available to be extended to this site. g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses that allows sufficient area to mitigate any anticipated impact associated with the development of the area. Staff finds the proposed private school development of this property is consistent with the proposed map amendment, will not significantly impact development in this area and provides a logical juxtaposition of uses. h. The proposed amendment is in the best interest of the City of Meridian. For the reasons stated in Sections VII and VIII and the subject findings above, Staff finds that the proposed amendment is in the best interest of the City if the applicant enters into a development agreement with the City. 2. ANNEXATION FINDINGS: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation, the Council shall make the following findings: Meridian City Council Meeting Agenda June 21, 2018 – Page 194 of 195 Compass Charter School – CPAM, AZ (H-2018-0048) PAGE 21 a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to annex the subject 21.93 acre property with an M-E zoning district to develop a charter school. Staff finds that the proposed map amendment complies with the provisions of the Comprehensive Plan and should be compatible with adjacent residential uses (see section VII above for more information). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the proposed map amendment to the M-E zoning district is consistent with the purpose statement for the residential districts as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning map amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant. Staff recommends that the Commission and Council consider any oral or written testimony that may be provided when determining this finding. d. 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, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). Staff finds annexing this property with an M-E zoning district is in the best interest of the City if the applicant revises the plat per staff’s recommendation and enters into a development agreement. Meridian City Council Meeting Agenda June 21, 2018 – Page 195 of 195