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Entrata Farms H-2018-0032 AZ, CUP, PP DenialCITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER FOR DENIAL L IDIA \ ,- IUAH+ In the Matter of the Request for Annexation and zoning (AZ) of 19.07 acres of land with an R-40 zoning district; Preliminary plat (PP) consisting of 60 building lots and 3 common lots on 18.18 acres of land in the R-40 zoning district; and, Conditional use permit (CUP) for a multi -family development consisting of 278 dwelling units in an R-40 zoning district, by James Doolin, Fig Village at Parkside, LLC. Case No(s). H-2018-0032 For the City Council Hearing Date of: June 19, 2018 (Findings on July 10, 2018) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of June 19, 2018, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of June 19, 2018, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of June 19, 2018, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of June 19, 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 City Council 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 Meridian Council shall apply the standards listed in Idaho Code §67-6511 and §11-513-3 and § 11-513-6 of the Unified Development Code to review the annexation application and the preliminary plat and conditional use permit. 4. Urban services may not be able to be reasonably provided to the proposed development while maintaining the current levels of service for existing residents in the City, including residents for projects previously approved, but not yet constructed, as well as the future residents of this project. 5. Annexation at this time is not in the best interest of the City. 6. That this denial is based upon the staff report, applicant and public comments at the public hearing date of June 19, 2018, incorporated by reference. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER FOR DENIAL FILE NO(S). H-2018-0032 - 1 - C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for annexation & zoning is hereby denied since the proposed application is not in the best of the City at this time for the reasons set forth in the Staff Report from June 19, 2018. Based on the denial of the annexation & zoning request, the preliminary plat and conditional use permit are consequently denied. D. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application 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. E. Attached: Staff Report for the hearing date of June 19, 2018. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER FOR DENIAL FILE NO(S). H-2018-0032 - 2 - By action of the City Council at its regular meeting held on the0 day of CJ 2018. COUNCIL PRESIDENT JOE BORTON VOTED ye(, COUNCIL VICE PRESIDENT LUKE CAVENER VOTED �/e6t COUNCIL, MEMBER ANNE LITTLE ROBERTS VOTED `lam COUNCIL MEMBER TY PALMER VOTED / t COUNCIL MEMBER TREG BERNT VOTED l/ ` COUNCIL MEMBER GENESIS MILAM VOTED MAYOR TAMMY de WEERD VOTED (TIE BREAKER) Mayor Ta de Weerd Attest: o �Cicy of w E IDIAN& - �o�Mo ay Cole SEAL Clerk Q'i Copy served upon Applicant, Community Development Department, Public Works Department and City Attorney. By: City Clerk's Office Dated: j-[0- l e CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER FOR DENIAL FILEN,OO(1S). H-2018-0032 - 3- �nI Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 1 STAFF REPORT HEARING DATE: June 19, 2018 TO: Mayor & City Council FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Entrata Farms – AZ, CUP, PP (H-2018-0032) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, James Doolin, Fig Village at Parkside, LLC, has submitted an application for the following:  Annexation and zoning (AZ) of 19.07 acres of land with an R-40 zoning district;  Preliminary plat (PP) consisting of 60 building lots and 3 common lots on 18.18 acres of land in the R-40 zoning district; and,  Conditional use permit (CUP) for a multi-family development consisting of 278 dwelling units in an R-40 zoning district. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ, PP and CUP applications based on the Findings of Fact and Conclusions of Law in Exhibit D of this report. The Meridian Planning & Zoning Commission heard these items on May 17, 2018. At the public hearing, the Commission moved to recommend approval of the subject AZ, CUP and PP requests. a. Summary of Commission Public Hearing: i. In favor: James Doolin, Applicant ii. In opposition: None iii. Commenting: None iv. Written testimony: John Carpenter, T-O Engineers, Applicant’s Representative (response to the staff report) v. Staff presenting application: Sonya Allen vi. Other staff commenting on application: None b. Key issue(s) of Public Testimony: i. Request for clarification from Staff by the applicant in regard to items noted in the Applicant’s letter to Staff dated May 15, 2018, as follows:  The UDC does not have a minimum dwelling unit size in the R-40 district per UDC Table 11-2A-8; the 1,000 square foot requirement refers to minimum property (i.e. lot) size per dwelling unit.  The minimum setbacks in the R-40 district measured from the property line for multi- family units are as follows: 20’ to garage, 12’ rear, and 10’ side (the purpose is to provide a minimum 20’ separation between units as required by the Building/Fire Code) – the typical setbacks depicted on the unit layouts in Exhibit A.2 are approved as shown.  Street buffers are not required in the R-40 district along local streets (i.e. N. Entrata Way & W. Perugia St.) per UDC Table 11-2A-8;  A landscape buffer to residential uses is not required along the west property boundary per UDC Table 11-2A-8; EXHIBIT A Meridian City Council Meeting Agenda July 10, 2018 – Page 335 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 2  Common open space for the overall development is allowed to be provided on individual building lots within the development;  A minor amount of landscaping was removed from the total open space calculations depicted in Exhibit A.5 for the right-in turn lane from W. Franklin Rd; the resulting open space still exceeds UDC standards. c. Key Issues of Discussion by Commission: i. The Applicant’s request for the Certificate of Zoning Compliance application to be allowed to be submitted prior to the final plat being recorded instead of after as required in condition #1.3.4. d. Commission Change(s) to Staff Recommendation: i. Strike condition #1.5. 7 as it does not apply to this development (applies to a development agreement modification which is not requested); ii. Modify condition #1.2.3 to add the language, “if allowed by ACHD” (pertaining to the requirement for the storm drainage swale along Franklin Rd. to be vegetated). e. Outstanding Issue(s) for City Council: i. The applicant’s request for a waiver to UDC 11-3A-6B.3 to not pipe the Purdam Drain and leave it open. The Meridian City Council heard these items on June 19, 2018. At the public hearing, the Council denied the subject AZ, PP and CUP requests. a. Summary of City Council Public Hearing: i. In favor: James Doolin, Applicant ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Sonya Allen vi. Other staff commenting on application: None b. Key issue(s) of Public Testimony: i. None c. Key Issues of Discussion by Council: i. Concern pertaining to long-term property management of the development with different property owners of each lot (i.e. consistent property maintenance between the units); and ii. Concern regarding ability to maintain existing levels of service in the City if the subject development is approved. d. Key Council Changes to Staff/Commission Recommendation i. Council voted to deny the application based on the concerns noted above and the finding that the proposed annexation and zoning is not in the best interest of the City (see Findings in Exhibit D). III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0032, as presented in the staff report for the hearing date of June 19, 2018, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0032, as presented during the hearing on June 19, 2018, for the following reasons: (You should state specific reasons for denial.) Meridian City Council Meeting Agenda July 10, 2018 – Page 336 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 3 Continuance I move to continue File Number H-2018-0032 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 3880 & 3882 W. Franklin Road, in the south ½ of Section 10, Township 3 North, Range 1 West. B. Applicant: James Doolin, Fig Village at Parkside, LLC 4685 S. Highland Dr., Ste. 202 Salt Lake City, UT 84117 C. Owners: 2FP, LLC 1002 N. Happy Valley Rd. Nampa, ID 83689 Mathew LeBaron 1214 2nd St. South Nampa, ID 83651 D. Representative: Same as Applicant E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for annexation & zoning, conditional use permit and preliminary plat. A public hearing is required before the Planning & Zoning Commission and City Council on these applications, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: April 27, 2018 (Commission); June 1, 2018 (Council) C. Radius notices mailed to properties within 300 feet on: April 20, 2018 (Commission); May 25, 2018 (Council) D. Applicant posted notice on site(s) on: April 30, 2018 (Commission); June 5, 2018 (Council) VI. LAND USE A. Existing Land Use(s): The site consists of single-family rural residential/agricultural uses, zoned RUT in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Multi-family residential (apartments), zoned R-15 South: W. Franklin Rd. and land in the development process (residential), zoned R-8 and R-15 East: Multi-family residential (apartments), zoned R-15 and vacant/undeveloped land, zoned L-O West: Single-family rural residential/agricultural, zoned RUT in Ada County C. History of Previous Actions: None Meridian City Council Meeting Agenda July 10, 2018 – Page 337 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 4 D. Utilities: 1. Location of sewer: A sanitary sewer main intended to provide service to the subject site currently exists along the south boundary in W. Franklin Road. 2. Location of water: A water main intended to provide service to the subject site currently exists along the south boundary in W. Franklin Road, and in W. Perugia Street. 3. Issues or concerns: The applicant shall be responsible for the installation of additional water and sewer mains and services to the project. E. Physical Features: 1. Canals/Ditches Irrigation: The Kennedy Lateral runs along the east boundary of this site; the Purdam Drain runs across the southwest corner of the site; and a smaller irrigation ditch crosses the site east/west. 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 located in the area governed by the Ten Mile Interchange Specific Area Plan (TMISAP). The TMISAP focuses on developing an area that has an identity of its own but which links to nearby developments. The plan emphasizes the community’s support for higher densities and mixed uses to create a vibrant and economically strong city. The plan also stresses the community’s commitment to good site planning and design as a means of establishing a place everyone can be proud of and one that protects the interests of future businesses and residents (pg. ix). LAND USE: This property is designated High Density Residential (HDR) on the Comprehensive Plan Future Land Use Map. HDR designated areas in the Ten Mile Area are multiple family housing areas where relatively larger and taller apartment buildings are the recommended building type. A mix of housing types should be included that achieve an overall average density target of at least 16-25 dwelling units per acre with a range of 15 to 40 units per acre. Most developments should fall within or below this range, although smaller areas of higher or lower density may be included. The design and orientation of new high density residential buildings should be pedestrian-oriented, and special streetscape improvements should be considered to create rich and enjoyable public spaces. TRANSPORTATION: A local street is designated on the Future Land Use Map in the TMISAP across this property from the east to W. Franklin Rd. No collector streets are designated on this property although W. Perugia St. will provide an east/west connection between properties north of W. Franklin Rd. and will function much like a collector. Perugia connects to N. Umbria Hills Ave. to the east, which connects to W. Franklin Rd., which will provide access to a future traffic signal. A collector street was formerly designated across this site on the Transportation System Map but was recently removed. DESIGN: Development within the Ten Mile Area should incorporate the following design characteristics: Meridian City Council Meeting Agenda July 10, 2018 – Page 338 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 5 The applicant proposes to develop a total of 278 multi-family residential units on this site consisting of a mix of townhome style (198) and typical apartment (80) units at a gross density of 15.3 and a net density of 67.6 units per acre. The townhome style buildings are a mix of front (2-story) and rear (2- and 3-story) loaded units; and the apartments are 3-story buildings. The proposed density falls within that desired in HDR designated areas. The mix of housing types provides a variety of rental options and styles of structures within the development. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  “Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi- family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B) The proposed multi-family residential development will provide a mix of townhome style and typical apartment units for a variety of housing types and rental options.  “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 high density development consisting of apartment and townhome style units will provide a range of housing options in this area; staff is unaware how “affordable” the units will be.  “Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets.” (2.01.04B) Landscaping is required to be provided within planter islands in the parking areas on this site in accord with the standards listed in UDC 11-3B-8C; and within street buffers in accord with the standards listed in UDC 11-3B-7C.  “Provide housing options close to employment and shopping centers.” (3.07.02D) This site is located in close proximity to future commercial development within the Ten Mile corridor between I-84 and Franklin Rd. The proposed development will provide much needed density in this area and housing options for employees in close proximity to their work place along with shopping options.  “Require open space areas within all development.” (6.01.01A) Meridian City Council Meeting Agenda July 10, 2018 – Page 339 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 6 The proposed development is required to comply with the minimum common open space design standards listed in 11-4-3-27C for multi-family developments and UDC 11-3G-3 for residential developments of 5 acres or more. The proposed common open space exceeds UDC standards.  “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 sewer and water services are available to be extended to the subject property with development of the site.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) The proposed site plan depicts one access via W. Franklin Rd., an arterial street; direct lot access is prohibited via W. Franklin Rd.  “Locate high-density development, where possible, near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares.” (3.07.02, pg. 55) The proposed development is located near a major access thoroughfare, Ten Mile Rd. and I-84; an open space corridor is planned to the west on the south side of W. Franklin Rd. for a multi -use pathway.  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) Because the proposed development is residential in nature, it should be compatible with existing residential properties to the west although at a much higher density; the property to the west is designated for medium high density residential uses upon redevelopment. The property to the east is developed with like uses (i.e. multi-family apartments) at a similar density. Front-loaded 2-story townhome style structures are proposed along the west property boundary as a transition to the 3- story structures.  “Work with ACHD, COMPASS, and VRT on bringing public transportation to and through Meridian.” (3.03.04H) A commuter ride pad is depicted on the site plan at the southwest corner of the site along W. Franklin Rd. as desired by VRT.  “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) Pedestrian connections should be provided to adjacent properties for future interconnectivity. In accord with the above policies and for the above-stated reasons, staff believes the proposed use is appropriate in this location. VIII. UNIFIED DEVELOPMENT CODE 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 permitted, accessory, conditional, and prohibited uses in the R-40 zoning district. A multi-family development is listed as a conditional use in the R-40 zoning district. Meridian City Council Meeting Agenda July 10, 2018 – Page 340 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 7 C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-8 for the R-40 zoning district apply to development of this site. D. Landscaping: Street buffer, parking lot and buffers to adjoining residential uses are required to be installed in accordance with the standards listed in UDC Table 11-2A-8, UDC 11-3B-7C, 11-3B-8C and 11-3B-9C for the R-40 zoning district. E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for multi-family dwellings & townhouse dwellings. F. Structure and Site Design Standards: Development of this site must comply with the design standards in accord with UDC 11-3A-19 and the standards listed in the Architectural Standards Manual. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. ANNEXATION & ZONING (AZ): The applicant requests annexation & zoning of 19.07 acres of land with an R-40 zoning district consistent with the HDR FLUM designation. The applicant proposes to develop a mix of residential dwellings on the site consisting of apartments and townhome style units as desired within the HDR designation. A conceptual site plan and building elevations was submitted that depict how the site is proposed to develop (see Exhibits A.2 and A.6). 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 (PP): A preliminary plat is proposed consisting of 60 building lots and 3 common lots on 18.18 acres of land in the R-40 zoning district for Entrata Farms Subdivision (see Exhibit A.3). This project is proposed to develop in one phase. Dimensional Standards: The proposed plat and subsequent development is required to comply with the dimensional standards and building setbacks listed in UDC Table 11-2A-8 for the R-40 zoning district. All of the proposed lots comply with the minimum property size requirement. Zero lot lines should be depicted on the plat where buildings span across lot lines. To ensure setback requirements for the R-40 zoning district listed in UDC 11-2A-8 and the setback requirement listed in the specific use standard in UDC 11-4-3-27B.1 are met, staff recommends the final plat for this development is recorded prior to submittal of any Certificate of Zoning Compliance applications. Subdivision Design & Improvement Standards: Compliance with the subdivision design and improvements standards listed in UDC 11-6C is required. Staff has reviewed the proposed plat and determined it to be in compliance with these standards. Existing Structures: There is a home and several accessory structures on this site. All structures are required to be removed prior to City Engineer signature on the final plat. Access/Traffic: Access to streets should comply with the standards listed in UDC 11-3A-3. Access to collector and arterial streets is limited unless otherwise approved by City Council. Meridian City Council Meeting Agenda July 10, 2018 – Page 341 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 8 One public street (N. Entrata Way) access is proposed via W. Franklin Rd., an arterial street, at the southern boundary of the site in the location recommended by ACHD; a right-turn lane is required to be constructed on W. Franklin Rd. for access to N. Entrata Way. Another access is available to the site via the extension of W. Perugia St., a local street at the east boundary of the site, with construction of a bridge over the Kennedy Lateral stubbing to the west boundary with a hammerhead turnaround. Staff recommends a driveway is provided on the north end of the site to the property to the west for cross-access and emergency access. A Traffic Impact Study (TIS) was submitted to ACHD for this project. Private Streets: If private streets are proposed for access within this development via W. Perugia St., a private street application is required to be submitted. Private streets are required to comply with the design and construction standards listed in UDC 11-3F-4. The applicant should discuss with emergency services (i.e. Fire & Police Department) if private streets are required for addressing purposes. Landscaping: Street buffers are required as set forth in UDC Table 11-2A-8 for the R-40 district and landscaped in accord with the standards listed in UDC 11-3B-7C. A 25-foot wide street buffer is required to be provided along W. Franklin Rd., an arterial street as set forth in UDC Table 11-2A-8. Per UDC 11-3B-7C.2, all residential buffers are required to be on a common lot, maintained by a homeowner’s association and shall be planted in accord with the standards listed in UDC 11-3B-7C. Due to the location of large power transmission lines along Franklin Rd., a 50- foot wide landscape buffer is proposed along W. Franklin Rd. as depicted on the landscape plan to provide a more adequate separation between the development and the power lines. There are a total of 113-caliper inches of existing trees on this site that are being removed that require mitigation; a total of 57 trees at 2” caliper each are proposed for mitigation in accord with the standards listed in UDC 11-3B-10C.5. Common area & site amenities: All multi-family developments in residential districts that are over 5 acres in size are required to provide a minimum of 10% qualified open space and one site amenity per each 20 acres of development area as set forth in UDC 11-3G-3. Based on this requirement, a minimum of 1.82 acres of qualified open space and one site amenity is required. A total of 5.3 acres of qualified open space and 10 site amenities are proposed with this development, which meets and exceeds this requirement. The qualified open space & site amenity requirements listed in UDC 11-4-3-27C & D applies in addition to the aforementioned requirement (see analyses below in CUP section); the proposed open space exceeds UDC requirements. Waterways: The Kennedy Lateral runs along the east boundary of this site; the Purdam Drain runs across the southwest corner of the site; and a smaller irrigation ditch crosses the site east/west. The UDC (11-3A-6) allows irrigation ditches, laterals, canals and drains to be left open when used as a water amenity or linear open space; otherwise, they’re required to be piped unless waived by City Council. The City Council waived the requirement for the Kennedy Lateral to be piped due to its large capacity with the final plat for Umbria Subdivision, the development to the east (FP-06-011); however, the applicant proposes to pipe the facility with this development to alleviate any safety concerns. The applicant requests a waiver from City Council to not pipe the Purdam Drain and leave it open; fencing is proposed for safety purposes. The applicant states the reason for the request is that the drain is not fully contained within this property, some of the 80-foot wide easement is on the neighbor’s property, and there is water in it a lot of the year (see below). The UDC allows Council to waive this requirement when it finds that the public purpose requiring such will not be served and public safety can be preserved; or, for large capacity facilities. Meridian City Council Meeting Agenda July 10, 2018 – Page 342 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 9 * The red line indicates the centerline of the drain. Sidewalks: Sidewalks are required to be provided with development in accord with the standards listed in UDC 11-3A-17. A sidewalk was recently constructed along W. Franklin Rd., an arterial street with the road widening project by ACHD. A 5-foot wide attached sidewalk is proposed to be constructed along W. Perugia St. and N. Entrata Way, both local streets. 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; design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A- 18. 3. CONDITIONAL USE PERMIT (CUP): A CUP is proposed for a multi-family development consisting of 278 dwelling units (198 townhome style units and 80 typical apartment style units) in 2- and 3-story structures on 18.18 acres of land in an R-40 zoning district. A site plan was submitted that depicts how the site is proposed to develop (see Exhibit A.2). The 2 -story front-loaded townhome style structures are proposed along the west boundary of the site transitioning to the 3-story rear-loaded townhome style structures; the apartment style structures are proposed adjacent to Franklin Road along the entryway into the development. Specific Use Standards: The specific use standards for multi-family developments listed in UDC 11-4- 3-27 apply to development of this site as follows: (Staff’s comments in italics)  A minimum of 80 square feet (s.f.) of private useable open space is required to be provided for each unit. The applicant’s narrative states each unit will have between 80 and 120 square foot of private useable open space in the form of porches, patios or partially fenced yards in accord with this requirement.  Developments with 20 units or more shall provide a property management office, a maintenance storage area, a central mailbox location with provisions for parcel mail that provides safe Meridian City Council Meeting Agenda July 10, 2018 – Page 343 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 10 pedestrian and/or vehicular access and a directory map of the development at an entrance or convenient location for those entering the development. The applicant’s narrative states one of the multi-family apartment style buildings will house a property management office along with a directory and map of the development. Cluster mailboxes are depicted on the landscape plan throughout the development. The site plan submitted with the Certificate of Zoning Compliance application should depict the location of the directory map for the development, a maintenance storage area, and the other required items.  A minimum of 250 square feet of common area is required for each unit containing more than 500 and up to 1,200 square feet; and a minimum of 350 square feet of common open space is required for each unit containing more than 1,200 square feet of living area. Seventy-six of the units fall within the 500-1,200 square foot (s.f.) range and 202 units are over 1,200 s.f. Therefore, a minimum of 89,700 square feet (s.f.) or 2.056 acres of qualified (i.e. not less than 400 s.f. in area with a minimum length & width dimension of 20 feet) common open space is required overall. The open space exhibit and calculations in Exhibit A.5 depicts 231,010 s.f. or 5.3 acres of open space for the overall development which exceeds this requirement.  For multi-family developments with 75 units or more, 4 site amenities are required to be provided with at least one from each category listed in UDC 11 -4-3-27D. For developments with more than 100 units, the decision making body shall require additional amenities commensurate to the size of the proposed development. The applicant proposes the following amenities: 1) outdoor pool complex with restroom facilities; 2) dual slope pavilion; 3) playground equipment; 4) single zipline; 5) 5-station fitness station; 6) full size basketball court; 7) dog park; 8) open grassy play field with minimum dimensions of 100’ x 50’ (in common activity area); 9) open grassy play field with minimum dimensions of 100’ x 50’ (in multi-family townhome common space); and, 10) pathways (micro- pathways provided throughout common spaces as well as connection to the existing sidewalk along Franklin Rd.). These amenities fall within the quality of life, open space and recreation categories as required and Staff feels they are commensurate for the proposed development.  Landscaping is required to comply with UDC 11-4-3-27-F. All street facing elevations shall have landscaping along their foundation as follows: the landscaped area shall be at least 3 -feet wide and have an evergreen shrub with a minimum mature height of 24 inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped with ground cover plants. The landscape plan included in Exhibit A.4 complies with this requirement.  The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant should comply with this requirement and submit a recorded copy of the agreement to the Planning Division prior to issuance of Certificate of Occupancy.  A minimum building setback of 10 feet is required unless a greater setback is otherwise required per UDC 11-4-3-27B.1. All buildings shall comply with this requirement.  All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be located in areas not visible from a public street, or shall be fully screened from view from a public street. Meridian City Council Meeting Agenda July 10, 2018 – Page 344 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 11 The applicant should comply with this requirement. Parking: For multi-family developments, off-street parking is required in accord with the standards listed in UDC Table 11-3C-6, which requires 1.5 parking space per unit (at least 1 in a covered carport or garage) for 1-bedroom units; and 2 spaces per unit (at least 1 in a covered carport or garage) for 2- and 3- bedroom units. Based on the table below that depicts (60) 1-bedroom units, (16) 2-bedroom units and (202) 3-bedroom units, a minimum of 526 parking spaces are required, 278 of which are required to be covered. The preliminary plat in Exhibit A.3 depicts a total of 735 parking spaces proposed with 336 of those being covered in accord with UDC standards; this count actually exceeds UDC standards by 209 spaces, which should more than adequately serve this development. A minimum of one bicycle parking space for every 25 proposed vehicle spaces or portion thereof is required to be provided on the site per UDC 11-3C-6G in accord with the standards listed in UDC 11- 3C-5C. Based on 735 vehicle spaces proposed, a minimum of 30 bicycle spaces are required; a total of 32 spaces are proposed. Bicycle racks should be dispersed throughout the development so that parking is available near each of the structures. Transit: The applicant’s narrative states they have coordinated with Valley Regional Transit and that they would like to have a future location for a transit station on this site. Therefore, a commuter ride pad is depicted on the site plan at the southwest corner of the site along W. Franklin Rd. Landscaping: Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-3B-8C and will be reviewed with individual Certificate of Zoning Compliance application(s). Buffers to adjoining residential uses/districts are not required in the R-40 zoning district. Street buffer landscaping along W. Franklin Rd. is required to be provided with the subdivision improvements. Pathways: Pathways are required to be constructed in accord with the standards listed in UDC 11-3A-8 and landscaping installed in accord with the standards listed in 11-3B-12C. Internal pathways are proposed through common areas and from buildings to sidewalks along streets. Pathway connections should be provided to adjacent properties to the east and west for pedestrian interconnectivity. The Police Dept. recommends pedestrian-scale lighting is provided along all pathways between buildings and within internal common areas for public safety. Fencing: All new fencing is required to comply with the standards listed in UDC 11-3A-7. A 6-foot tall privacy fence is proposed along the west boundary of the site; and a 2-rail fence is proposed 12.5 feet off the east boundary where the Kennedy Lateral is proposed to be piped. If Council approves the applicant’s requested waiver to leave the Purdam Drain open, fencing will be required to preserve public safety in accord with the standards listed in UDC 11-3A-6C. Trash Enclosure: The design and locations of the trash enclosures are required to be approved by Republic Services. A stamped approved plan is required to be submitted with the Certificate of Zoning Compliance application for the proposed trash enclosures. Republic Services expressed an issue with the location of one of the enclosures in Block 3. Meridian City Council Meeting Agenda July 10, 2018 – Page 345 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 12 Building Elevations: Conceptual building elevations were submitted for the proposed multi-family structures as shown in Exhibit A.6; front and rear loaded 2- and 3-story townhome style and 3-story apartment style multi-family structures are proposed. The site plan in Exhibit A.2 depicts the location of these structures on the site. Building materials consist of stucco, brick, and varied colors in traditional tones. The architectural character of the structures is required to comply with the design standards listed in the City of Meridian Architectural Standards Manual and the Ten Mile Interchange Specific Area Plan. The elevations submitted with the Certificate of Zoning Compliance application should demonstrate compliance with those standards and should be substantially consistent with the concept elevations submitted with this application. Certificate of Zoning Compliance: The applicant is required to obtain approval of a Certificate of Zoning Compliance application for establishment of the new use and to ensure all site improvements and structures comply with the provisions of the UDC and the conditions in this report, in accord with 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 and building design is required to be generally consistent with the elevations, site plan and landscape plan submitted with this application, the standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards Manual and conditions of approval in Exhibit B. Staff recommends approval of the subject applications with the conditions listed in Exhibit B per the Findings in Exhibit D. X. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Proposed Site Plan (dated: March 23 May 15, 2018) & Unit Layouts - REVISED 3. Proposed Preliminary Plat (dated: March 23 May 15, 2018) 4. Landscape Plan (date: March 26, 2018) & Site Amenities 5. Open Space Exhibit 6. Proposed Building Elevations & Floor Plans B. Agency Comments/Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department 5. Park’s Department 6. Central District Health Department 7. Ada County Highway District 8. Idaho Transportation Department 9. Nampa & Meridian Irrigation District Meridian City Council Meeting Agenda July 10, 2018 – Page 346 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 13 10. Community Planning Association of Southwest Idaho C. Legal Description & Exhibit Map D. Required Findings from Unified Development Code Meridian City Council Meeting Agenda July 10, 2018 – Page 347 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 14 Exhibit A.1: Vicinity/Zoning Map Meridian City Council Meeting Agenda July 10, 2018 – Page 348 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 15 Exhibit A.2: Proposed Site Plan [dated (stamped): March 27 May 15, 2018] & Unit Layouts - REVISED Meridian City Council Meeting Agenda July 10, 2018 – Page 349 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 16 Meridian City Council Meeting Agenda July 10, 2018 – Page 350 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 17 *Typical for all 3-story rear-loaded multi-family townhome style structures Meridian City Council Meeting Agenda July 10, 2018 – Page 351 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 18 Meridian City Council Meeting Agenda July 10, 2018 – Page 352 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 19 Exhibit A.3: Proposed Preliminary Plat (dated: March 23 May 15, 2018) Meridian City Council Meeting Agenda July 10, 2018 – Page 353 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 20 Exhibit A.4: Landscape Plan (dated: March 26, 2018) & Site Amenities Meridian City Council Meeting Agenda July 10, 2018 – Page 354 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 21 Meridian City Council Meeting Agenda July 10, 2018 – Page 355 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 22 Meridian City Council Meeting Agenda July 10, 2018 – Page 356 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 23 Meridian City Council Meeting Agenda July 10, 2018 – Page 357 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 24 Meridian City Council Meeting Agenda July 10, 2018 – Page 358 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 25 Meridian City Council Meeting Agenda July 10, 2018 – Page 359 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 26 Exhibit A.5: Open Space Exhibit Meridian City Council Meeting Agenda July 10, 2018 – Page 360 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 27 Meridian City Council Meeting Agenda July 10, 2018 – Page 361 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 28 Exhibit A.6: Proposed Building Elevations, Floor Plans & Lot Layout Meridian City Council Meeting Agenda July 10, 2018 – Page 362 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 29 Meridian City Council Meeting Agenda July 10, 2018 – Page 363 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 30 Meridian City Council Meeting Agenda July 10, 2018 – Page 364 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 31 Meridian City Council Meeting Agenda July 10, 2018 – Page 365 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 32 Meridian City Council Meeting Agenda July 10, 2018 – Page 366 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 33 Meridian City Council Meeting Agenda July 10, 2018 – Page 367 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 34 Meridian City Council Meeting Agenda July 10, 2018 – Page 368 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 35 B. Agency Comments/Conditions 1. PLANNING DEPARTMENT 1.1 Annexation & Zoning Comments 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. Note: The Development Agreement shall be recorded prior to submittal of a Certificate of Zoning Compliance and Design Review application for the annexation area. 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 Kennedy Lateral, Purdam Drain and all irrigation ditches on the site shall be piped unless otherwise waived by Council or improved as an amenity or linear open space in accord with UDC 11-3A-6. b. Development of the site shall substantially comply with the site plan, preliminary plat, and building elevations included in Exhibit A; and the design standards listed in UDC 11-3A-19, the Architectural Standards Manual, and the Ten Mile Interchange Specific Area Plan; and the conditions in this report. 1.2 Site Specific Conditions of Approval – Preliminary Plat 1.2.1 All existing structures on the site are required to be removed prior to City Engineer signature on the final plat. 1.2.2 The preliminary plat included in Exhibit A.5, dated March 23, 2018, shall be revised as follows: a. Correct the setback to living area from 25 feet to 20 feet in the Site Data table in accord with UDC Table 11-2A-8. b. Correct note #1, “Common lots 54C 45C, Block 1 . . .” c. Depict the easements for the Purdam Drain and the Kennedy Lateral. d. Depict a cross-access easement to the west at the north end of the site for future interconnectivity and emergency access. e. Depict a zero interior lot line where buildings span across lot lines. 1.2.3 The landscape plan included in Exhibit A.5, dated March 26, 2018, shall be revised as follows: a. If not already, the storm swale along W. Franklin Road shall be vegetated as forth in UDC 11-3B- 11C if allowed by ACHD. 1.2.4 If private streets are proposed within this development, a private street application shall be submitted to the Planning Division and approved concurrent with a final plat application. All private streets shall comply with the design and construction standards listed in UDC 11-3F-4. The applicant should discuss with emergency services (i.e. Fire & Police Department) if private streets are required for addressing purposes. 1.3 Site Specific Conditions of Approval – Conditional Use Permit 1.3.1 The site plan included in Exhibit A.4, dated March 23, 2018, shall be revised as follows: Meridian City Council Meeting Agenda July 10, 2018 – Page 369 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 36 a. Depict the property management office, maintenance storage area, central mailbox locations (including provisions for parcel mail) that provide safe pedestrian and/or vehicle access, and a directory and map of the development at an entrance or convenient location for those entering the development in accord with UDC 11-4-3-27B.7. b. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be depicted on the site plan and shall be located in areas not visible from a public street, or shall be fully screened from view from a public street. c. Disperse bicycle racks throughout the development so that parking is available near each of the structures. d. Depict pathway connection(s) at the east and west boundaries of the site for pedestrian interconnectivity between developments. e. Provide pedestrian-scale lighting along all pathways between buildings and within internal common areas at the request of the Police Department for public safety. f. A minimum building setback of 10 feet is required unless a greater setback is otherwise r equired per UDC 11-4-3-27B.1. g. Provide a driveway on the north end of the site to the property to the west for cross -access and emergency access. 1.3.2 The landscape plan included in Exhibit A.5, dated March 26, 2017, shall be revised as follows: a. Depict fencing along the Purdam Drain in accord with the standards listed in UDC 11-3A-6C to preserve public safety if Council approves a waiver to UDC 11-3A-6B allowing the waterway to remain open and not be piped. b. Depict pathway connection(s) at the east and west boundaries of the site for pedestrian interconnectivity between developments; provide landscaping adjacent to pathways in accord with the standards listed in UDC 11-3B-12C. 1.3.3 The following site amenities shall be provided within this development as proposed: 1) outdoor pool complex with restroom facilities; 2) dual slope pavilion; 3) playground equipment; 4) single zipline; 5) 5-station fitness station; 6) full size basketball court; 7) dog park; 8) open grassy play field with minimum dimensions of 100’ x 50’ (in common activity area); 9) open grassy play field with minimum dimensions of 100’ x 50’ (in multi-family townhome common space); and, 10) pathways (micro- pathways provided throughout common spaces as well as connection to the existing sidewalk along Franklin Rd.). These amenities fall within the quality of life, open space and recreation categories as required and Staff feels they are commensurate for the proposed development. Any variation from these amenities should be comparable, as determined by the Director. 1.3.4 The final plat for this development shall be recorded prior to submittal of any Certificate of Zoning Compliance applications to ensure setback requirements for the R-40 zoning district listed in UDC 11-2A-8 and the setback requirement listed in the specific use standard in UDC 11-4-3- 27B.1 are met. 1.3.5 The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. A copy of this document shall be submitted to the Planning Division prior to issuance of Certificate of Occupancy for this development. 1.3.6 The design and locations of the trash enclosures are required to be approved by Republic Services (phone: 208-345-1265). A stamped approved plan is required to be submitted with the Certificate of Zoning Compliance application for the proposed trash enclosures. Meridian City Council Meeting Agenda July 10, 2018 – Page 370 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 37 1.3 General Conditions of Approval 1.3.1 Comply with all bulk, use, and development standards of the R-40 zoning district listed in UDC Chapter 2 District regulations. 1.3.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.3.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. 1.3.4 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. 1.3.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.3.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.3.7 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. 1.3.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-7C (streets). 1.3.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-11C. 1.3.10 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. 1.3.11 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. 1.3.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12. 1.3.13 Construct all required landscape areas used for storm water integration consistent with the standards as set forth in UDC 11-3B-11C. 1.3.14 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. 1.3.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.3.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site. 1.3.17 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. 1.3.18 100 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. 1.4 Ongoing Conditions of Approval 1.4.1 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. 1.4.2 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. Meridian City Council Meeting Agenda July 10, 2018 – Page 371 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 38 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 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. 1.5.3 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. 1.5.4 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 of the approval of this combined preliminar y/final plat; or 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.5.5 The applicant shall obtain the City Engineer's signature on a final plat within two years of the approval of this combined preliminary/final plat as set forth in UDC 11-6B-7A. 1.5.6 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.5.7 The property owner shall sign the amended development agreement and return such to the City within 6 months of the Council granting this development agreement modification request as set forth in UDC 11- 5B-3D2. 1.5.8 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 Sanitary sewer and water mainline easements shall be dedicated per General Conditions of Approval #2.2.3 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 Meridian City Council Meeting Agenda July 10, 2018 – Page 372 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 39 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. 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. Meridian City Council Meeting Agenda July 10, 2018 – Page 373 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 40 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. 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. FIRE DEPARTMENT 3.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking Fire Department plugs. 3.2 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. 3.3 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. 3.4 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 July 10, 2018 – Page 374 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 41 3.5 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. 3.6 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an imposed load of 80,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 3.7 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.3 & D103.6. 3.8 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 3.9 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. 3.10 Commercial and office occupancies will require a fire-flow consistent with International Fire Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C. 3.11 Provide a Fire Department Key box entry system for the complex prior to occupancy as set forth in International Fire Code Section 506. 3.12 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in International Fire Code Section 505.1 and Meridian Amendment 10-4-1. 3.13 The applicant shall work with Public Works and Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1 and Meridian Amendment 104-4-1. 3.14 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. 3.15 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local amendment to the International Fire Code 10-4-1. 3.16 The Fire Department will require Fire Department locking Connection caps on all FDC inlets. IFC 102.9. 3.17 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. 3.18 As set forth in International Fire Code Section 504.1, multi-family and commercial projects shall be required to provide an additional sixty inches (60”) wide access point to the building from the fire lane to allow for the movement of manual fire suppression equipment and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that building access is provided in such a manner that the most remote part of a building can be reached with a length of 150' fire hose as measured around the perimeter of the building from the fire lane. Code compliant handicap parking stalls may be included to assist meeting this requirement. Contact the Meridian Fire Department for details. 4. POLICE DEPARTMENT 4.1 Provide pedestrian-scale lighting along all pathways between buildings and within internal common areas for public safety. 4.2 Provide a driveway on the north end of the site to the property to the west for cross-access and emergency access. Meridian City Council Meeting Agenda July 10, 2018 – Page 375 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 42 5. PARKS DEPARTMENT 5.1 The Park’s Department has no comment on this application. 6. CENTRAL DISTRICT HEALTH DEPARTMENT 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Construct a right turn lane on Franklin Road entering the site at the proposed public street, Entrata Way. Extend the right turn lane to the existing power pole to maximize the length of the turn lane. Coordinate with ACHD staff on the right-of-way dedication. 7.1.2 Close the existing driveway on Franklin Road located 750-feet west of Umbria Hills Avenue and replace with curb gutter and sidewalk to match the existing improvements. 7.1.3 Replace all damaged curb, gutter and sidewalk on Franklin Road abutting the site. 7.1.4 Obtain pre-approval from the ACHD pavement cut committee for all pavement cuts to Franklin Road, as it is listed on the ACHD no cut moratorium through December 2022. 7.1.5 Construct internal public streets as 33-foot street sections with vertical curb, gutter and a minimum of 5- foot wide concrete sidewalk within 47-feet of right-of-way. 7.1.6 Construct bulb-outs on Perugia Street at the intersections with Street C and Street B/Entrata Way, narrowing the street section to a minimum of 24-feet wide. 7.1.7 Continue Perugia Street into the site, by bridging the Kennedy Lateral. Submit the bridge plans for the crossing of the Kennedy Lateral for review and approval prior to the pre -construction meeting and final plat approval. 7.1.8 Stub Perugia Street to the western property line 473-feet of Franklin Road (measured centerline-to- centerline). 7.1.9 Construct a hammerhead type turnaround for the Perugia Street temporary turnaround. Provide written fire department approval for the alternative turnaround design. Provide a temporary turnaround easement on private Street A. Install NO PARKING/FIRE LANE signs along Perugia Street and the segment of the private road encompassed by the temporary turnaround easement. 7.1.10 Construct Entrata Way to intersect Franklin Road approximately 1,010-feet west of Umbria Hills Avenue (1,310-feet east of Baraya Way). 7.1.11 Construct a 30-foot wide curb return type driveway on Entrata Way located approximately 217 -feet north of Franklin Road. Meridian City Council Meeting Agenda July 10, 2018 – Page 376 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 43 7.1.12 Construct four 26-foot wide curb return type driveways on Perugia Street to access the proposed private roads. One located in alignment with Entrata Way, one 290-feet west of Entrata Way and two 215-feet east of Entrata Way. Street name and stop signs are required for the private roads. 7.1.13 Franklin Road is classified as a principal arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. 7.1.14 Payment of impact fees is due prior to issuance of a building permit. 7.1.15 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. 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 Meridian City Council Meeting Agenda July 10, 2018 – Page 377 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 44 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. IDAHO TRANSPORTATION DEPARTMENT (ITD) Meridian City Council Meeting Agenda July 10, 2018 – Page 378 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 45 9. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID) Meridian City Council Meeting Agenda July 10, 2018 – Page 379 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 46 10. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) Meridian City Council Meeting Agenda July 10, 2018 – Page 380 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 47 Exhibit C: Legal Description & Exhibit Map Meridian City Council Meeting Agenda July 10, 2018 – Page 381 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 48 Meridian City Council Meeting Agenda July 10, 2018 – Page 382 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 49 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 19.07 acre property with an R-40 zoning district and develop 278 new multi-family units consisting of apartments and townhome style units at a gross density of 15.3 units per acre consistent with the HDR FLUM designation. The City Council finds that while the proposed development is consistent with HDR FLUM designation, urban services cannot reasonably be provided to the proposed development while maintaining the current levels of service for existing residents in the City. [See Comprehensive Plan Chapter 3 Goals, Objectives and Action Items (3.01.01) for more information.] b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds that the proposed map amendment to the R-40 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; The City Council finds that the proposed zoning map amendment may be detrimental to the public health, safety, or welfare of existing citizens in the City due to an increase in population generated from the development and the inability of the City to maintain adequate levels of services (i.e. police and fire) to the site. 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, The City Council finds that the proposed zoning amendment and subsequent development may have an adverse impact upon the delivery of services by political subdivisions providing services to this site (i.e. police, fire, etc.) and contribute to a lower level of service in the City, which is not acceptable to City Council. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). The City Council finds annexing this property at this time is not in the best interest of the City. 2. PRELIMINARY PLAT: 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; The Commission finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Meridian City Council Meeting Agenda July 10, 2018 – Page 383 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 44 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; The Commission 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 developer at their own cost, the Commission 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; The Commission recommends the 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 The Commission is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Council’s attention. ACHD considers road safety issues in their analysis. The Commission recommends that the 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 the Commission is unaware. f. The development preserves significant natural, scenic or historic features. The Commission is unaware of any significant natural, scenic or historic features that exist on this site. 3. CONDITIONAL USE PERMIT (UDC 11-5B-6E) The Commission and Council shall base its determination on the Conditional Use Permit request upon the following: 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. The Commission finds that the subject property is large enough to accommodate the proposed use and the dimensional & development regulations of the R-40 district (see Analysis Section IX for more information). b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The Commission finds that the proposed use is consistent and harmonious with the UDC and Comprehensive Plan Future Land Use Map designation of HDR for this site. Meridian City Council Meeting Agenda July 10, 2018 – Page 384 of 522 Entrata Farms – AZ, PP, CUP (H-2018-0032) PAGE 45 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. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the approva l imposed, will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. 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. The Commission finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently available to the subject property. The Commission finds that the proposed use will be served adequately by all of the public facilities and services listed above. 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. If approved, the applicant will be financing any improvements required for development. The Commission finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community’s economic welfare. 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. The Commission finds the proposed use will not be detrimental to any persons, property or the general welfare of the area. 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. The Commission finds that there should not be any health, safety or environmental problems associated with the proposed use. Further, the Commission finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance. Meridian City Council Meeting Agenda July 10, 2018 – Page 385 of 522