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2018-07-12
MERIDIAN PLANNING AND ZONING COMMISSION MEETING AGENDA City Council Chambers 33 East Broadway Avenue Meridian, Idaho Thursday, July 12, 2018 at 6:00 PM Item 1: Roll-Call Attendance __X__ Lisa Holland __O__ Steven Yearsley __X__ Gregory Wilson __X__ Ryan Fitzgerald __X__ Jessica Perrault __O__ Bill Cassinelli __X__ Rhonda McCarvel - Chairperson Item 2: Adoption of Agenda Adopted Item 3: Consent Agenda [Action Item] A. Approve Minutes of June 21, 2018 Planning and Zoning Commission Meeting Approved Item 4: Action Items Land Use Public Hearing Process: After the Public Hearing is opened the staff report will be presented by the assigned city planner. Following Staff's report the applicant has up to 15 minutes to present their application. Each member of the public may provide testimony up to 3 minutes or if they are representing a larger group, such as a Homeowners Association, they are allowed 10 minutes. The applicant is then allowed 10 additional minutes to respond to the public's comments. No additional public testimony is taken once the public hearing is closed. A. Public Hearing for Creamline Park (H-2018-0051) by Volante Investments, LLLP Located at 1480 W. Franklin Rd. 1. Request: Amendment to the Comprehensive Plan Future Land Use Map to Change the Land Use Designation on 8.06 Acres of Land From Mixed Use-Community to Industrial; and 2. Request: Rezone of 8.74 Acres of Land From the C-G to the I-L Zoning District B. Public Hearing for Bainbridge Franklin (H-2018-0057) by Steve Bainbridge Located at 2075 and 2155 W. Franklin Rd. 1. Request: Annexation and Zoning of 3.68 Acres of Land with a C-G Zoning District C. Public Hearing for Fairbourne Subdivision (H-2018-0052) by Fairbourne Development, LLC Located at the Northwest Corner of W. Chinden Blvd. and N. Black Cat Rd. 1. Request: Rezone of a Portion of Property from R-15 (9.71 Acres), R-8 (39.71 Acres), and C-C (19.48 Acres) to R-8 (62.41 Acres) and CC (6.48 Acres); and 2. Request: Preliminary Plat Consisting of 176 Building Lots and 26 Common Lots on 66.35 Acres of Land in a Proposed R-8 and C-C Zoning District; and 3. Request: To Be Removed From an Existing Development Agreement and to be Placed in a New, Separate Agreement Meeting Adjourned 6:50 PM Meridian Planning and Zoning Meeting July 12, 2018. Meeting of the Meridian Planning and Zoning Commission of July 12, 2018, was called to order at 6:00 p.m. by Chairman Rhonda McCarvel. Members Present: Chairman Rhonda McCarvel, Commissioner Ryan Fitzgerald, Commissioner Gregory Wilson, Commissioner Jessica Perreault and Commissioner Lisa Holland. Members Absent: Commissioner Bill Cassinelli, and Commissioner Steven Yearsley. Others Present: Chris Johnson, Andrea Pogue, Bill Parsons, Sonya Allen, Josh Beach and Dean Willis. Item 1: Roll-call Attendance __X____ Lisa Holland _______ Steven Yearsley __x___ Gregory Wilson ___X___ Ryan Fitzgerald __X___ Jessica Perreault _______ Bill Cassinelli ___X___ Rhonda McCarvel - Chairman McCarvel: Good evening, ladies and gentlemen. At this time I would like to call to order the specially scheduled meeting of the Meridian Planning and Zoning Commission on July 12th, 2018, and we will begin with roll call. Item 2: Adoption of Agenda McCarvel: Thank you. The first item on the agenda is the adoption of the agenda. We have one item on the agenda, to approve the minutes of June 21st, Planning and Zoning Commission meeting. Could I get a motion to adopt the agenda -- or, I'm sorry, that's the Consent Agenda. Never mind. We have no changes. Could I get a motion to adopt the agenda. Perreault: Madam Mayor, so moved. Wilson: Second. McCarvel: It has been moved and seconded to adopt the agenda. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Meridian Planning & Zoning Commission July 12, 2018 Page 2 of 18 Item 3: Consent Agenda [Action Item] A. Approve Minutes of June 21, 2018 Planning and Zoning Commission Meeting McCarvel: Now, the next item is the Consent Agenda and we have one item on the Consent Agenda. It's the approval of minutes for June 21st. So, could I get a motion to accept the Consent Agenda as presented? Holland: So moved. Fitzgerald: Second. McCarvel: It has been moved and seconded to -- 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 the Uniform Development Code with the staff's recommendations. After the staff has made their presentation, the applicant will come forward to present their case for approval of their application and respond to any staff comments. The applicant will have 15 minutes to do so. After the applicant has finished we will open the public testimony. There is a sign-up -- used to say sheet, but it is a sign-up iPad in the back as you entered for anyone wishing to testify. Any person testifying will come forward and be allowed 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. And, then, after that we will close the public 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 for Creamline Park (H-2018-0051) by Volante Investments, LLLP Located at 1480 W. Franklin Rd. 1. Request: Amendment to the Comprehensive Plan Future Land Use Map to Change the Land Use Designation on 8.06 Acres of Land From Mixed Use-Community to Industrial; and 2. Request: Rezone of 8.74 Acres of Land From the C-G to the I-L Zoning District Meridian Planning & Zoning Commission July 12, 2018 Page 3 of 18 McCarvel: So, at this time I would like to open the public hearing for H-2018-0051, Creamline Park, and we will begin with the staff report. And I apologize if I didn't pronounce that correctly. Allen: Thank you, Madam Chair, Members of the Commission. Creamline Park. McCarvel: Thank you. Allen: Applications for a Comprehensive Plan map amendment and a rezone. This site consists of 8.06 acres of land, zoned C-G, and located on the north side of West Franklin Road, just east of Linder Road. Adjacent land use and zoning. To the north and east is industrial properties zoned I-L. To the south is West Franklin Road and single family residential property, zoned R-4. And to the west is vacant, undeveloped lands on C-C. This property was annexed into the city in 2006 and included in the subdivision plat for Creamline Park Subdivision. A development agreement was required as a provision of annexation. The Comprehensive Plan future land use map designation currently is mixed use community. The applicant proposes to amend the future land use map in the Comprehensive Plan to change the land use designation on approximately 8.06 acres of land from mixed-use community to the industrial designation. The amendment is desired so that the applicant can develop industrial, rather than commercial uses, on the property. Much of the area between Ten Mile Road and the cities east boundary just west of Cloverdale Road, south of the railway corridor, consists of industrial uses, with some commercial uses fronting on Franklin Road. The applicant's request is based on the adjacent industrial uses and zoning to the north and east and the shortage of light industrial property in the city. A rezone of 8.74 acres of land is also proposed from the C-G to the I-L zoning district, consistent with the proposed future land use map designation of industrial. Although no development is proposed at this time, the applicant plans to develop the site with warehouse and/or flex space type uses, which are listed as a principal permitted use in the I-L zoning district. There is an existing development agreement for this site that governs future development. Because the property is zoned C-G and was previously planned to develop with commercial uses, the development agreement does need to be amended consistent with the proposed zoning and industrial use of the property and an application for an amendment was submitted a couple days ago to the city for that. So, it will be heard by the Council with the subject rezone comp plan map amendment applications. Written testimony has been received from Brad Miller, the application, in agreement with the staff report and staff is recommending approval with the requirement of an amendment to the development agreement. Staff will stand for any questions. McCarvel: Any questions for staff? Okay. Would the applicant like to come forward? Miller: Brad Miller. Van Auker Properties. 3084 East Landmark in Meridian. Thank you very much for taking your time this evening. We agree with everything that the staff report said. Originally we thought that we could do commercial uses there, but there is just no demand for commercial, so what we are going to do -- we will go in and put Meridian Planning & Zoning Commission July 12, 2018 Page 4 of 18 some flex space in there, spec, and build it out and -- and, hopefully, lease it out. We have -- we have developed all the six lots to the north and the demand there has been very strong or one hundred percent occupied there with our industrial uses. So, we are industrial guys and we are comfortable with that, so we would ask for your approval on this tonight. Thank you. McCarvel: Okay. Any questions for the applicant? Miller: Thank you. McCarvel: Thank you, Brad. And, Chris, do we have anybody signed up? Johnson: Huh-uh. There was nobody signed up. McCarvel: Okay. With there being nobody signed up I just want to double-check. Is there anybody in the room who would like to testify on this application? Okay. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Move we close the public hearing on H-2028-0051. Wilson: Second. McCarvel: It has been moved and seconded to close the public hearing on H-2018- 0051. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: I -- I think -- as you can see from the north, that whole area has exploded in -- in what the Van Auker Company does and it's very well used and I think there is -- we are not -- we don't have enough places for people to work in that -- in certain areas of the city and so I know that on Pine Street and a couple places along the railroad tracks closer to Eagle Road and I think it's -- it's great usage. It's low -- it's low impact to the community around it and I think it's -- it's a good thing and I support the project. McCarvel: Yeah. And I think this -- the previous designation at the time of the designation allowed for the industrial, where it doesn't now -- Fitzgerald: Exactly. Meridian Planning & Zoning Commission July 12, 2018 Page 5 of 18 McCarvel: Yeah. So, we are just kind of cleaning up the zoning. I'm in favor as well. Anybody else? Wilson: With that, Madam Chair? McCarvel: Commissioner Wilson. Wilson: After considering all staff, applicant and public testimony, I move to recommend approval to City Council of file number H-2018-0051 as presented in the staff report with that requirement of an amendment to the development agreement. McCarvel: Okay. Holland: Second. McCarvel: It has been moved and seconded to approve file H-2018 -- recommend approval on H-2018-0051. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. B. Public Hearing for Bainbridge Franklin (H-2018-0057) by Steve Bainbridge Located at 2075 and 2155 W. Franklin Rd. 1. Request: Annexation and Zoning of 3.68 Acres of Land with a C-G Zoning District McCarvel: So, at this time we will open the public hearing for item H-2018-0057, Bainbridge Franklin. Beach: Thank you, Madam Chair, Members of the Commission. As you said, this is a project called Bainbridge Franklin. It is west of Linder Road on West Franklin. This is an application for annexation. The site consists of approximately 3.68 acres of land. It is currently zoned RUT, located at 2075 and 2155 West Franklin. To the north is West Franklin Road and Industrial properties zoned I-L. To the east are the Twelve Oaks Villas, zoned C-C and TN-R. To the south is vacant commercial properties, zoned C-C, as well as to the west, vacant commercial properties, zoned C-C. There is no current City of Meridian history on this property, because they are requesting annexation this evening. The applicant did provide a concept plan for the developments. Before I get there, though, the Comprehensive Plan future land use map designation for this is mixed use commercial, which is part of the Ten Mile interchange specific area plan. The applicant is requesting annexation, as I said, of 3.6 acres to the C-G zoning district, which is consistent with the mixed use commercial land use designation. The city may require and is requiring -- the staff is recommending, I should say, a development agreement with several provisions. I can go through those if you would like. They are also in the staff report. As I mentioned, this is a concept plan provided by the applicant for the development, showing several relatively small pad sites with associated parking. Meridian Planning & Zoning Commission July 12, 2018 Page 6 of 18 Staff is -- has the following comments on the proposed conceptual plan. The plan does not allow or show the required 25 foot landscape buffer, both on the east and on the north boundary of the property -- against the residential and against Franklin Road. There are some existing buildings on the site. Staff has a condition that the applicant remove the structures and as well as cease the business that is currently operating there and the structures be removed immediately upon annexation. They are asking for access from West Franklin Road. Are providing cross-access to the Twelve Oaks development to the east and staff has also added a condition that they provide cross- access to the west. Conceptual building elevations provided by the applicant and they have to get a certificate of zoning compliance and administrative design review application before they are allowed to construct any -- any businesses or structures on the -- on the property. We did restrict the number of -- number and type of uses that they would be allowed to have on the property. Staff is recommending approval. Did not receive any comments and with that I would stand for any questions you have. McCarvel: Okay. Any questions for staff? Would the applicant like to come forward. Nickel: Good evening, Madam Chair and Commission. Shawn Nickel. P.O. Box 1595, Eagle, Idaho. We are tonight representing Steve Bainbridge -- Bainbridge, the owner of the property. Staff has done a good job at -- at the analysis for the project. We are in favor of -- of all of the conditions with the exception of condition -- on your page 23, Condition 1-1-1E. We would like to keep those existing structures on the property while Mr. Bainbridge markets -- markets the property for redevelopment. There are two houses on the property at this time that bring in income to Mr. Bainbridge. So, we would ask that that condition be removed and allow us to -- to retain those two structures and their uses on the property until development. With that I will stand for any questions. McCarvel: Okay. Any questions for the applicant? Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Will there be a time frame that would be acceptable? Because I think there is going to be a balance between -- when you get into development you kind of got to get in and get out and that's kind of -- so, will there an acceptable -- and so I can bounce it off staff for you guys -- time frame wise what are you guys looking at? I just -- it's got to be a balance somewhere in between getting the development going and having housing there. Nickel: And Mr. -- Madam Chair and Mr. Commissioner, the applicant would be willing to do a five year moratorium on that -- or a five year sunset on that -- on those uses if the property doesn't develop within that time frame. Fitzgerald: Thank you. Meridian Planning & Zoning Commission July 12, 2018 Page 7 of 18 McCarvel: I guess -- so, what's the hurry -- what's the urgency of getting into the city now than before it's been marketed and a real plan? Because it looks -- like I mean this plan that is shown is probably not acceptable anyway, because it doesn't show the landscape buffers, the cross to the west -- I mean -- so, we would be not even looking at this plan. So, to change the zoning and -- and do it now, what's the rush? Nickel: Madam Chair and Commissioners, the staff has put a condition of approval that we bring back a revised site plan prior to City Council, which we will do that. The reason for the applicant rezoning the property is so he can market it as a commercial -- as a commercial use. It cuts off three or four months of someone having to go in and do that -- do that additional step, not knowing if the -- if the property is -- is appropriate for the uses. That's one reason we are doing this right now is so we can establish what type of uses can go on the property and a basic concept plan for the property, understanding that it is -- it could change slightly depending on the user, but to establish those cross-accesses now, to establish those uses now, that's -- that's why the applicant has decided to request annexation and rezone at this time. McCarvel: Any other questions for the applicant? Okay. Nickel: Thank you. McCarvel: Thank you. Chris, do we have any public testimony? Johnson: Madam Chair, only Mr. Nickel signed it. McCarvel: Okay. Is there anyone else -- there being no one signed in, is there anyone else in the room who would like to testify on this application? Okay. At this time can I get a motion to -- if there is no more questions for the applicant can I get a motion to close the public hearing for Item H-2018-0057? Holland: So moved. Perreault: Second. McCarvel: It has been moved and seconded to close the public hearing on H-2018- 0057. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. McCarvel: I'm thinking I would like to see a little more done on it versus leaving a lot up in the air again and especially with having potential of five years sitting out there. Wilson: Madam Chair? McCarvel: Commissioner Wilson. Meridian Planning & Zoning Commission July 12, 2018 Page 8 of 18 Wilson: I guess it's staff. I mean I can't remember an instance -- I know we have allowed buildings to remain on -- I mean I think, but the five years -- it just seems like a lot -- okay. Yeah. It's a long time. Fitzgerald: Just for the record, Madam Chair, can we -- Josh, what's the time frame in regards to -- if we approve this now or later, how -- there is not a requirement to do anything on it anytime soon; correct? I mean annexations is when we have the ability to -- to -- we have teeth. We have -- Beach: Yeah. So, what I will say is we typically don't allow folks to annex into the -- into the city and keep structures -- Fitzgerald: Yeah. Beach: -- unless they are going to connect those structures immediately to city utilities -- I don't believe that's their plan and so that's why the condition in there is to remove them and, typically, that long of a sunset -- I'm kind of with you on that, I don't understand what the -- McCarvel: Yeah. Beach: But it will save them some time marketing wise, I guess, to have it be zoned commercial, but without an actual user for the property right now -- I don't understand the rush anyway. That's just my opinion. McCarvel: Yeah. Parsons: Madam Chair, Members of the Commission, the other thing that we have to keep in mind -- and what Josh alluded to in his presentation is they are currently R-1 in the county now, which is a residential district. If this property were to annex in now we are creating a nonconforming use for the city, because we are allowing a residential use in a commercial if it gets approved and we have a C-G. We try not to create those situations for ourselves and Josh did a great job of also letting you know that if a structure is going to stay on the site it really needs to hook up to utilities. The other thing that didn't come up was one of the residents or one of the structure is being used for a small engine repair business. I don't know if that was grandfathered in or approved at the county or not. Maybe the applicant can shed some light on that for you this evening, but that's the other thing, we don't know if that's a legitimate business or not. Again, we don't want to perpetuate that. It's not consistent with the vision of the Ten Mile plan. The other thing that we pointed out into our -- in our staff report as well is that mixed use commercial type properties are meant to be larger in size and we recognize that this is only a small piece of the property. In our staff report, in our comp plan analysis, we tried to share with you that the adjacent property owner to the west went through that process and changed their land use from what was a residential designation to this mixed use commercial. So, that's why we have conditioned the Meridian Planning & Zoning Commission July 12, 2018 Page 9 of 18 applicant to a development agreement that, you know, we are not really keen on this concept plan. We don't think this is going to work for this property at this point. That's why we said once you have a user come back and amend your development agreement again, so we can make sure that we are setting up this property for success for development by providing -- looking at access at that point, looking at pedestrian connectivity with that larger piece to the -- to the west of this property. It really needs all kind -- that's kind of the intent behind the mixed use commercial designation is that it's all being integrated as one project and so with that particular piece to the west that's one of the conditions that staff put on that particular property. When that came before you in 2015 they had a bubble plan. They didn't have any of that refinement for you to take under consideration. So, in that adjacent property owners development agreement they have to come back before City Council and get their concept plan reviewed -- a more detailed concept plan as well. So, I think in this case, yeah, the applicant may not be ready. We have things for you to take into consideration in the staff report as part of the DA, but, really, the applicant needs to come back at some future date to either give us a better understanding or better concept on how this is going to relate to the adjacent properties. But we will leave that up to you. The issues that you have tonight is the concept plan doesn't have some of the things that code requires. We don't have a lot of cross -- cross-access except for the property to the east and, then, we don't know how that adjacent property is going to develop at this point. So, just something to consider as you take this under advisement this evening. McCarvel: I'm feeling just a little bit like we have got cart before the horse here and that -- I don't think it would be a difficult process to come in with the C-G zoning at some point with a plan, but I agree, this -- you know, recommending annexation into the city, which we would love to have you, but I think the plan needs to be a little farther along. Holland: Madam Chair, I tend to agree as well. I think they have -- it's not necessarily a bad project, but I think they have got to do -- they have got to do some due diligence to make sure that they meet their code requirements before they are ready to move forward and, I agree, the structures probably would be a conflict if they were to remain on the site. McCarvel: In a five year sunset -- yeah. A lot can happen between now and then. And they are -- are we ready for a motion? Fitzgerald: Madam Chair, are you thinking you would like them to come back with a concept or are you thinking that we are doing something completely different? Because I -- McCarvel: I mean it doesn't seem like they are at a point where another couple of weeks is going to do it. Fitzgerald: Yeah. McCarvel: I think -- Meridian Planning & Zoning Commission July 12, 2018 Page 10 of 18 Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: I think the ACHD report to be significantly different that are down the road that we -- well, from the -- you know, how they are going to approach the entrance off of Franklin. That could look -- I mean as staff says we are growing, that could look very different even in three years. So, that is of concern for me. McCarvel: Okay. Is that -- or do we have more discussion? Wilson: Madam Chair. I agree. McCarvel: Okay. Wilson: I mean I think there is a -- yeah, I mean I think I agree the five years is -- McCarvel: Okay. Go for it. Wilson: After considering all staff, applicant and public testimony, I move to recommend denial to City Council of file number H-2018-0057 as presented during the hearing date of July 12th, 2018, for the following reasons: The concept plan we don't believe kind of -- is -- meets our vision for the way this area is going to develop and also the -- the proposal that those two structures remain for five years, we don't -- well, I guess that's not a reason. It is. Okay. And the condition -- in the proposal that those two buildings remain. Holland: I will second. McCarvel: It has been moved and seconded to recommend denial of file H-2018-0057. All those in favor say aye. Opposed? Motion of denial carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. C. Public Hearing for Fairbourne Subdivision (H-2018-0052) by Fairbourne Development, LLC Located at the Northwest Corner of W. Chinden Blvd. and N. Black Cat Rd. 1. Request: Rezone of a Portion of Property from R-15 (9.71 Acres), R-8 (39.71 Acres), and C-C (19.48 Acres) to R-8 (62.41 Acres) and CC (6.48 Acres); and 2. Request: Preliminary Plat Consisting of 176 Building Lots and 26 Common Lots on 66.35 Acres of Land in a Proposed R-8 and C-C Zoning District; and Meridian Planning & Zoning Commission July 12, 2018 Page 11 of 18 3. Request: To Be Removed From an Existing Development Agreement and to be Placed in a New, Separate Agreement McCarvel: Okay. So, at this time we would like to open the public hearing for item H- 2018-0052, Fairbourne Development, and we will begin with the staff report. Beach: Madam Chair, Members of the Commission -- so, before you this evening is an application for a rezone, preliminary plat, and to modify an existing development agreement. The site consists of approximately 66.35 acres of land, which is currently zoned R-15, R-8, and C-C, located at the northwest corner of West Chinden and North Black Cat Roads. Adjacent zoning is -- to the north is the Phyllis Canal and agricultural property, which is zoned RUT in Ada county. To the east is a future Black Cat Road and single family residential property in the Tree Farm Subdivision, which is zoned R-4 and R-8 and a commercial nursery zoned C-C and R-15. To the south is Chinden Boulevard and single family residential or agricultural land, zoned RUT, and to the west is agricultural and residential property, zoned R-1 and RUT. In 2006 the subject property was annexed as the Tree Farm Subdivision and was granted approval with R- 15, R-8, and C-C zoning districts and a development agreement was executed upon, annexation into the -- into the city. Several addendums to that DA have been -- been recorded. In 2007 a third addendum to the DA was approved and recorded. They realigned the zoning district boundaries consistent with the approved preliminary plat. The Comprehensive Plan future land use map designation for this property are three. It's medium density residential, low density residential and mixed use community. The subject property is governed by a development agreement that as mentioned earlier the proposed rezone is generally consistent with the concept plan that was approved with the Tree Farm annexation back in 2006 and the applicant is requesting to eliminate the R-15 zoned area and to reduce the C-C zoning designation. The purpose of this reason is to reduce the amount of commercial property and to increase the amount of residential property in the area. The applicant shall provide a concept plan for how the commercial property is going to develop. In the staff report we asked them for that, then, realized that we actually, indeed, already had the concept plan. So, here are two concept plans for what would be that -- the hard northwest corner, the C-C zoned property, and how that would be conceptually developed in the future and, as I said, the applicant is going to be entering into a new development agreement for the property, moving back to the preliminary plat. The site consists of 176 single-family building lots, one commercial lot, and 26 common lots on 66.35 acres of land. The R-8 and C-C zoning districts are appropriate for the proposed development and the gross densities for the subdivision is 2.82 dwelling units per acre. The R-8 portion of the project, without the hard corner that's C-C, is approximately 62.41 acres of land and so, as I said, 176 single-family residential lots. The approximate gross density for the R-8 portion of the project is 2.82 dwelling units, as I said, which is slightly under the target density for the mixed density residential, but a C-C portion of the project consists of one commercial lot and is approximately 4.8 acres in size. The applicant proposes to develop the project in four phases. There are several common drives -- four, in fact, on the project, that will serve each of those -- I will point them out for you if you would like. Meridian Planning & Zoning Commission July 12, 2018 Page 12 of 18 It's not super important at the moment, but there are several. This portion down here on the south side of the project will be slightly more dense than the portion to the north. Chinden Boulevard is a state highway. UDC prohibits access to state highways at locations other than at section line roads or the half mile between -- between the section. The applicant is not proposing to access the state highway. Access for the development will be off of Black Cat Road, which currently is relatively unimproved -- will be required to be improved further with this development and they are providing a few stub streets to the -- to the west. A future development. The applicant is proposing 8.97 acres or approximately 14.4 percent of the development as open space. The applicant is willing to include a clubhouse, a pool, a children's play structure and a pedestrian walking path. Those proposed amenities there. A 35 foot landscape buffer is required. It's considered an entryway corridor and the applicant has proposed to construct that 35 foot landscape buffer. You can kind of see here on the plat there is a - - the landscape buffer is required to be in a common lot with a residential subdivision and as you can see it does not continue along the commercial. There is also required to be a landscape buffer there, but it can be in an easement. The applicant is also required to provide a berm or berm wall combination against the state highway for any residential. So, this whole portion here will be required to have a berm or berm wall as part of the project. Going back to the elevations that were provided. Conceptual elevations. The applicant provided several conceptual elevations that provide a mixture of materials and elevations. Rear sides of structures that face North Black Cat or West Chinden shall incorporate articulation through changes in two or more of the following: Modulation, bays, banding, porches, balconies, material types or other integrated architectural elements to break up monotonous wall plains and roof lines that are visible from either of those roads. Multi-use pathways are required to be constructed along Chinden Boulevard within the public use easement. A certificate of zoning compliance and design review are required for specifically the clubhouse and pool area and as well as any commercial development that happens on that hard corner. We did not receive any comments from the public. Staff is recommending approval and I will stand for any questions you have on the application. McCarvel: Any questions for staff? Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Before we get started, I just want to make sure the Commission knows I live in the corresponding neighborhood next door in Spurwing Greens and I feel like I can be impartial, but I will leave that to my fellow Commissioners. I don't have a problem, but it's up to you guys. McCarvel: I'm good. Perreault: I have no concerns. Meridian Planning & Zoning Commission July 12, 2018 Page 13 of 18 Holland: No concerns. Wilson: Me either. McCarvel: Okay. Fitzgerald: Thank you. Josh, how does this impact the Black Cat improvements on the corner with the Costco development? Beach: I knew you were going to ask that. We got the -- we got the final staff report from ACHD at about 4:45 this afternoon, so I didn't have a ton of time to -- we can pull it up and kind of go through it or I can look through it if you have got any other questions while I do that. I know that there is going to be -- and, Sam, the applicant, can -- can I'm sure address that a little better than I can. I know there are some impacts as far as timing of when that's constructed. I believe that the highway district, in coordination with ITD, is requiring that they build the section from Chinden all the way up to the road -- Fitzgerald: The main entry. Beach: -- Highlander Falls I think is what's required to be constructed. North of that they are not doing anything right now. There is going to be a bridge that goes over the Phyllis Canal eventually. I believe the -- my understanding is it will be a road trust for now. Fire and Police have asked that they provide a gravel access road up there so that they can make sure they can provide emergency services to these lots up here on the corner, but no -- no public road. They had -- I believe the right of way is dedicated or will be, but there won't be a -- there won't be a public road north of that. McCarvel: Any other questions for staff? Okay. Beach: There was a condition from -- Madam Chair, quickly. There was a condition with the Tree Farm Subdivision that -- that was approved to the east that -- how was -- I can't remember what the lot number was, the threshold for when that needed to be filled and they are right at that right now and so that this is going to happen in conjunction with all the property owners in the area. I suspect some of the other properties that are here that are not developed will relatively soon, as they are going to have to pay a bunch of money to build Black Cat Road, so -- Fitzgerald: Thank you. McCarvel: Would the applicant like to come forward. S.Johnson: Thank you, Madam Commissioner, Commissioners, my name is Sam Johnson. 2701 East Pine Avenue in Meridian, Idaho. 83642. I appreciate your time tonight and appreciate working with staff on this application and I'm glad to be before you tonight. We -- we believe that this is going to be a great neighborhood. We want this to be a little bit more than just the standard subdivision and on paper it looks like a Meridian Planning & Zoning Commission July 12, 2018 Page 14 of 18 standard subdivision and we hope that some of the amenities that we are adding and the architectural control and the builder team that we have pulled together will make this a very good neighborhood and community for -- for Meridian. The -- like -- like Josh already mentioned, we decided we wanted to do a little less commercial than what was previously zoned, so we have reduced that down to six and a half acres instead of 19 acres, given with all the commercial development that going on a mile in either direction east and west with Costco at Ten Mile and the Highway 16 connections to the west. We -- we started off with a central park that we feel is a great place to pull the community together in that neighborhood with a pool and clubhouse. We have felt -- felt from the start, as you can see on this drawing -- does this mouse work? I don't see it moving. Do you guys see it -- the mouse or -- there we go. Beach: I can move it. S.Johnson: You got it? Okay. So, on the area to the right side, which is the rim lots, we have -- as I have traveled the country, looked at different communities, one of the things I have admired about other communities is giving some view corridors when you have a rim -- rim lots, such as these, we wanted to provide a little public space for the neighborhood to enjoy that view that's -- that are -- you know, I don't know if 40 to 50 feet higher than the property to the -- to the north on the other side of the Phyllis Canal. So, we have provided that pathway kind of there in the middle of those lots that, then, connects to that part there where the cursor is and the secondary park. There is -- that park sits about ten to 12, maybe 15 feet lower than the lots that are abutting it and those are half acre lots and, then, there is a gentle slope down to the Phyllis Canal. We plan to fence that area and keep the -- keep the neighbors out of the Phyllis Canal and that property, but -- and it states an amphitheater, but that's just one of our concepts is just a secondary park that allows the community and the neighbors to enjoy the views of the -- of that rim versus just a few select people that can afford that -- those rim lots. That also helps create a -- kind of a loop of pathway systems that can help connect the -- the community as a whole. We also have -- starting from the rim at -- with those half acre lots all the way -- fanning down and transitioning down to the lots that are clustered against Chinden, those are as small as 4,000 square foot lots that are on alleys and so we wanted to create a -- a good mix of products within this community. Only being 66 acres we wanted to -- we didn't want everything to be the same and we wanted to be able to provide some various housing types at various price points. Speaking to the intersection -- or to Black Cat Road, we have been working with the adjacent land owners on improving that, because it was just a little -- maybe a thousand feet of -- of unimproved gravel road kind of, so to speak, for many years and that still remains, but that's -- that's changing now. Right there kind of in the middle of the -- of Black Cat where it is -- it has part of the Tree Farm Subdivision that's there for their second phase, that it's just been paved and that's under -- underway now. So, between that -- oh, between the cursor and Highland Falls that area is already installed and I just spoke with the developer of the Tree Farm Subdivision this afternoon. They are planning their third phase and it's under construction now that they -- they have a condition that before they -- signing of that third phase and final phase for them, but they have a 30 foot wide asphalt connection to Chinden and they plan to pave that in August or September here Meridian Planning & Zoning Commission July 12, 2018 Page 15 of 18 coming up soon. That's all the conditions that they have and part of our condition with ACHD is to, again, have that -- have Black Cat improved from Chinden to Highland Falls and, then, north of Highland Falls there is -- there is -- I think Josh alluded to -- ACHD doesn't want any improvements made, except for a gravel access road at this time. They are going to -- they are requiring a -- some funds to put in a road trust from myself, as well as M3 next door. So, the right of way will be dedicated to them prior to final plat signing and so that right of way will be there, but they don't want to improve that, because real no -- no reason to have any access to the homes or anything the way it's designed. But they don't know the exact grading that the road will cross the Phyllis Canal yet. So, they want to wait until they know exactly what's going to happen with the Phyllis Canal bridge and, then, they will build that portion and finish that out of -- that portion of Black Cat. With -- going to the intersection of Black Cat and Chinden, my understanding is Costco has recently entered into and a STARS agreement has now been signed by ITD and the developer of Costco and -- and that neighborhood there next door, they have a condition that states that they are -- before they open their doors they must have a signal at the Black Cat and Chinden intersection. Don't know exactly the timing. Their hope is that they would be opening sometime in 2020. Our condition from ACHD says that we have to have that intersection signaled and improved before our 112th lot, which would be our first -- which would be our third phase. That is the threshold that they came up with out of study -- our traffic study that we submitted many months ago, that we are required to have that intersection signaled either to its full width or to a temporary width by the time we have our -- the signing of our final plat of our 112th lot. With that I don't have anything else to share and I will stand for questions. McCarvel: And do you have a question on -- there was some notes in the staff report about Meridian Police and the Fire had some concerns about that common area being back there where they can't get to it. Are they okay with that gravel road access or -- I mean I kind of like the idea of, you know, having that open space back there for everybody to enjoy I mean I can see some nice benches and -- you know. But are they okay with that plan -- S.Johnson: Yes. I met with the police department who raised the concern a few weeks ago. They -- they are okay and I have got a written approval from them that a 14 foot wide -- a minimum width of 14 feet wide gravel road down to that common area with a Snoopy turnaround is what we have proposed is sufficient for -- for what they are needing to be able to access that common lot. Perreault: Madam Chair? McCarvel: Yes, Jessica. Perreault: On the color plat that was just up I didn't see any kind of landscape buffer between the commercial area and the lots to the west. Is that -- is there going to be anything in there that's going to separate the two? I don't know if that's a requirement. McCarvel: The -- block seven? Meridian Planning & Zoning Commission July 12, 2018 Page 16 of 18 S.Johnson: The -- as part of the condition for the commercial lot -- Perreault: Yeah. That's what I thought. Beach: Commissioner Perreault, I will say that we don't require that with the residential portion. That will come in when that commercial property develops. It's a requirement of that property. S.Johnson: The buffer is depicted in the conceptual layout that we show. Perreault: Okay. Thank you. McCarvel: Any other questions for the applicant? Okay. All right. Thank you. S.Johnson: Thanks. McCarvel: Chris, do we have anybody signed up? Johnson: Two individuals signed in, but neither indicated that they wished to testify. McCarvel: Okay. Is there anybody in the room who would like to testify at this time? Have they changed their mind? Okay. All right. If we don't have any other questions for staff or the applicant, could I get a motion to close a public hearing on item H-2018- 0052. Wilson: So moved. Fitzgerald: Second. McCarvel: It has been moved and seconded to close the public hearing on H-2018- 0052. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. McCarvel: I think this looks pretty sweet. Wilson: Yeah. I was going to -- I mean I -- I don't want to just parrot what the developer said, but I do think that this does -- doesn't look like kind of the -- some of the standard subdivisions we develop and I think kind of considering the expansion and the growth that's happening in Meridian we can be a little choosy in what we expect and I think that this is -- this is a pretty well put together proposal. I think the amenities look really good and I don't think perhaps we could do much better, so I am supportive of this project. Fitzgerald: Madam Chair? Meridian Planning & Zoning Commission July 12, 2018 Page 17 of 18 McCarvel: Commissioner Fitzgerald. Fitzgerald: I agree. I think it's a mixture of -- of types of -- size of lots, the types of houses that can go in there and a grading between -- or the gradient between size of lots up against Chinden all the way to until the rim lots and giving those a different look and the view corridors, even though we don't want to put those into any kind of code, it's something I think that is -- the applicant is taking that into account. I think it's great, because that is a significant difference of -- off the -- out of that hill between -- going to the north and so -- and to allow the -- the neighbors to have a park that runs along the Phyllis Canal is -- I think is great. And so now as they have -- or the requirement from the Police Department and ACHD I think it's -- I think we are dialed in. As long as the applicants are working with the other surrounding neighborhoods, with M3, and, then, the Costco development, I think is -- it sounds like there is some synergy that is a positive for the city. McCarvel: Uh-huh. Holland: Madam Chair? McCarvel: Commissioner Holland. Holland: I was going to say, I tend to agree with the other comments made. I think they have done a nice job of giving a diversity of product out there, so there will be some smaller lots and bigger lots. I guess my only concern would be the amount of congestion that all of the development is going to cause out there off of Black Cat and Chinden, but it sounds like they -- ACHD she has worked with them to figure out when they need to have the timing of that light to meet the demand of how fast that growth is coming in. No other concerns for me. McCarvel: Okay. Fitzgerald: And it also originates back to Tree Farm Way. McCarvel: Yeah. Fitzgerald: Their light, so -- McCarvel: Yeah. I agree. I like the variety of lots. It looks like it was a very well thought out place. Wilson: Am I the -- Madam Chair? McCarvel: Commissioner Wilson. Meridian Planning & Zoning Commission July 12, 2018 Page 18 of 18 Wilson: Let's see if I'm three for three. After considering all staff, applicant and public testimony, I move to recommend approval to City Council of file number H-2018-0052 as presented in the staff report for the hearing date of July 12th, 2018. Fitzgerald: Second. McCarvel: It has been moved and seconded to approve file H-2018-0052. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. McCarvel: Who would like the honors? Fitzgerald: Greg. McCarvel: Want to go four for four? Wilson: No. Fitzgerald: Madam Chair, I move we adjourn. McCarvel: Thank you. Would anybody like to second that? Perreault: Second. McCarvel: It has been moved and seconded that we adjourn the meeting. All those in favor say aye. All those opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT, MEETING ADJOURNED AT 6:50 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED RH DA McCARVEL - CHAIRMAN ATT - CITY CLERK Li 2 1 / �, R6T, g APPROVED o�G tA�� �iiIVUf - E IDIANy-- IDAHO SEAL of the TRE Planning and Zoning Commission Meeting Meeting Date: 7/12/2018 Agenda/Item Number: 2 Project/File Number: l-ype in number Item Title: ADOPTION OF AGENDA u✓ APPROVED Meeting Notes Planning and Zoning Commission Meeting Meeting Date: 7/12/2018 Agenda/Item Number: 3 Project/File Number: 11-ype in number Item Title: APPROVE MINUTES OF JUNE 21, 2018 !\11INUTES Ff APPROVED Meeting Notes 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 R14ONDA McCARVEL - CHAI AN ATTE v Ax— C. AY-60LEqAtITY CLERK 7 1 ./-1- I� DATE APPROVED �jED AUGL J Qo - P ? City of ( ►'l E ID O �I�Ho \.a > � SEAL �P� Planning and Zoning Commission Meeting July 12, 2018 Item #4A: Creamline Park Vicinity/Zoning Map & Future Land Use Map Item #4B: Bainbridge Franklin– Vicinity/Zoning Map Proposed Concept Plan Concept Building Elevations Item #4C: Fairbourne Sub.– Vicinity/Zoning Map Proposed Preliminary Plat Landscape Plan Proposed Amenities Conceptual Building Elevations Commercial Concept Plans Planning and Zoning Commission Meeting Meeting Date: 7/12/2018 Aeenda/Item Number: 4A Project/File Number: H-2018-0051 CREAMLINE PARK Item Tiile: Public Hearing for Creamiine Park (IH -2018-0051) by Volante Investments, LLLP Located at 1480 W. Franklin Rd. 1. Request: Amendment to the Comprehensi,te Flan `.;cure Land Use Map to Change the Land Use Designation on 5.00 Acres of Land From Mixed Use -Community to Industrial 2. Request: Rezone of 8.74 Acres of Land From the C -G to the I -L Zoning District u� APPROYE9 Meeting Notes Details and Signatures For Public Hearing Hearing Date: 7/12/2018 Hearing Type: PZ Item Number: 4-A Project Name: Creamline Park Project No.: H-2018-0051 Active: There are no signatures posted for this meeting type yet. Go Back To List Export To Excel © 2018 - City of Meridian, Idaho Creamline Park – CPAM, RZ (H-2018-0051) PAGE 1 STAFF REPORT HEARING DATE: July 12, 2018 TO: Planning and Zoning Commission FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Creamline Park – CPAM, RZ (H-2018-0051) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Volante Investments, LLLP, has applied for an amendment to the Comprehensive Plan Future Land Use Map (CPAM) to change the land use designation on 8.06 acres of land from Mixed Use - Community to Industrial; and, rezone (RZ) of 8.74 acres of land from the C-G to the I-L zoning district. See Section VII, VIII & IX for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CPAM and RZ applications with the conditions of approval in Exhibit B based on 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 of File Number H-2018-0051 as presented for the hearing date of July 12, 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-2018-0051, as presented in the staff report for the hearing date of July 12, 2018, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2018-0051 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 at 1480 and 1220 W. Franklin Rd. and 71 and 48 N.W. 13th Pl. (Lots 1, 2, 9 and 10, Block 1, Creamline Park Subdivision), in the SW ¼ of Section 12, Township 3 North, Range 1 West. B. Applicant: Volante Investments, LLLP 3084 E. Lanark St. Meridian, ID 83642 Creamline Park – CPAM, RZ (H-2018-0051) PAGE 2 C. Owner: Same as Applicant D. Agent/Contact: Kent Brown, Kent Brown Planning Services 3161 E. Springwood Dr. Meridian, ID 83642 E. 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 rezone. 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 22, 2018 C. Radius notices mailed to properties within 300 feet on: June 15, 2018 D. Applicant posted notice on site by: June 28, 2018 VI. LAND USE A. Existing Land Use(s): The property is currently undeveloped commercial property, zoned C-G. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North & East: Industrial property, zoned I-L South: W. Franklin Rd. and single-family residential properties, zoned R-4 West: Vacant/undeveloped property, zoned C-C C. History of Previous Actions: This property was annexed in 2006 (AZ-06-048) and included in Creamline Park Subdivision as Lots 1, 2, 9 and 10, Block 1 (PP-06-050, FP-07-006). A development agreement was recorded as a provision of annexation (Inst. #107022431). D. Utilities: 1. Location of sewer: The subject site is currently serviceable via existing mainlines that were installed in the public right of ways in and adjacent to the subject parcels. 2. Location of water: The subject site is currently serviceable via existing mainlines that were installed in the public right of ways in and adjacent to the subject parcels. 3. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: The Eight Mile Lateral runs along the north boundary of this site. 2. Hazards: Staff is unaware of any hazards that exist on this site. 3. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District. Creamline Park – CPAM, RZ (H-2018-0051) PAGE 3 VII. COMPREHENSIVE PLAN ANALYSIS CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS: Existing: This property is designated on the Comprehensive Plan Future Land Use Map (FLUM) as Mixed Use – Community (MU-C). The purpose of the MU-C designation is to allocate areas where community- serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings. Non-residential buildings in these areas have a tendency to be larger than in Mixed Use – Neighborhood areas, but not as large as in Mixed Use – Regional areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to, but also walk or bike to (up to 3 or 4 miles). Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted in Figure 3-3 in the Comprehensive Plan (pg. 28). Proposed: The applicant proposes to change the FLUM designation from MU-C to Industrial. The Industrial designation allows a range of industrial uses to support industrial and commercial activities and to develop areas with sufficient urban services. Light industrial uses may include warehouse, storage units, light manufacturing, and incidental retail and office uses. Heavy industrial uses may include processing, manufacturing, warehouses, storage units, and industrial support activities. In all cases, screening, landscaping, and adequate access should be provided. Analysis: When this property (zoned C-G) along with the property to the north (zoned I-L) was annexed, the industrial and commercial districts and anticipated future uses were deemed to be consistent with the MU-C FLUM designation in effect at that time. At that time, no specific zoning districts were identified for the MU-C designation. Transitional uses and flexibility were encouraged and a variety of commercial and residential uses was desired. The I-L and C-G districts were deemed to be appropriate in the MU-C designation as was the concept plan, which depicted a variety of industrial and commercial buildings. Since that time, the MU-C designation in the Comprehensive Plan has been amended and the I-L and C-G zoning districts are not included as appropriate zoning districts, nor are industrial uses. With the proposed rezone of this site from C-G to I-L, it will remove the variety of uses intended to develop within the overall annexation area. For these reasons, Staff recommended the applicant amend the FLUM to change the land use designation to Industrial to support the requested I-L district. The applicant plans to develop the subject lots with industrial flex space type uses, which will be compatible with existing industrial properties to the north and east. Much of the area south of the railroad tracks from Ten Mile Rd. to the City’s east boundary just west of Cloverdale Rd. consists of industrial uses. Staff finds the proposed industrial use of this site is consistent with adjacent uses and appropriate for this area. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): “Encourage industrial development to locate adjacent to existing industrial uses.” (3.06.01C) There are existing industrial developed properties to the north and east of this site. Creamline Park – CPAM, RZ (H-2018-0051) PAGE 4 “Locate industrial and commercial uses where adequate water supply and water pressure are available for fire protection.” (3.04.02A) There is adequate water supply and pressure available to this site for fire protection. “Require all commercial and industrial businesses to install and maintain landscaping.” (2.01.03B) Upon development of the subject lots, landscaping will be required to be installed and maintained in accord with UDC standards. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone(s): The purpose of the I-L District is to provide for convenient employment centers of light manufacturing, research and development, warehousing, and distributing. In accord with the Meridian Comprehensive Plan, the I-L District is intended to encourage the development of industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are operated, entirely, or almost entirely, within enclosed structures. Accessibility to transportation systems is a requirement of this district. B. Schedule of Use: Table 11-2C-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the I-L 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 I-L zoning district. D. Landscaping: Landscaping is required to be provided with development in accord with the standards listed in UDC 11-3B. E. Off-Street Parking: Off-street parking is required in accord with 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 Architectural Standards Manual (ASM). IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: COMPREHENSIVE PLAN MAP AMENDMENT (CPAM): The applicant proposes to amend the future land use map (FLUM) contained in the Comprehensive Plan to change the land use designation on approximately 8.06 acres of land from the Mixed Use - Community to the Industrial designation as shown in Exhibit A.2. The Comprehensive Plan Map Amendment is desired so the applicant can develop industrial, rather than commercial, uses on the subject property. Much of the area between Ten Mile Rd. and the City’s east boundary just west of Cloverdale Rd., south of the railway corridor consists of industrial uses with some commercial uses fronting on Franklin Rd. The applicant’s request for an amendment to the FLUM is based on the adjacent industrial zoning/uses to the north and east, and the shortage of light industrial property in the City. See analysis above in Section VIII for more information. REZONE (RZ): A rezone of 8.74 acres of land from the C-G to the I-L zoning district is proposed consistent with the proposed FLUM designation of Industrial. Creamline Park – CPAM, RZ (H-2018-0051) PAGE 5 The legal description submitted with the application, included in Exhibit A.3, shows the boundaries of the property proposed to be rezoned. Although no development is proposed at this time, the applicant plans to develop the site with warehouse and/or flex space type uses which are listed as a principal permitted use in the I-L district per UDC Table 11-2C-2 and are subject to specific use standards as follows: Flex space: A. Office and/or retail showroom areas shall comprise a minimum of thirty percent (30%) of the structure and/or tenant space. B. Light industry and warehousing shall not comprise more than seventy percent (70%) of the tenant space. C. In the C-C, C-G and M-E Districts, roll-up doors shall not be visible from a public street. This standard is not applicable in the proposed I-L district. D. Except in the I-L and I-H Districts, loading docks are prohibited. E. Retail use shall not exceed twenty five percent (25%) of leasable area in any tenant space. Warehouse: A. Accessory uses allowed: Office not to exceed twenty five percent (25%) and retail sales not to exceed ten percent (10%) of the total enclosed area of the use. B. Outside activity areas shall be located a minimum of three hundred feet (300') from any property line adjoining a residence or a residential district. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Future development of the subject property is required to comply with the above standards. There is an existing development agreement (DA) for this site that governs future development (Inst. 107022431). Because the property is zoned C-G and was previously planned to develop with commercial uses, the DA needs to be amended consistent with the proposed zoning and industrial use of the property. A DA modification application should be submitted by the Applicant to be heard by City Council concurrent with the rezone request. As part of the DA modification application, staff will determine which DA provisions need to be modified and/or removed and include any new ones that may be necessary to ensure the project is compatible with adjacent land uses. Staff recommends approval of the subject applications with the comments listed in Exhibit B per the Findings in Exhibit C. X. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Existing & Proposed Future Land Use Map 3. Legal Description & Exhibit Map of Rezone Area B. Agency Comments C. Required Findings from Unified Development Code Creamline Park – CPAM, RZ (H-2018-0051) PAGE 6 Exhibit A.1: Vicinity/Zoning Map Creamline Park – CPAM, RZ (H-2018-0051) PAGE 7 Exhibit A.2: Existing & Proposed Future Land Use Map Creamline Park – CPAM, RZ (H-2018-0051) PAGE 8 Exhibit A.3: Legal Description & Exhibit Map of Rezone Area Creamline Park – CPAM, RZ (H-2018-0051) PAGE 9 Creamline Park – CPAM, RZ (H-2018-0051) PAGE 10 B. Agency Comments 1. PLANNING DIVISION 1.1. A modification to the existing development agreement (Inst. 107022431) is required consistent with the proposed rezone. Rezone of the subject property is contingent upon City Council approving a modification to the development agreement. 2. PUBLIC WORKS DEPARTMENT 2.1 A street light plan will need to be included in any 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 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. PARKS DEPARTMENT 5.1 The Park’s Department has no comment on this application. 6. ADA COUNTY HIGHWAY DISTRICT A staff report has not been received from ACHD on this application. Creamline Park – CPAM, RZ (H-2018-0051) PAGE 11 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 industrial uses on this site will be compatible with existing industrial uses in this area. 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 adjacent existing and future industrial and commercial uses. f. The proposed amendment will not burden existing and planned service capabilities. Staff finds that the proposed amendment will not burden existing and planned service capabilities in this area of the city. Sewer and water services exist to these lots. 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 industrial use 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 amends the existing development agreement to allow for the proposed zoning and future industrial use of the property. Creamline Park – CPAM, RZ (H-2018-0051) PAGE 12 3. 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 8.74 acre property with an I-L zoning district to develop flex space/warehouse types uses. Staff finds that the proposed map amendment complies with the provisions of the Comprehensive Plan and should be compatible with adjacent industrial and commercial 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 I-L zoning district is consistent with the purpose statement for the Light Industrial 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 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). This finding is not applicable as the request is for a rezone, not annexation. City of Meridian - Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 7/12/2018 Hearing Type: PZ Item Number: 4-A Project Name: Creamline Park Project No.: H-2018-0051 Active: ❑./ There are no signatures posted for this meeting type yet. Go Back To List Export To Excel © 2018 - City of Meridian, Idaho Page I of 1 Changes to Agenda: None Item #4A: Creamline Park— CPAM, RZ (H-2018-0051) Application(s): ➢ Comprehensive Plan Map Amendment ➢ Rezone Size of property, existing zoning, and location: This site consists of 8.06 acres of land, zoned C -G, located on the north side of W. Franklin Rd., just east of Linder Rd. Adjacent Land Use & Zoning: North & East: Industrial property, zoned I -L South: W. Franklin Rd. & SFR properties, zoned R-4 West: Vacant/undeveloped property, zoned C -C History: This property was annexed in 2006 and included in the subdivision plat for Creamline Park Subdivision. A DA was required as a provision of annexation. Comprehensive Plan FLUM Designation: MU -C Summary of Request: The applicant proposes to amend the FLUM contained in the Comp Plan to change the land use designation on approximately 8.06 acres of land from the MU -C to the Industrial designation. The amendment is desired so the applicant can develop industrial rather than commercial uses on the property. Much of the area between Ten Mile Rd. & the City's east boundary just west of Cloverdale south of the railway corridor consists of industrial uses with some commercial uses fronting on Franklin Rd. The applicant's request is based on the adjacent industrial zoning/uses to the north & east, and the shortage of light industrial property in the City. A rezone of 8.74 acres is also proposed from the C -G to the I -L zoning district consistent with the proposed FLUM designation of Industrial. Although no development is proposed at this time, the applicant plans to develop the site with warehouse and/or flex space type uses which are listed as a principal permitted use in the I -L district. There is an existing DA for this site that governs future development. Because the property is zoned C -G & was previously planned to develop with commercial uses, the DA needs to be amended consistent with the proposed zoning & industrial use of the property. Written Testimony: Brad Miller, Applicant (in agreement w/staff report) Staff Recommendation: Approval w/the requirement of an amendment to the DA 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- 2018-0051, as presented in the staff report for the hearing date of July 12, 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- 0051, as presented during the hearing on July 12, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0051 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 Meeting Date: 7/12/2018 Agenda/Item Number: 46 Project/File Number: H-2018-0057 BAINBRIDGE FRANKLIN Item Title: Public Hearing for Bainbridge Franklin, (H-2018-0057) by Steve Bainbridge Located at 2075 and 2155 W. Franklin Rd. 1. Request: Annexation and Zoning of 3.68 Acres of l -and with a CG Zoning District �f `-omeAd De",, �, I b C . (- Meeting Nates Details and Signatures For Public Hearing Hearing Date: 7/12/2018 Hearing Type: PZ Item Number: 4-B Project Name: Bainbridge Franklin Project No.: H-2018-0057 Active: Sig Sh anature Name Address City -State -Zip For Against Neutral I Wish To Testify Sign In Date/Time wn Nickel X 7/12/2018 5:38:13 PM Go Back To List Export To Excel © 2018 - City of Meridian, Idaho Go Back To List Export To Excel © 2018 - City of Meridian, Idaho Bainbridge Franklin – AZ PAGE 1 STAFF REPORT Hearing Date: July 12, 2018 TO: Planning and Zoning Commission FROM: Josh Beach, Associate City Planner (208) 884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2018-0057 – Bainbridge Franklin – AZ 1. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Steve Bainbridge has submitted an application for annexation and zoning (AZ) of 3.68 acres of land with a C-G zoning district. 2. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ application with the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D. 3. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval of File Number H-2018-0057 to City Council as presented in staff report for the hearing date of July 12, 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-2018-0057 to City Council as presented in staff report for the hearing date of July 12, 2018 for the following reasons: (You should state specific reason(s) for denial.) Continuance I move to continue File Numbers H-2018-0057 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 2075 and 2155 W. Franklin Road. The site is located in the NE ¼ of Section 14, Township 3N., Range 1W. b. Owner/Applicant: Steve Bainbridge 2576 W. Piazza Drive Meridian, ID 83646 c. Representative: Shawn L. Nickel, SLN Planning P. O. Box 1595 Eagle, ID 83616 Bainbridge Franklin – AZ PAGE 2 d. Applicant's Request: Please see applicant’s narrative for this information. 5. PROCESS FACTS a. The subject application is for annexation and zoning. 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 22, 2018 c. Radius notices mailed to properties within 300 feet on: June 15, 2018 d. Applicant posted notice on site by: June 29, 2018 6. LAND USE a. Existing Land Use(s): The subject property consists of rural residential land; zoned R1 in Ada County. b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning: North: Industrial property, zoned I-L East: Twelve Oaks Villas, zoned C-C and TN-R South: Vacant commercial property, zoned C-C West: Vacant commercial property, Zoned C-C c. History of Previous Actions: None d. Utilities: 1. Public Works: Location of sewer: A sanitary sewer main intended to provide service to the proposed development currently exists adjacent to the parcel in W. Franklin Road. Location of water: A water main intended to provide service to the proposed development currently exists adjacent to the parcel in W. Franklin Road. Reclaimed Water: A reclaimed water intended to provide service to the proposed development currently exists adjacent to the parcel in W. Franklin Road. Issues or concerns: None. e. Physical Features: 1. Canals/Ditches Irrigation: The Vaugh Lateral runs adjacent to the south side of the property. 2. Hazards: Staff is unaware of any hazards that may exist on the site. 3. Flood Plain: This property is not within the floodplain overlay district. 7. COMPREHENSIVE PLAN POLICIES AND GOALS The subject property is designated Mixed Use – Commercial (MU-COM) on the Comprehensive Plan Future Land Use Map (FLUM). MU-C designated areas are intended for the development of a mix of office, retail, recreational, employment and other miscellaneous uses, with supporting multi-family or single-family attached residential uses. The horizontal and vertical integration of residential uses is also essential in this area. This designation requires developments to integrate the three major use categories: residential, commercial, and employment. In MU-C areas, 3 more significant uses also tend Bainbridge Franklin – AZ PAGE 3 to be larger scale projects. Traditional neighborhood design concepts with a strong pedestrian- oriented focus are essential. Development should exhibit quality building and site design and an attractive pedestrian environment with a strong street character. An overall target density of 8 -12 dwelling units (d.u.) per (/) acre is desired, with higher densities allowed in individual projects. No more than 30% of the ground level development within the MU-C designation should be used for residences. (See pg. 3-9 for more information.) While not necessarily the burden of this application, it should be understood that cumulative changes to this area of the TMISAP have occured, east of Ten Mile Road.The cumulative changes have resulted in an increase in more commercial property and less residential densities than originally evisoned for the area. The most recent being, the Calnon project that was approved in 2015, which changed the Comprehensive Plan designation on the south and west boundaries of this property from Medium-High Density Residential to Mixed Use Commercial. Because the adjacent property is a much larger parcel, staff anticipates a mix of employment, retail and other residential uses developing on this property. The recorded development agreement requires a more detailed concept plan that demonstrates compliance with the MU-C land use designation.. For these reasons, full compliance with the TMISAPis not achievable , so in order to ensure compliance/consistency with adjacent developments, staff recommends that the applicant apply for a development agreement modification with a revised concept plan once an end-user is identified and prior to approval of their first certificate of zoning compliance for the property. The applicant proposes to annex the site with a C-G zoning district which is an appropriate zoning district for an MU-COM designated area. The site is proposed to develop with seven (7) commercial pad sites. This project is part of a larger MU-COM, so staff does envision a mix of uses developing in the area. The properties to the east are the same mixed us commercial designation and with the increased residential uses in the area, additional commercial uses may be required to serve those use. There is a mix of commercial and industrial near the intersection of Franklin and Linder Roads and a multi-family development is approved for the parcel immediately to the east of the subject property. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics): “Plan for a variety of commercial and retail opportunities within the Impact Area.” (3.05.01J) With the increase of residential units in the area, the proposed commercial project will contribute to the variety of uses in this part of 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) The proposed development is contiguous to annexed parcels and city services are available. Staff is of the opinion that the proposed use is generally consistent with the Comprehensive Plan and the surrounding uses based on the analysis above if the developed in accord with the conditions of approval in this report. 8. UNIFIED DEVELOPMENT CODE Bainbridge Franklin – AZ PAGE 4 A. Purpose Statement of Zone: The purpose of the C-G district is to provide for the retail and service needs of the community in accordance with the Meridian Comprehensive Plan. 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 commercial development is a principally permitted use in the C-G zoning district. C. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in UDC Table 11-2B-3 for the proposed C-G zoning district. D. Landscaping: Per UDC 11-3B-9, a 25-foot landscape buffer is required adjacent to the multi- family development along the east boundary. Per UDC 11-2B-3 and 11-3B-7, a 25 foot landscape buffer is required along W. Franklin Road. E. Off-Street Parking: As proposed, there is no off-street parking required or proposed for this project. 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 guidelines listed in the Architectural Standards Manual (ASM). 9. ANALYSIS Analysis of Facts Leading to Staff Recommendation: 1. AZ: The applicant requests annexation and zoning of 3.68 acres of land with a C-G zoning district, consistent with the MU-COM land use designation. 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 and recommended by staff with this application, staff recommends a DA is required as a provision of annexation with the provisions included in Exhibit B as follows: Prior to any development occurring on the subject property, the applicant shall modify the development agreement to include a more detailed conceptual development plan for the site that is consistent with the MU-C land use designation. A mix of uses from each major use category (i.e. commercial, residential, employment) shall be provided as set forth in the Ten Mile Interchange Specific Area Plan (TMISAP). No more than 30% of the ground level development within the MU-C designation shall be used for residences. The existing structures shall be removed from the site immediately upon annexation. Future development of this site shall be consistent with the land use, transportation and design elements contained in the Ten Mile Interchange Specific Area Plan (TMISAP) and the design standards in effect at the time of Certificate of Zoning Compliance application. A cross-access/ingress-egress easement(s) shall be granted to the property to the west (parcel #S1214120710) and to the property to the east (parcel #R8580480020) via a note on the plat and/or a separate recorded agreement prior to signature on the final plat by the City Engineer. Cross-access shall also be granted between future lots within this development as applicable. Bainbridge Franklin – AZ PAGE 5 Sidewalks shall be provided internally along one side of all major drive aisles for pedestrian connectivity within the development. Conceptual site plan: A site plan was submitted, included in Exhibit A.2 that depicts seven (7) commercial pad sites. The design of the site should comply with the design review standards listed in UDC 11-3A-19 and the guidelines contained in the Architectural Standards Manual. The applicant is also proposing to provide a cross access to the Twleve Oaks multi-family project to the east. Staff is also recommending that the applicant provide a cross-acces eeasement to the west as well. Staff has the following comments on the proposed conceptual plan: 1. The conceptual site plan does not show reflect the required 25 foot buffer along the east boundary of the project. This requirement will impact the layout of the site. 2. The parking located immediately as you enter the parcel from Franklin should be eliminated as to not cause traffic problems with vehicles entering the development. Landscaping: A landscape plan was not submitted with this application. There is a 25-foot landscape buffer required adjacent to the multi-family project (12 Oaks) that is adjacent to the east side of this property; and a 25 foot landscape buffer is required along the Franklin Road frontage. Existing building/uses: All of the existing buildings on the site shall be removed and any existing business located on the property shall cease immediately upon annexation. Parking: Based on the conceptual site plan, there will be approximately 40,600 square feet. Per UDC 11-3C-6 one parking space is required per 500 s.f. of building area. In this case, that amounts to 82 required parking spaces. The conceptual site plan as contains 115 parking spaces, which is in compliance with UDC requirements. Access: Direct access to W. Franklin Road is proposed for the development. As mentioned above, the multi-family project to the east provided cross-access to this site, so this project will be required to reciprocate that cross-access easement. The cross access will provide increased access in the area. Permitted Uses: Staff feels that limiting the allowable uses on the property is prudent due to the potential for uses that would adversely impact the surrounding residential uses. Staff recommends that only those uses designated as permitted in UDC11-2B-2 be allowed with additional restriction from Arts, entertainment or recreation facility, outdoor, Dispatch center for mobile service, Recreational vehicle park, Vehicle repair minor, Vehicle sales or rental and service, Vehicle washing facility, Wireless communication facility, Wireless communication facility, amateur radio antenna and that drinking establishments be allowed through a conditional use permit. Utilities: Sanitary sewer service to the proposed development will only be needed for the manager’s office adjacent to N. Ten Mile Road, and therefore no new mainlines will be needed. Though sewer is not required for this portion of the Stor-It facility, water is required. The property to the north was recently approved as a self-storage facility, and with that, staff required that applicant to stub water to the south property line. The applicant will need to coordinate with that property owner and public works to construct water mains to and through the project from the existing mainline in N. Ten Mile Road. Building Elevations: Structures within the proposed development that are visible from the street or abutting properties are required to comply with the design review standards set forth in UDC 11-3A-19 and the guidelines contained in the Architectural Standards Manual. Bainbridge Franklin – AZ PAGE 6 Building materials for the proposed structures appear to be a mixture of stucco and stone with a mixture of roofing styles. 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 Architectural Standards Manual. In summary staff finds the proposed project complies with the future land use map and applicable policies of the Comprehensive Plan and the UDC with the conditions of approval listed in Exhibit B. Based on the aforementioned analysis, staff recommends approval of the subject application. 10. EXHIBITS A. Drawings 1. Vicinity Map 2. Conceptual Site Plan (dated: 5/16/2018) 3. Proposed Elevations B. Conditions of Approval C. Legal Description and Exhibit Map D. Required Findings from Unified Development Code Bainbridge Franklin – AZ PAGE 20 A. Drawings 1. Vicinity/Zoning Map Bainbridge Franklin – AZ PAGE 21 2. Conceptual Site Plan (NOT APPROVED) (dated: 5/16/2018) Bainbridge Franklin – AZ PAGE 22 3. Proposed Elevations Bainbridge Franklin – AZ PAGE 23 B. Conditions of Approval 1. PLANNING DIVISION 1.1.1 A Development Agreement (DA) is required as a provision of annexation and zoning of this property. Prior to annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of ordinance adoption, and the developer. A Certificate of Zoning Compliance application will not be accepted until the ordinance and development agreement are recorded. 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, approved by City Council and recorded. The DA shall, at minimum, incorporate the following provisions: a. Future development of the site shall be consistent with the design standards listed in UDC 11- 3A-19 and the guidelines in the City of Meridian Architectural Standards Manual (or any updated versions thereof). b. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of development. c. Design elements compatible with the matrix on page 3-49 of the TMISAP for the MU-C designated area shall be provided with development as follows: Architecture & Heritage (3- 32); Street-Oriented Design – Commercial & Mixed Use buildings (3-33); Buildings to Scale (3-34); Neighborhood Design (3-36); Building Form and Character – Building Facades, Building Heights (general limit of 4 stories, first floor ceiling heights for retail), Base, Body and Top, Frontage (commercial retail frontage, live/work unit frontage, urban residential frontage in commercial districts), Roofs (flat, pitched) (3-37 thru 3-41); Building Details – Screening of Mechanical Units and Service Areas, Awnings and Canopies (MU-C only) (3- 41 thru 3-45); Signs (3-46); and Public Art (3-47).. d. Prior to any development occurring on the subject property, the applicant shall modify the development agreement to include a more detailed conceptual development plan for the site that is consistent with the MU-C land use designation. e. All of the existing buildings on the site shall be removed and any existing business located on the property shall cease immediately upon annexation. f. A cross-access/ingress-egress easement(s) shall be granted to the property to the west (parcel #S1214120710) and to the property to the east (parcel #R8580480020) in accord with UDC 11-3A-3. g. A pedestrian access shall be provided to both the parcel to the west and to the east in order to facilitate pedestrian traffic through the area. h. The only uses allowable within the development are restaurants, retail, office (which include personal and professional services), vertically integrated residential project. i. Future development of this site shall be consistent with the land use, transportation and design elements contained in the Ten Mile Interchange Specific Area Plan (TMISAP) and the design standards in effect at the time of Certificate of Zoning Compliance application. 1.1.2 Prior to the City Council hearing, the applicant shall provide an updated landscape plan showing the required 25 foot landscape buffer along Franklin Road. The parking that is currently proposed within the 25 foot are shall be eliminated. Bainbridge Franklin – AZ PAGE 24 1.1.3 The parking located immediately as you enter the parcel from Franklin shall be eliminated as to not cause traffic problems with vehicles entering the development. 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 Existing domestic wells within the project area must be properly abandoned per General Condition of Approval 2.2.7. 2.1.3 Any existing sanitary sewer and/or water mainline stubs into the subject parcels that are not proposed to be used must be properly abandoned per the City of Meridian Standards. 2.1.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). By entering into a development agreement with the City of Meridian, the applicant agrees to use the City of Meridians recycled water supply as the primary source of irrigation water. Further, the applicant agrees to provide for secondary backup water to provide service when recycled water is not available. Once development plans have been submitted to the city for review, the city will model the recycled water system and make a final determination regarding our ability to supply reclaimed water to the development. If the city can serve the development with recycled water then recycled water must be utilized as the primary source of irrigation water and a secondary or backup source must also be provided. If the city can’t serve the development then the primary source of irrigation water should come from surface water irrigation sources if available. 2.1.5 The applicant shall be responsible to construct the recycled irrigation system in accordance with Department of Environmental Quality (DEQ) recycled water rules and regulations, and Division 1200 of the City of Meridian Supplemental Specifications and Drawings to the Idaho Standards for Public Works Construction. These requirements do not wave the applicants responsibilities or obligations to irrigation districts that may be able to provide surface water to the development. 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 Bainbridge Franklin – AZ PAGE 25 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. 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. Bainbridge Franklin – AZ PAGE 26 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. 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 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. 3.2 Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least two means of fire apparatus access for each structure. The access roads shall be placed a distance apart equal to not less than one half of the length of the overall diagonal dimension of the property or area to be served, measured in a straight line as set forth in International Fire Code Appendix D104.1. 3.3 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. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to this application. 5. PARKS DEPARTMENT 5.1 The Parks Department has no concerns related to this application. Bainbridge Franklin – AZ PAGE 27 6. REPUBLIC SERVICES 6.1 Republic Services has no comment on this application, 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Comments have not yet been received from ACHD on this application. Bainbridge Franklin – AZ PAGE 28 C. Legal Description and Exhibit Map Bainbridge Franklin – AZ PAGE 29 Bainbridge Franklin – AZ PAGE 30 D. Required Findings from Unified Development Code 1. Annexation & Zoning Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; Staff finds the proposed annexation to C-G is consistent with the proposed MU-COM future land use designation. 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 industrial districts and the proposed uses will provide a needed service to area residents. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare if the applicant complies with conditions outlined in this report. However, 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). Per the above findings, Staff feels the proposed annexation is in the best interest of the City if the applicant enters into a DA with the City and develops the property as outlined in Exhibit B above. City of Meridian - Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 7/12/2018 Hearing Type: PZ Item Number: 4-B Project Name: Bainbridge Franklin Project No.: H-2018-0057 Active: ❑./ Signature Name For Against Neutral I Wish To Testify Sign In Date/Time Shawn Nickel X 7/12/2018 5:38:13 PM Go Back To List Export To Excel © 2018 - City of Meridian, Idaho Page 1 of 1 Item #4B: Bainbridge Franklin (H-2018-0057) Application(s): ➢ Annexation Size of property, existing zoning, and location: This site consists of 3.68 acres of land, zoned RUT, located at 2075 and 2155 W. Franklin Road. Adjacent Land Use & Zoning: North: Industrial property, zoned I -L East: Twelve Oaks Villas, zoned C -C and TN -R South: Vacant commercial property, zoned C -C West: Vacant commercial property, Zoned C -C History: None Comprehensive Plan FLUM Designation: Mixed Use Commercial Summary of Request: The applicant requests annexation and zoning of 3.68 acres of land with a C -G zoning district, consistent with the MU -COM land use designation. The legal description submitted with the application 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 and recommended by staff with this application, staff recommends a DA is required as a provision of annexation with the provisions included as follows: • Prior to any development occurring on the subject property, the applicant shall modify the development agreement to include a more detailed conceptual development plan for the site that is consistent with the MU -C land use designation. A mix of uses from each major use category (i.e. commercial, residential, employment) shall be provided as set forth in the Ten Mile Interchange Specific Area Plan (TMISAP). No more than 30% of the ground level development within the MU -C designation shall be used for residences. • The existing structures shall be removed from the site immediately upon annexation. • Future development of this site shall be consistent with the land use, transportation and design elements contained in the Ten Mile Interchange Specific Area Plan (TMISAP) and the design standards in effect at the time of Certificate of Zoning Compliance application. • A cross-access/ingress-egress easement(s) shall be granted to the property to the west (parcel #S1214120710) and to the property to the east (parcel #R8580480020) via a note on the plat and/or a separate recorded agreement prior to signature on the final plat by the City Engineer. Cross -access shall also be granted between future lots within this development as applicable, • Sidewalks shall be provided internally along one side of all major drive aisles for pedestrian connectivity within the development. Conceptual site plan: A site plan was submitted that depicts seven (7) commercial pad sites. The design of the site should comply with the design review standards listed in UDC 11-3A-19 and the guidelines contained in the Architectural Standards Manual. The applicant is also proposing to provide a cross access to the Twleve Oaks multi -family project to the east. Staff is also recommending that the applicant provide a cross -access easement to the west as well. Staff has the following comments on the proposed conceptual plan: 1. The conceptual site plan does not show reflect the required 25 foot buffer along the east boundary of the project. This requirement will impact the layout of the site. 2. The parking located immediately as you enter the parcel from Franklin should be eliminated as to not cause traffic problems with vehicles entering the development. Landscaping: A landscape plan was not submitted with this application. There is a 25 -foot landscape buffer required adjacent to the multi -family project (12 Oaks) that is adjacent to the east side of this property; and a 25 foot landscape buffer is required along the Franklin Road frontage. Existing building/uses: All of the existing buildings on the site shall be removed and any existing business located on the property shall cease immediately upon annexation. Parking: Based on the conceptual site plan, there will be approximately 40,600 square feet. Per UDC 11-3C-6 one parking space is required per 500 s,f. of building area. In this case, that amounts to 82 required parking spaces. The conceptual site plan as shown contains 115 parking spaces, which is in compliance with UDC requirements. Access: Direct access to W. Franklin Road is proposed for the development. As mentioned above, the multi -family project to the east provided cross -access to this site, so this project will be required to reciprocate that cross -access easement. The cross access will provide increased access in the area. Permitted Uses: Staff feels that limiting the allowable uses on the property is prudent due to the potential for uses that would adversely impact the surrounding residential uses. Staff recommends that only those uses designated as permitted in UDC11-213-2 be allowed with additional restriction from Arts, entertainment or recreation facility, outdoor, Dispatch center for mobile service, Recreational vehicle park, Vehicle repair minor, Vehicle sales or rental and service, Vehicle washing facility, Wireless communication facility, Wireless communication facility, amateur radio antenna and that drinking establishments be allowed through a conditional use permit. Building Elevations: Structures within the proposed development that are visible from the street or abutting properties are required to comply with the design review standards set forth in UDC 11-3A-19 and the guidelines contained in the Architectural Standards Manual. Building materials for the proposed structures appear to be a mixture of stucco and stone with a mixture of roofing styles. 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 Architectural Standards Manual. Written Testimony: None 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- 2018-0057, as presented in the staff report for the hearing date of July 12, 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- 0057, as presented during the hearing on July 12, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0057 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reasons) for continuance) Planning and toning Commission Meeting Meeting Date: 7/12/2018 Agenda/Item Number: 4C Project/File Number: H-2018-0052 Item Title: Public Hearing for Fairbourne Subdivision (H-2018-0052) by Fairbourne Development; LLC Located at the Northwest Corner of W. Chinden Blvd. and N. Black Cat Rd. 1. Request: Rezone of a Portion of Property from R-15 (0.71 Acres), R-8 (39.71 Acres), and C --C (19.43 Acres) to R-8 (62.41 Acres) and CC (6.48 Acres); and 2. Request: Preliminary Plat Consisting of 176 Buildi, ng Lots and 26 Common Lots on 66.,j5 Acres of Land in a Proposed R-8 and CC Zoning District; and 3. Request: To Be Removed From an Existing Development Agreement and to be Placed in a New, Separate Agrec..rnent Nleeting Notes �✓ pPPflOVE� Details and Signatures For Public Hearing Hearing Date: 7/12/2018 Hearing Type: PZ Item Number: 4-C Project Name: Fairbourne Subdivision Project No.: H-2018-0052 Active: Signature Name Address City -State -Zip For Against Neutral I Wish To Testify Sign In Date/Time Val Stack X 7/12/2018 5:54:45 PM Malia goes X 7/12/2018 5:55:29 PM Go Back To List Export To Excel © 2018 - City of Meridian, Idaho Fairbourne Subdivision H-2018-0052 Page 1 of 25 STAFF REPORT Hearing Date: July 12, 2018 TO: Planning and Zoning Commission FROM: Josh Beach, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2018-0052 – Fairbourne Subdivision I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Fairbourne Development, LLC, has submitted a request for the following: Request for rezone a portion of property from R-15 (9.71 acres), R-8 (39.71 acres), and C-C (19.48 acres) to R-8 (62.41 acres) and C-C (6.48 acres) A preliminary plat consisting of 176 single-family building lots, 1 commercial building lot and 26 common lots on 66.35 acres of land. A development agreement modification to be removed from the existing development agreement and to be placed in a new, separate agreement. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed applications with the conditions listed 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-2018-0052 as presented in staff report for the hearing date of July 12, 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-2018-0052 as presented in staff report for the hearing date of July 12, 2018, for the following reasons: (You should state specific reason(s) for denial.) Continuance I move to continue File Number H-2018-0052 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 the NWC of W. Chinden Blvd and N. Black Cat Road, in the SE ¼ of Section 21, Township 4N., Range 1W. B. Owners: HBU Investments MDC, LLC 2701 E. Pine Ave 4740 W. Chinden Blvd Fairbourne Subdivision H-2018-0052 Page 2 of 25 Meridian, ID 83642 Meridian, ID 83646 C. Applicant: Fairbourne Development, LLC 2701 E. Pine Ave. 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 rezone, preliminary plat and a development agreement modification. 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: June 22, 2018 (Commission); C. Radius notices mailed to properties within 300 feet on: June 15, 2018 (Commission); D. Applicant posted notice on site(s) on: July 2, 2018 (Commission); VI. LAND USE A. Existing Land Use(s) and Zoning: The land is undeveloped and the recent use has been agricultural. The property does have structures on it that will be removed as part of the proposed development. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Phyllis Canal; Agricultural property, zoned RUT (Ada County) 2. East: Single-family residential property in the Tree Farm Subdivision, zoned R-4 and R-8 respectively, and a commercial nursery, zoned C-C and R-15 3. South: Chinden Blvd and Single-family residences/agricultural land, zoned RUT (Ada County). 4. West: Agricultural and residential, zoned R1 and RUT C. History of Previous Actions: In 2006, the subject property was annexed as the Tree Farm (AZ-06-004 and AZ-06-050) and was granted approval with R-15, R-8 and C-C zoning districts. A Development Agreement (DA) (#106151218) was executed upon annexation of the property. Several addendums to the DA have also been recorded (#107025555 and #107141993). In 2007, a third addendum to the DA was approved and recorded (#107141993) that realigned the zoning district boundaries consistent with the approved preliminary plat. D. Utilities: 1. Public Works: Location of sewer: The sanitary sewer trunk intended to provide service to this development currently exists in N. Black Cat Road. Location of water: Domestic water service to this development will be provided by Suez Water Idaho, formerly United Water of Idaho. Issues or concerns: None E. Physical Features: Fairbourne Subdivision H-2018-0052 Page 3 of 25 1. Canals/Ditches Irrigation: There is some existing irrigation infrastructure that crosses the property near the southwest corner. 2. Hazards: Staff is not aware of any hazards that exist on the property. 3. Flood Plain: There are no designated flood plains on the subject property. 4. Topography: This site is generally flat, except along the rim. VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated “Medium Density Residential,” “Low Density Residential” and “Mixed Use Community” on the Comprehensive Plan Future Land Use Map. Medium density residential areas are anticipated to contain between three and eight dwellings per acre. Low density residential areas are anticipated to contain up to three dwellings per acre. The proposed preliminary plat includes 176 single-family lots and 1 commercial lot on 66.35 acres for a total gross density of 2.82 dwelling units/acre. The Meridian Comprehensive plan provides guidelines for residential development within ¼ mile of the rim. The Comprehensive Plan suggests that lot sizes in this area should range from one half to one acre in size. Even though the 2.82 dwelling units per acre is below the Comprehensive Plan designation for the “Medium Density Residential” portion, it is important to note that when this property was annexed, a specific concept plan for this entire Tree Farm area was approved by the City Council. The proposed preliminary plat is generally consistent with that concept plan for this portion of the overall annexation area. Thus, staff is of the opinion that the application is compliant with the recommended density for this area as shown on the conceptual plan. The applicant is providing a mixture of lot sizes in order to provide greater housing diversity in the area. The southern 20 acres of the property is designated Mixed Use – Community (MU-C) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. Fairbourne Subdivision H-2018-0052 Page 4 of 25 MU-C: The purpose of the MU-C designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings. Goods and services in these areas tend to be of the variety that people will mainly travel by car to, but also walk or bike to (up to 3 or 4 miles). Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted as Figure 3-3 in the Comprehensive Plan below. Developments should have a mix of at least 3 land use types [i.e. commercial (includes retail, restaurants, etc.), office, residential, civic (includes public open space, parks, entertainment venues, etc.), and industrial]; residential uses should comprise a minimum of 20% of the development area at densities ranging from 6 to 15 units/acre; non-residential buildings should be proportional to and blend in with adjacent residential buildings; vertically integrated structures are encouraged; supportive and proportional public and/or quasi-public spaces and places including but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools that comprise a minimum of 5% of the development area are required. • The site plan should depict a transitional use and/or landscaped buffering between commercial and low- or medium-density residential development. • A mixed-use project should include at least three types of land uses. Exceptions may be granted for smaller sites on a case-by-case basis. The proposed development consists of commercial and residential uses; because the site is fairly small, staff is not recommending a third land use type is provided. Further, because this property is part of a larger mixed-use area, additional land use types should be provided within the overall designation. • Community-serving facilities such as hospitals, churches, schools, parks, daycares, civic buildings, or public safety facilities are expected in larger mixed-use developments. Because this is a smaller mixed-use development, staff does not recommend these types of facilities are required on this site. Supportive and proportional public and/or quasi-public spaces and places including but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools are expected; outdoor seating areas at restaurants do not count. The applicant has not provided a concept plan, so staff is unaware of whether the applicant will provide these places. Fairbourne Subdivision H-2018-0052 Page 5 of 25 • All mixed-use projects should be directly accessible to neighborhoods within the section by both vehicles and pedestrians. The applicant is proposing a pedestrian pathway from the residential development to the east of the proposed C-C zoned parcel. • Street sections consistent with the Ada County Highway District Master Street Map are required within the Unified Development Code. The applicant has coordinated extensively with ACHD on the roads and will comply with their requirements; this also includes compliance with the Master Street Map. • Because of the existing small lots within Old Town, development is not subject to the Mixed-Use standards listed herein. The proposed development is not within Old Town. In reviewing development applications, the following items will be considered in MU-C areas: • Development should comply with the general guidelines for development in all Mixed-Use areas. See above. • All developments should have a mix of at least three land use types. The applicant is only proposing two types of land uses; staff is not recommending a third land use be provided due to the remaining MU-C designated area. Staff is confident that we will get a third land use type as the area develops to the east and west. Residential uses should comprise a minimum of 20% of the development area at densities ranging from 6 to 15 units/acre. Though this portion of the Mixed Use designation does not meet the minimum of 6 to 12 units/acre, the remaining mixed use area to the east and west will help to make up that difference. • Non-residential buildings should be proportional to and blend in with adjacent residential buildings. Conceptual elevations were not submitted for the commercial buildings; elevations submitted in the future for commercial buildings should be consistent with this requirement. • Vertically integrated structures are encouraged. • Unless a structure contains a mix of both residential and office, or residential and commercial land uses, maximum building size should be limited to a 30,000 square-foot building footprint. For community grocery stores, the maximum building size should be limited to a 60,000-square foot building footprint. For the development of public school sites, the maximum building size does not apply. The maximum building footprint for the C-C zoned parcel shall be limited to 30,000 square feet. • Supportive and proportional public and/or quasi-public spaces and places including but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools that comprise a minimum of 5% of the development area are required. Outdoor seating areas at restaurants do not count towards this requirement. The applicant has not provided a concept plan, so staff is unaware of whether the applicant will provide these places. • Where the development proposes public and quasi-public uses to support the development above the minimum 5%, the developer may be eligible for additional residential densities and/or an increase to the maximum building footprint. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): Fairbourne Subdivision H-2018-0052 Page 6 of 25 “Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow.” (3.03.03C) The applicant is proposing to construct a portion of N. Black Cat Road with their development as well as two stub streets to the west in order to provide future connectivity. “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 to construct 5-foot detached sidewalks along all of the proposed local streets in the subdivision. Black Cat Road, an arterial street, will have a 5-foot detached sidewalk along the west side as part of this project. Waverton Drive, a collector street, will have 5-foot detached sidewalks constructed on both sides. In addition, several micro-paths are proposed, to provide additional pedestrian connectivity to the surrounding area. The proposed sidewalks and pathways will enhance pedestrian connectivity in this area. “Require common area for all subdivisions.” (3.07.02F) The applicant has provided 8.97 acres (14.4%) of open space which exceeds the ten percent requirement of open space set forth in the UDC. “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 applicant has worked with the adjacent property owners and they have entered into an agreement to dedicate the Right-of-way required to construct N. Black Cat Road. “Protect and conserve existing waterways, groundwater, wetlands, wildlife habitat, air, soils, and other natural resources.” (5.01.01) Staff has concerns with the topography of the property as the future N. Black Cat Road crosses over the Phyllis Canal. The applicant will need to address this topography on their plat. This includes a requirement that a common lot be provided in the northwest corner of the plat adjacent to lots 46 and 47, Block 6. “Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets).” (3.03.02O) The applicant will be required to provide two stub streets to the west for future connectivity. Additionally, Black Cat Road shall be extended over the Phyllis Canal in the future. “Encourage and promote the preservation and expansion of Chinden Boulevard (US 20/26) by ITD (3.03.02L). The applicant should coordinate with ITD on the preservation of right of way (ROW) along the Chinden corridor. The total ROW needed for this segment of the corridor is 200 feet. “Require landscape street buffers for new development along all entryway corridors. (2.01.02E) A 35-foot wide landscape buffer will be required along Chinden Boulevard, designated entryway corridors. These landscape buffers must be developed in accord with the standards listed in UDC 11-3B-7C Landscape Buffers along Streets. The applicant is proposing to install a 45-foot landscape buffer. “Require all commercial and industrial businesses to install and maintain landscaping. (2.01.03B) The applicant is required to install landscaping meeting the requirements of UDC 11-3B and Fairbourne Subdivision H-2018-0052 Page 7 of 25 must maintain the landscaping. “Ensure development provides safe routes and access to schools, parks and other community gathering places.” (3.07.02N) A 10-foot wide detached multi-use pathway is required to be constructed along the frontage of the site on Chinden Boulevard and the applicant is proposing to construct internal walkways which will provide safe routes to community gathering places. After considering all of these factors staff believes that the proposed development is generally consistent with comprehensive plan. Based on the above analysis, staff finds that the proposed development is generally consistent with the comprehensive plan. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of the Residential Districts (R-8): 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. Purpose Statement of the Commercial Districts (C-C): The purpose of the C-C district is to provide for the retail and service needs of the community in accordance with the Meridian Comprehensive Plan. C. Schedule of Use Control: Unified Development Code (UDC) 11-2A-2 lists single family detached housing as principally permitted uses in the R-8 zoning districts. UDC 11-2B-2 lists a variety of commercial uses as either permitted or conditionally approved depending on the specific use. C. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in UDC 11-2A-6 for the R-8 zoning district. D. Landscaping: A 20-foot wide buffer is required to be constructed along N. Black Cat Road and W. Waverton Drive AND a 35 foot landscape buffer is required to be constructed along W. Chinden Blvd in accord with the street buffer landscaping standards listed in UDC 11-3B-7C. E. Common Open Space & Site Amenity Requirements: Common open space and site amenities are required to be provided on the site in accord with the requirements listed in UDC 11-3G-3 F. Subdivision Design and Improvement Standards: The subdivision must comply with the subdivision design standards outlined in UDC 11-6C-3. G. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 and 11-3C- 6B. H. Structure and Site Design Standards: Development of the commercial portion of the 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 1. Analysis of Facts Leading to Staff Recommendation: Rezone (RZ): The subject property is governed by a development agreement (DA) recorded as instrument #106151218. As mentioned earlier, the proposed rezone is generally consistent with the concept plan that was approved with The Tree Farm Annexation, and is generally consistent Fairbourne Subdivision H-2018-0052 Page 8 of 25 with the City’s Comprehensive Plan. The applicant is requesting to eliminate the R-15 zoned area, and to reduce the C-C zoning designation. The purpose of the rezone is to reduce the amount of commercial property and to increase the amount of residential property in the area. The applicant shall provide a concept plan for how the commercial property is going to develop or some design principles that they are proposing. The MU-C designation requires certain design criteria. For example some design principles include limited access, parking to the side and rear of the structures, and open space or plazas. Development Agreement (DA): As part of this application, staff is requiring that the applicant enter into a new development agreement for the property subject to the requirements specified in Exhibit B of the staff report. Preliminary Plat: The proposed plat consists of one hundred seventy-six (176) single family building lots, one (1) commercial lot and twenty-six (26) common lots on 66.35 acres of land. The R-8 and C-C zoning districts are appropriate for the proposed development. The gross density for the subdivision is 2.82 d.u./acre. The R-8 portion of the project is 62.41 acres of land. This portion consists of 176 single-family residential lots. The approximate gross density for the R-8 portion of the project is 2.82 dwelling units per acre, which is slightly under the target density of the MDR land use designation. The C- C portion of the project consists of one commercial lot and is approximately 4.8 acres in size. The applicant proposes to develop the property in four phases. Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC 11-2A-6 for the R-8 district and Table 11-2B-3 for the C-C district. Staff has reviewed the proposed plat and found it to be in compliance with the R-8 and C-C dimensional 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 found it to be in compliance with the aforementioned standards. Common Drives: There are four common driveways proposed. The applicant is proposing Lots 19-21, 33-35, and 43-45 of Block 7, and 15-16 of Block 1 take access from common driveways. Per UDC-11-6C-3D, common driveways shall serve a maximum of (6) dwelling unit. For any plats using a common driveway, the setbacks, building envelope, and orientation of the lots and structures shall be shown on the preliminary plat and/or as an exhibit with the final plat application. The applicant shall provide the required exhibits with the submittal of a final plat application. One of the common driveways (Lot 18, Block 7) will be used as an emergency access and will have bollards to limit vehicular access to emergency personnel and will have no parking signs. State Highways: Chinden Boulevard is a state highway. UDC 11-3H-4B prohibits access to state highways at locations other than at section line roads, or at the ½ mile between sections. A note should be placed on the face of the plat prohibiting direct lot access to Chinden Boulevard. The applicant should be required to construct noise abatement in compliance with UDC 11-3H-4D and ITD’s design requirements adjacent to the residential uses. The applicant should dedicate right-of-way, in accordance with ITD’s requirements, to allow for future highway expansion (100-feet from centerline proposed). The applicant should construct a 10-foot wide pathway along Chinden Boulevard (see UDC 11-3H-4C3). Fairbourne Subdivision H-2018-0052 Page 9 of 25 Access: Access to this development will be provided from N. Black Cat Road. The applicant has discussed the extension of N. Black Cat Road and N. Tree Farm Way with the adjacent property owner and with representatives of ACHD. This road should be constructed with the first phase of development. The access to the commercial parcel shall be off of Waverton Drive. Direct access to Black Cat shall not be permitted with this development. Black Cat Road from Chinden to Highland Falls Drive shall be constructed with the first phase of development. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. Landscaping, Open Space and Amenities: The applicant is proposing 8.97 acres (14.4%) of open space for the development. The applicant is also proposing to include a clubhouse, pool, children’s play structure and a pedestrian walking path as amenities for the subdivision. Based on the acreage of the plat, the applicant has met the requirements of UDC 11-3G in regards to the number of amenities required for the subdivision. Landscape Buffer along Chinden Boulevard: Chinden Boulevard, adjacent to the property, is classified as an Entryway Corridor on the Future Land Use Map, and requires a 35-foot landscape buffer per UDC 11-2A-5. The applicant has proposed to construct a 35-foot wide landscape buffer along Chinden Boulevard, located outside of the future 200 foot right-of-way for the highway. There is approximately 55 additional feet that shall be improved with grass, until ITD purchases it for the widening of Chinden Boulevard. This proposal meets the 35 foot minimum landscape buffer requirement and accommodates the 55 feet of additional area needed by ITD for future roadway expansion. The applicant shall landscape this approximately 55 foot are with the exception of an allowable 10 feet that can be improved with gravel. The Meridian Police and Fire Departments have concerns about the open space being proposed for Lot 28, Block 3. This area will have limited visibility due to the fact that there is no current proposal for a public road north of Highland Falls Drive. Prior to the Planning and Zoning Commission, the applicant shall provide a plan for the proposed development to offer natural surveillance of the area. The applicant shall extend the roadway with a turnaround that fire approves or include this are in the adjacent lots. If the area isn’t included in a common lot, the applicant will need to provide revised open space calculation in order to ensure compliance with the requirement of 10% open space for the development. Existing Trees: The applicant is responsible to mitigate all existing healthy trees 4-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement in accord with UDC 11-3B-10. The applicant will need to contact the City Arborist if any trees are to be removed. Fencing: The developer is responsible for constructing fences abutting pathways and common open space lots to distinguish common from private areas; fencing details should be included with the final plat application in accord with the standards listed in UDC 11-3A-7A.7. Any future fencing proposed for the development must comply with the fencing regulations set forth in UDC 11-3A-7. Pressurized Irrigation (PI): The City of Meridian requires that pressurized irrigation (PI) systems be supplied by a year-round source of water. The applicant shall be required to utilize 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. An underground, pressurized irrigation system is required to be installed in accordance with UDC 11- 3A-15. Fairbourne Subdivision H-2018-0052 Page 10 of 25 Building Elevations: The submitted elevations depict a mix of building materials, decorative window and door trim, decorative corbels, covered entries, and stone wainscot consistent with the surrounding developments. Staff is of the opinion the future single-family homes will complement the existing homes in the area and demonstrate high quality materials (see Exhibit A.4). The rear and/or side of structures that face N. Black Cat Road and W. Chinden Blvd 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. Multi-Use Pathway: A multi-use pathway is required to be constructed on this site along Chinden Boulevard (SH 20/26) within a public use easement in accord with UDC 11-3H-4C.4. 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 any commercial structures, including the clubhouse. 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 Architectural Standards Manual. In summary staff finds the proposed project complies with the future land use map, applicable policies of the Comprehensive plan and is conditioned to comply with the applicable development standards in the UDC. Based on the aforementioned analysis, staff recommends approval of the subject application. X. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Proposed Preliminary Plat (dated: 5/4/2018) 3. Proposed Landscape Plan (dated: 5/2/2018) 4. Conceptual Building Elevations (Commercial and Residential) B. Agency & Department Comments/Conditions C. Rezone Legal Description and Exhibit Map D. Required Findings from Unified Development Code Fairbourne Subdivision H-2018-0052 Page 9 of 25 A. Drawings 1. Vicinity Map Fairbourne Subdivision H-2018-0052 Page 10 of 25 2. Proposed Preliminary Plat (dated: 5/4/2018) Fairbourne Subdivision H-2018-0052 Page 11 of 25 3. Proposed Landscape Plan (dated: 5/2/2018) Fairbourne Subdivision H-2018-0052 Page 13 of 25 4. Conceptual Building Elevations (Commercial and Residiential) Fairbourne Subdivision H-2018-0052 Page 14 of 25 Fairbourne Subdivision H-2018-0052 Page 15 of 25 Fairbourne Subdivision H-2018-0052 Page 16 of 25 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 and the acceptance of a final plat application, 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 City within six months of the City Council granting annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be consistent with the preliminary plat, landscape plan and building elevations attached in Exhibit A and the revisions noted in the staff report. b. The applicant shall comply with the submitted home elevations attached in Exhibit A.4. The rear and/or side of structures that face N. Black Cat Road and W. Chinden Blvd 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. c. Black Cat Road from Chinden to Highland Falls Drive shall be constructed with the first phase of development. d. The access to the commercial parcel shall be from Waverton Drive. Direct access to Black Cat shall not be permitted with this development. e. The maximum building footprint for the C-C zoned parcel shall be limited to 30,000 square feet. f. The clubhouse and pool shall be constructed with the first phase of development. g. The applicant shall dedicate/preserve the ROW for the future widening of Chinden Blvd. h. A note should be placed on the face of the plat prohibiting direct lot access to Chinden Boulevard. i. The applicant should construct a 10-foot wide pathway along Chinden Boulevard (see UDC 11- 3H-4C3). 1.1.2 The preliminary plat, dated 5/4/2018, is approved with the following changes: a. Bollards and no parking signs shall be installed on common driveway Lot 18, Block 7 which will serve as an emergency access. 1.1.3 The landscape plan included in Exhibit A.3, dated 5/2/2018, is approved with the following changes: a. Fencing adjacent to all pathways and common open space shall meet the requirements of UDC 11-3A-7. b. Prior to the Planning and Zoning Commission, the applicant shall provide a plan for the proposed development to offer natural surveillance of the area. The applicant shall extend the roadway with a turnaround that fire approves or include this area in the adjacent lots. Fairbourne Subdivision H-2018-0052 Page 17 of 25 c. The applicant has proposed to construct a 35-foot wide landscape buffer along Chinden Boulevard, located outside of the future 200 foot right-of-way for the highway. There is approximately 55 additional feet that shall be improved with grass, until ITD purchases it for the widening of Chinden Boulevard. This proposal meets the 35 foot minimum landscape buffer requirement and accommodates the 55 feet of additional area needed by ITD for future roadway expansion. The applicant shall landscape this approximately 55 foot area with the exception of an allowable 10 feet that can be improved with gravel. d. Provide a 6-foot tall solid fence and noise abatement, in accordance with UDC 11-3H-4D, along Chinden Boulevard. Prior to the Planning and Zoning Commission, the applicant shall revise the landscape plan to include a cross-section of the berm (or berm/wall combination) in relation to the centerline of SH 20/26 demonstrating compliance with the standards listed in UDC 11-3H-4D. This is only applicable adjacent to the residential frontage to Chinden Blvd. e. A multi-use pathway is required to be constructed on this site along Chinden Boulevard (SH 20/26) within a public use easement in accord with UDC 11-3H-4C.4. 1.1.4 If the area along the Phyllis Canal is combined with the buildable lots, the applicant shall provide revise open space calculation in order to ensure that the 10% open space requirement is met. An exhibit depicting the setbacks, building envelope and orientation of lots and structures shall be submitted with the final plat application. Include note on the final plat that addresses access across the lots and the responsible party for maintenance of the common driveways. 1.1.5 Prior to the Planning and Zoning Commission the applicant shall provide a concept plan for the commercial parcel. On the concept plan the applicant shall incorporate the design concepts that we find to be appropriate on the parcel. 1.1.6 Comply with all of ACHD conditions of approval. 1.1.7 CZC and DES must be submitted for review approval prior to applying for any building permits for Lot 2, Block 7 and Lot 18, Block 4. 1.1.8 Prior to the Planning and Zoning Commission, the applicant shall provide a revised concept plan showing how the C-C zone parcel will develop. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-8 and C-C zoning districts listed in UDC Tables 11-2A-5 and 11-2B-3. 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. The applicant shall provide a waiver from the applicable irrigation district that the property does not have water rights and/or water delivery to the subject property with the submittal of a final plat application. 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 11-3C-6 for single-family dwellings. 1.2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. Fairbourne Subdivision H-2018-0052 Page 18 of 25 1.2.8 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, common driveways, easements, blocks, street buffers, and mailbox placement. 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 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 and previous conditions of approval associated with this site. 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 has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.3.6 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. Fairbourne Subdivision H-2018-0052 Page 19 of 25 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 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 this development will be from the Suez North America’s water system. The City of Meridian has been made aware that available fire flow in this area is limited to 1500gpm, which may not be adequate given the size of the proposed lots and dwellings. The applicant shall coordinate with Meridian Building and Fire Departments to arrange compliance alternatives for any homes requiring fire flows greater than 1500gpm based on Appendix B of the 2009 International Fire Code (IFC). 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. 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 Fairbourne Subdivision H-2018-0052 Page 20 of 25 (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. 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 Fairbourne Subdivision H-2018-0052 Page 21 of 25 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 Prior to the Planning and Zoning Commission, the applicant shall provide a plan for the proposed development to offer natural surveillance of the area. The applicant shall extend the roadway with a turnaround that fire approves or include this area in the adjacent lots. 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. 4.6 Requirements for dead-end fire apparatus access roads that are between 500’-750’ in length are as follows: 1) Roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface of 26-feet in width available at all times and shall have no parking; 2) Streets less than 32-feet in width shall have no parking on one side; and 3) Streets more than 39- feet in width shall be allowed to have parking on both sides. These measurements shall be based on the drivable surface dimension. Special approval is required for access roads over 750’ in Fairbourne Subdivision H-2018-0052 Page 22 of 25 length per International Fire Code Table D103.6.1. and D103.6.2. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 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. 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 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 As set forth in International Fire Code Section D103.3, the Fire Department is opposed to any landscape island in the middle of a cul de sac that may prevent a fire truck from turning around on the end of the court. 4.13 Secondary emergency access routes shall be protected from illegal entry by a gate or collapsible bollards as set forth in IFC 503.5. An example would be the MaxiForce Collapsible bollards that are wrench activated or an approved equal. 5. REPUBLIC SERVICES 5.1 Republic Services wants to ensure that the garbage totes get to the curb for pickup. 6. PARKS DEPARTMENT 6.1 Parks Department has no comments. 7. ADA COUNTY HIGHWAY DISTRICT AT THE TIME OF THIS STAFF REPORT A STAFF REPORT FROM ACHD HAD NOT BEEN RECEIVED. 8. IDAHO TRANSPORTATION DEPARTMENT 8.1 This project does not abut the State highway system. 8.2 This development has a completed Traffic Impact Study which has been reviewed and commented on by ITD. A copy of the Review Letter is attached. 8.3 Idaho Code 40-1910 does not allow advertising within the right-of-way of any State highway. 8.4 IDAPA 39.03.60 rules govern advertising along the State highway system. The applicant may contact Justin Pond, Program Manager for ITD’s Headquarters Right-of-Way Section at (208) 334- 8832 for more information. 8.5 ITD objects to the Preliminary plat application due to traffic concerns. ITD will withdraw any objection to the Preliminary plat application once all requirements of the TIS review letter have been addressed with ITD Staff. ITD does not object to the Rezone application and the request to remove the development from an existing development agreement and place in a new, separate agreement for Fairbourne Subdivision Fairbourne Subdivision H-2018-0052 Page 23 of 25 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 the 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 to the R-8 and C-C zoning districts consistent with the adjacent Medium Density Residential and Community Commercial land use designations. Therefore, Staff finds the amendment is consistent with the applicable provisions of the Comprehensive Plan (see section VII above). 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 and C-C zoning districts is generally consistent with the purpose statement of the district. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning 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. b. The annexation (as applicable) is in the best of interest of the City (UDC 11-5B-3.E). Not applicable. 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 with 177 building lots is in substantial compliance with the adopted Comprehensive Plan. 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.) Fairbourne Subdivision H-2018-0052 Page 24 of 25 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 natural, scenic or historic features on this site. Therefore, staff finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. The Commission and Council should 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. City of Meridian - Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 7/12/2018 Hearing Type: PZ Item Number: 4-C Project Name: Fairbourne Subdivision Project No.: H-2018-0052 Active: ❑./ Signature Name For Against Neutral I Wish To Testify Sign In Date/Time Val Stack X 7/12/2018 5:54:45 PM Malia goes X 7/12/2018 5:55:29 PM Go Back To List Export To Excel © 2018 - City of Meridian, Idaho Page 1 of 1 Item #4C: Fairbourne Subdivision (H-2018-0052) Application(s): ➢ Rezone ➢ Preliminary Plat ➢ Development Agreement Modification Size of property, existing zoning, and location: This site consists of 66.35 acres of land, zoned R-15, R-8 and C -C, located at the NWC of W. Chinden Blvd and N. Black Cat Road. Adjacent Land Use & Zoning: North: Phyllis Canal; Agricultural property, zoned RUT (Ada County) 2. East: Single-family residential property in the Tree Farm Subdivision, zoned R-4 and R-8 respectively, and a commercial nursery, zoned C -C and R-15 South: Chinden Blvd and Single-family residences/agricultural land, zoned RUT (Ada County). West: Agricultural and residential, zoned R1 and RUT History: In 2006, the subject property was annexed as the Tree Farm (AZ -06-004 and AZ -06-050) and was granted approval with R-15, R-8 and C -C zoning districts. A Development Agreement (DA) (#106151218) was executed upon annexation of the property. Several addendums to the DA have also been recorded (#107025555 and #107141993). In 2007, a third addendum to the DA was approved and recorded (#107141993) that realigned the zoning district boundaries consistent with the approved preliminary plat. Comprehensive Plan FLUM Designation: MDR, LDR, MU -C Summary of Request: The subject property is governed by a development agreement (DA) recorded as instrument #106151218. As mentioned earlier, the proposed rezone is generally consistent with the concept plan that was approved with The Tree Farm Annexation, and is generally consistent with the City's Comprehensive Plan. The applicant is requesting to eliminate the R-15 zoned area, and to reduce the C -C zoning designation. The purpose of the rezone is to reduce the amount of commercial property and to increase the amount of residential property in the area. The applicant shall provide a concept plan for how the commercial property is going to develop or some design principles that they are proposing. The MU -C designation requires certain design criteria. For example some design principles include limited access, parking to the side and rear of the structures, and open space or plazas. Development Agreement (DA): As part of this application, staff is requiring that the applicant enter into a new development agreement for the property. Preliminary Plat: The proposed plat consists of one hundred seventy-six (176) single family building lots, one (1) commercial lot and twenty-six (26) common lots on 66.35 acres of land. The R-8 and C -C zoning districts are appropriate for the proposed development. The gross density for the subdivision is 2.82 d.u./acre. The R-8 portion of the project is 62.41 acres of land. This portion consists of 176 single-family residential lots. The approximate gross density for the R-8 portion of the project is 2.82 dwelling units per acre, which is slightly under the target density of the MDR land use designation. The C -C portion of the project consists of one commercial lot and is approximately 4.8 acres in size. The applicant proposes to develop the property in four phases. Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC 11-2A-6 for the R-8 district and Table 11-213-3 for the C -C district. Staff has reviewed the proposed plat and found it to be in compliance with the R-8 and C -C dimensional standards. Common Drives: There are four common driveways proposed. The applicant is proposing Lots 19-21, 33-35, and 43-45 of Block 7, and 15-16 of Block 1 take access from common driveways. Per UDC -11 -6C -3D, common driveways shall serve a maximum of (6) dwelling unit. For any plats using a common driveway, the setbacks, building envelope, and orientation of the lots and structures shall be shown on the preliminary plat and/or as an exhibit with the final plat application. The applicant shall provide the required exhibits with the submittal of a final plat application. One of the common driveways (Lot 18, Block 7) will be used as an emergency access and will have bollards to limit vehicular access to emergency personnel and will have no parking signs. State Highways: Chinden Boulevard is a state highway. UDC 11 -3H -4B prohibits access to state highways at locations other than at section line roads, or at the '/z mile between sections. A note should be placed on the face of the plat prohibiting direct lot access to Chinden Boulevard. The applicant should be required to construct noise abatement in compliance with UDC 11 -3H -4D and ITD's design requirements adjacent to the residential uses. The applicant should dedicate right-of-way, in accordance with ITD's requirements, to allow for future highway expansion (100 -feet from centerline proposed). The applicant should construct a 10 -foot wide pathway along Chinden Boulevard (see UDC 11 -3H -4C3). Access: Access to this development will be provided from N. Black Cat Road. The applicant has discussed the extension of N. Black Cat Road and N. Tree Farm Way with the adjacent property owner and with representatives of ACHD. This road should be constructed with the first phase of development. The access to the commercial parcel shall be off of Waverton Drive. Direct access to Black Cat shall not be permitted with this development. Black Cat Road from Chinden to Highland Falls Drive shall be constructed with the first phase of development. Landscaping, Open Space and Amenities: The applicant is proposing 8.97 acres (14.4°/x) of open space for the development. The applicant is also proposing to include a clubhouse, pool, children's play structure and a pedestrian walking path as amenities for the subdivision. Based on the acreage of the plat, the applicant has met the requirements of UDC 11-3G in regards to the number of amenities required for the subdivision. Landscape Buffer along Chinden Boulevard: Chinden Boulevard, adjacent to the property, is classified as an Entryway Corridor on the Future Land Use Map, and requires a 35 -foot landscape buffer per UDC 11-2A-5, The applicant has proposed to construct a 35 - foot wide landscape buffer along Chinden Boulevard, located outside of the future 200 foot right-of-way for the highway. There is approximately 55 additional feet that shall be improved with grass, until ITD purchases it for the widening of Chinden Boulevard. This proposal meets the 35 foot minimum landscape buffer requirement and accommodates the 55 feet of additional area needed by ITD for future roadway expansion. The applicant shall landscape this approximately 55 foot are with the exception of an allowable 10 feet that can be improved with gravel. The Meridian Police and Fire Departments have concerns about the open space being proposed for Lot 28, Block 3. This area will have limited visibility due to the fact that there is no current proposal for a public road north of Highland Falls Drive. Prior to the Planning and Zoning Commission, the applicant shall provide a plan for the proposed development to offer natural surveillance of the area. The applicant shall extend the roadway with a turnaround that fire approves or include this are in the adjacent lots. If the area isn't included in a common lot, the applicant will need to provide revised open space calculation in order to ensure compliance with the requirement of 10% open space for the development. Building Elevations: The submitted elevations depict a mix of building materials, decorative window and door trim, decorative corbels, covered entries, and stone wainscot consistent with the surrounding developments. Staff is of the opinion the future single-family homes will complement the existing homes in the area and demonstrate high quality materials (see Exhibit A.4). The rear and/or side of structures that face N. Black Cat Road and W. Chinden Blvd 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. Multi -Use Pathway: A multi -use pathway is required to be constructed on this site along Chinden Boulevard (SH 20/26) within a public use easement in accord with UDC 11-31-14C.4. 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 any commercial structures, including the clubhouse. 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 Architectural Standards Manual. In summary staff finds the proposed project complies with the future land use map, applicable policies of the Comprehensive plan and is conditioned to comply with the applicable development standards in the UDC. Based on the aforementioned analysis, staff recommends approval of the subject application. Written Testimony: None 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- 2018-0052, as presented in the staff report for the hearing date of July 12, 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- 0052, as presented during the hearing on July 12, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0052 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance)