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2018-10-04MERIDIAN PLANNING AND ZONING COMMISSION MEETING AGENDA City Council Chambers 33 East Broadway Avenue Meridian, Idaho Thursday, October 4, 2018 at 6:00 PM Item 1: Roll-Call Attendance __O__ Lisa Holland __O__ Steven Yearsley __O__ Gregory Wilson __X__ Ryan Fitzgerald __X__ Jessica Perrault __X__ Bill Cassinelli __X__ Rhonda McCarvel - Chairperson Item 2: Adoption of Agenda Item 3: Consent Agenda [Action Item] A. Approve Minutes of September 6, 2018 Planning and Zoning Commission Meeting B. Approve Minutes of September 20, 2018 Planning and Zoning Commission Meeting C. Findings of Fact, Conclusion of Law for Healthy Balance Pharmacy (H-2018-0086) by Daniel A. Schwalbe, Inc. Located at 2424 E. Gala Ct. D. Findings of Fact, Conclusion of Law for Mountain View High School Addition (H-2018-0089) by Hummel Architects Located at 2000 S. Millennium Way 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. Approved Adopted A. Public Hearing Continued from September 6, 2018 for Residential District Naming Convention Text Amendment (H-2018-0059) by DevCo Development LLC 1. Request: A Text Amendment to Change the Naming Convention of the Residential Districts of R-2, R-4, R-8, R-15 and R-40 to R-A, R- B, R-C, R-D, R-D and R-E, and Modify Other Related Sections in Chapters 1 - 3 of the Unified Development Code (UDC) to Coincide with the Proposed Naming Convention C. Public Hearing Continued from August 16, 2018 for Verraso Village North (H-2018-0071) by Chad Olsen, Located at 3471, 3513, 3543 and 3561 E. Tecate Ln. 1. Request: A Conditional Use Permit for a multi-family development consisting of 64 residential units on 1.698 acres of land in the C-G zoning district D. Public Hearing for Smith Rezone H-2018-0097 by Scott Smith, Located at 1321 & 1323 Main St. 1. Request: Rezone of 0.73 of an acre of land from the C-C to the O-T zoning district E. Public Hearing for Westbridge Subdivision H-2018-0088 by Jane Suggs, Located at 5745 and 5865 N. Black Cat Rd. 1. Request: Annexation and Zoning of 12.84 acres of land with an R-4 zoning district; and; 2. Preliminary Plat consisting of 30 building lots and 9 common lots on 12.71 acres of land in an R-4 zoning district F. Public Hearing Continued from September 6 and September 20, 2018 for EEG Office Building (H-2018- 0081) by Chad Slichter, Located at 551 SW 5th Ave. 1. Request: Conditional Use Permit for a 12,825 square foot office/storage building on 0.993 acres of land in an L-O zoning district G. Public Hearing for Meridian High School Auditorium H-2018- 0101 by LCA Architects, Located at 1900 W. Pine Ave. 1. Request: Conditional Use Permit approval to expand an existing non-conforming use (parking lot); and 2. Request: Conditional Use Permit to expand a public education institution an additional 31,992 square feet in the R-4 zoning district Meeting Adjourned at 7:50 PM Continued to 10-18-18 Approved Recommend Approval to City Council. Scheduled 11-7-18 Approved Recommend Approval to City Council. Scheduled 11-7-18 Approved with Modifications Meridian Planning and Zoning Meeting October 4, 2018. Meeting of the Meridian Planning and Zoning Commission of October 4, 2018, was called to order at 6:00 p.m. by Chairman Rhonda McCarvel. Members Present: Chairman Rhonda McCarvel, Commissioner Jessica Perreault, Commissioner Ryan Fitzgerald and Commissioner Bill Cassinelli. Members Absent: Commissioner Steven Yearsley, Commissioner Greg Wilson and Commissioner Lisa Holland. Others Present: Chris Johnson, Ted Baird, Bill Parsons, Sonya Allen, Josh Beach and Dean Willis. Item 1: Roll-call Attendance ______ Lisa Holland _______ Steven Yearsley ______ Gregory Wilson ___X___ Ryan Fitzgerald __X___ Jessica Perreault ___X___ Bill Cassinelli ___X___ Rhonda McCarvel - Chairman McCarvel: Good evening, Ladies and Gentlemen. At this time I would like to call to order the regularly scheduled meeting of the Meridian Planning and Zoning Commission on October 4th, 2018, and let's begin with roll call. Item 2: Adoption of Agenda McCarvel: The first item on the agenda is the adoption of the agenda. We do have one item that will be opened only for the purpose of continuing and that is Item A, H-2018- 0059, the Residential District Naming convention Text Amendment and that will be opened to be rescheduled on October 18th. So, could I get a motion to adopt the agenda as amended. Cassinelli: So moved. Fitzgerald: Second. McCarvel: It has been moved and seconded to adopt the agenda. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Meridian City Council Meeting Agenda October 18, 2018 – Page 4 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 2 of 44 Item 3: Consent Agenda [Action Item] A. Approve Minutes of September 6, 2018 Planning and Zoning Commission Meeting B. Approve Minutes of September 20, 2018 Planning and Zoning Commission Meeting C. Findings of Fact, Conclusion of Law for Healthy Balance Pharmacy (H-2018-0086) by Daniel A. Schwalbe, Inc. Located at 2424 E. Gala Ct. D. Findings of Fact, Conclusion of Law for Mountain View High School Addition (H-2018-0089) by Hummel Architects Located at 2000 S. Millennium Way McCarvel: The next item on the agenda is a Consent Agenda and we have four items on the Consent Agenda. So, can I get a motion to accept those four items as presented? Perreault: So moved. Cassinelli: Second. McCarvel: It has been moved and seconded to adopt the Consent Agenda. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. McCarvel: So, at this time I would like to briefly explain the hearing process for this evening. We will open each item individually and, then, start with the staff report. The staff will report their findings regarding how the item adheres to our Comprehensive Plan and Uniform Development Code with the staff's recommendations. After the staff has made their presentation, the applicant will come forward to present their case for approval and 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 to public testimony. There 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 ten minutes. After all testimony has been heard, the applicant will be given another ten minutes to have the opportunity to come back and respond if they desire. After that we will close the public 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 Meridian City Council Meeting Agenda October 18, 2018 – Page 5 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 3 of 44 A. Public Hearing Continued from September 6, 2018 for Residential District Naming Convention Text Amendment H-2018-0059) by DevCo Development LLC 1. Request: A Text Amendment to Change the Naming Convention of the Residential Districts of R-2, R-4, R-8, R-15 and R-40 to R-A, RB, R-C, R-D, R-D and R-E, and Modify Other Related Sections in Chapters 1 - 3 of the Unified Development Code (UDC) to Coincide with the Proposed Naming Convention McCarvel: So, at this time I would like to open the public hearing for Item H-2018-0059, only to be continued to -- requested October 18th for a renotice. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: I move to continue file number H-2018-0071 to the hearing date of October 18th, 2018. McCarvel: 0059. Perreault: I'm sorry. 0059. McCarvel: Okay. It has been moved and seconded to continue Item H-2018-0059 to October 18th. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. B. Public Hearing Continued from August 16, 2018 for Verraso Village North (H-2018-0071) by Chad Olsen, Located at 3471, 3513, 3543 and 3561 E. Tecate Ln. 1. Request: A Conditional Use Permit for a multi-family development consisting of 64 residential units on 1.698 acres of land in the C-G zoning district McCarvel: So, at this time we will open the public hearing -- or continue the public hearing from August 18th, 2018, for Verraso Village North, H-2018-0071 and I think we will still begin with the staff report. Allen: Thank you, Madam Chair, Members of the Commission. This project was previously before you on August 16th. At that hearing the Commission continued the project for the purpose of reviewing some additional renderings of the proposed building. The applicant has submitted a revised site plan as shown. Landscape plan Meridian City Council Meeting Agenda October 18, 2018 – Page 6 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 4 of 44 and renderings as requested. The revisions resulted in a decrease in dwelling units from 64 to 56, which reduced the density from 38 to 33 units per acre and the outdoor common area increased slightly. There are a total of 11 additional parking spaces for guests proposed above the minimum number required by the U DC. So, just go through the slides here real quick for you. So, this is the -- it's a three story building. This is the ground floor. Parking is underneath the building. One way drive aisles throughout the parking area. This is the second and the third floor building footprints. There is an open area courtyard. You can see here. It kind of divides -- it starts on the second floor and divides the second, third stories. The plan on the -- the upper left was the one that was previously shown that's no longer proposed. Instead, like I said, they are doing the courtyard here. The open one. And these were the original concept elevations that you reviewed at the previous meeting and these are the proposed elevations , so with that I will let the applicant give you more details on his proposal. Thank you. McCarvel: Okay. Any questions for staff at this time? Would the applicant like to come forward? Olsen: Chad Olsen. 12790 West Telemark Street, Boise, Idaho. 83713. We are back. We redesigned some things. We took some of the counsel from this Commission and, you know, when you come here and you kind of get ready for the meetings and stuff, it's -- you know, you don't want to hear no sometimes, but this is one of those times I really feel like that the advice that we were given and the direction we were given from this Commission was very very helpful for us. One of the items just right off the bat that we were told is that it looked like such a big building right across the front, so what we were able to do on that is by lowering our density we were able to turn another -- make the courtyard go a different direction and in doing so it kind of broke up the building and gave us a little bit nicer curb appeal. Other than that, basically by just reducing that -- the density that we were using, it just really allowed us to have a little more flexibility on the site. It gave us, you know, a little extra parking that -- that we needed to gain that we weren't able to have before. It opened up a couple of different amenities . We now have a -- like a dog park area and a dog grooming park and it just allowed just a lot more flexibility from -- from the standpoint and nobody likes to take less, but that's just how it goes and sometimes these projects turn out nicer as a result. This is the very final phase of a really nice project that we built and so I'm just really pleased that sometimes no is the answer you need to hear and I think that's basically most of the changes that we made. Sonya kind of discussed most of those that we -- we kind of revamped and revitalized and at this point I stand ready to answer any questions you might have. McCarvel: So, this is just -- this is your only proposal now? It's not going to be possibly different numbers of buildings or something? This is -- Olsen: This is it. McCarvel: Okay. Meridian City Council Meeting Agenda October 18, 2018 – Page 7 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 5 of 44 Olsen: Yeah. We were -- what had kind of triggered that the time before was being too close to the property line of the -- of our property we already owned, but rather than go back and do a lot line adjustment and, you know, trying to cram it all in there , we were just able to say, look, let's just back off a little bit, put a little more open space, and I think that generally, you know, in reality we lost eight units, it's not going to kill us . McCarvel: Yeah. And I think it's -- Olsen: It's better to have 56 very outstanding nice units than it is to have 64 okay units. The parking garage, we were able to change that to angled parking, which is ten times more convenient than it is to have like straight on 90 degree parking . So, just a lot of different things that came out and it gave us a little more time. Once we kind of understood what we had, we were able to go and get a nice rendering to show people what we wanted to do there and make it a little clearer for you, for the Commission to be able to -- to vote on it. McCarvel: Any other questions for the applicant? Olsen: Okay. McCarvel: Thank you. Did we have anybody signed up for public testimony this evening? Johnson: Madam Chair, no one has signed in for this project. McCarvel: That being said, is there anyone in the room who is here that would like to testify on this application? Okay. Fitzgerald: Madam Chair? McCarvel: Oh. Commissioner Fitzgerald. Fitzgerald: Sonya, I know this is just a conditional use permit, but these designs go with this application; correct? Allen: Chairman, Commissioners, yes, it will be conditions of approval that the applicant substantially comply with these elevations and site plan. Fitzgerald: Thank you, ma'am. McCarvel: Okay. So, at this time could we get a motion to close the public hearing for Item H-2018-0071. Fitzgerald: Madam Chair, so moved. Cassinelli: Second. Meridian City Council Meeting Agenda October 18, 2018 – Page 8 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 6 of 44 McCarvel: It has been moved and seconded to close the public hearing on H-2018- 0071. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. McCarvel: I think they did a fabulous job. I know -- I thought we all thought it looked good the first time around, but there was questions on how many buildings and it could be this, it could be that, but I think if this is what it's going to be I think it looks fabulous. Fitzgerald: Madam Chair? Hi. Sorry, ma'am. McCarvel: Commissioner Fitzgerald. Fitzgerald: I'm joking. I think it -- I think it looks great. I commend the applicant for taking comments made by the -- or the Commission and taking that to heart and bringing us a product I think is -- will be well serving the community, but also serving your customers and so I appreciate the -- the work we can do together to come up with a design that is -- is a positive for the community and I appreciate it . So, I think it looks great and will move forward in supporting it. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: I really like -- I think the height change is great. I like the -- I notice that -- that it's shorter than it was before and I think some of the design -- the architectural design that -- that you did with -- with sort of the metal work, it just -- it looks really nice, so -- McCarvel: Any other comments? Fitzgerald: Madam Chair? McCarvel: Mr. Fitzgerald. Fitzgerald: If Commissioner Cassinelli doesn't have any comments, I -- besides -- I will make a motion, but thank you for putting parking underneath the building . I am so happy we don't have to see asphalt. So, with that, Madam Chair, I would move -- after considering all staff, applicant and public testimony, I move to approve file number H- 2018-0071 as presented in the staff report for the hearing date of October 4th. Perreault: What was that last part? McCarvel: For the hearing date of October 4th. Perreault: Second that motion. Meridian City Council Meeting Agenda October 18, 2018 – Page 9 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 7 of 44 McCarvel: It has been moved and seconded to recommend approval on H -- or to approve H-2018-0071. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. C. Public Hearing for Smith Rezone H-2018-0097 by Scott Smith, Located at 1321 & 1323 Main St. 1. Request: Rezone of 0.73 of an acre of land from the C-C to the O-T zoning district McCarvel: With that we will open up the public hearing for Smith Rezone, H-2018-0097, and we begin with the staff report. Allen: Are we on? Okay. This site consists of .73 of an acre of land. It's zoned C-C, located at 1321 and 1323 North Main Street. Adjacent land use and zoning. To the north is commercial office uses, zoned C-C. To the east is North Main Street and commercial office and residential uses zoned C-C. To the south is a funeral home, zoned C-C. And to the west is residential and vacant, undeveloped land and a personal service, beauty salon, zoned C-C. There are two existing structures on this site. Let me go to the regular view here real quick. The one at the front of the property was constructed in 1937. The one right here. As a residential dwelling. And was converted to a commercial structure in 2001. The structure at the rear of the property was constructed in 1983 and was converted to a commercial use in 2001 . So, this is the front structure proposed to be converted to a dwelling and, then, this rear structure. A rezone of .73 of an acre of land is proposed from the C-C zoning district to the Old Town zoning district. It's requested consistent with the Old Town future land use map designation. Two existing structures on the site are proposed to remain. The structure at the rear of the property houses the Calico Cattery, primarily a retail store, with ancillary cat boarding, and the front structure is supposed to be converted from commercial back to a residential use. Access is provided for this site via two one way drive aisles -- drive aisles to and from Main Street. Staff and ACHD recommends these accesses remain with no changes. And if the property redevelops in the future with a more intense use, the access may be restricted to a single access and cross -access easements may be required to adjacent properties , but not at this time. The UDC requires off street parking to be provided based on the square footage of the residential structure and the number of bedrooms in the dwelling. Back to this map real quick here. Based on the square footage of the structure, 1,560 square feet of the commercial structure and the number of bedrooms, three in the proposed residential dwelling, a minimum of seven spaces are required. There are currently six paid parking spaces for the shared use. An additional -- one additional space is required to be provided on the site in order to comply with the minimum UDC standards. Approval of the proposed rezone will allow the residential use in the multi -zoning districts. Currently the residential use is prohibited in the C-C district. There was no written testimony received on this application. Staff is recommending approval with the requirement of a Meridian City Council Meeting Agenda October 18, 2018 – Page 10 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 8 of 44 development agreement per the provisions in Exhibit B of the staff report. Staff will stand for any questions. McCarvel: Any questions for staff? Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: Sonya, what are -- you just mentioned Old -- Old Town allows for residential. What are some of the -- maybe some of the other differences between the C-C and the and the Old Town, other than -- Allen: Well, the -- Cassinelli: What could they -- I guess what could -- you know, what -- what would the Old Town allow them to do, other than the -- other than use it for residential? Allen: I will answer you in a round about way, though. The Old Town zoning district that they are requesting is consistent with the Old Town future land use map designation. C-C zoning district is more intense than an Old Town zoning district. It allows higher intense commercial uses. The Old Town district allows residential and a mix of lower intense commercial uses. So, we are looking at service-type uses, residential, office, light commercial type uses. If you would like -- if you would like me to bring up a use table -- I'm not sure if you can read it very good on your screens, but I'm -- Cassinelli: No. Just that -- just kind of that -- that broad overview is helpful. Allen: The Old Town district is more -- more consistent with the Comprehensive Plan and what it is zoned right now. Cassinelli: Okay. McCarvel: Any other questions for staff? Okay. Would the applicant like to come forward? Smith: I think Sonya hit it pretty good. McCarvel: Okay. State your name and address. Smith: Scott Smith. 2286 North Glenfield Way, Meridian, Idaho. 83642. I'm sorry. 83646. Yeah. She hit it pretty good. What I'm looking at doing is turning that front building there into a residential building for myself and my son and , then, the back building will stay as it is and be retail and it's the Calico Cat -- I think it's called the Calico Cattery. So, she's a good tenant. When I bought the property I was very Meridian City Council Meeting Agenda October 18, 2018 – Page 11 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 9 of 44 impressed with it and the fact that I never thought I would own a cat house. Okay? And it's legal. Okay? But it's a very -- it's a very polished -- polished place. It's a place that we can be proud of to have it in downtown Meridian and so will live in the house when I'm done with it. McCarvel: Any questions for the applicant? I do have one. Staff recommended that you have one more parking spot. Are you okay with that or -- Smith: I am. A question to go on that. I thought -- and it's just a confusion, but I thought I was good with six when we talked that one time, but if it's -- if it's seven I guess -- and is it very flexible in where I can have the spot? Is it -- can I go on the side? Can I go on the -- it has got to be paved I assume; right? Is that correct? Parson: Yeah. Madam Chair, Members of the Commission, yeah, we are flexible on where you can put that additional parking spot. Smith: Okay. Yeah. Because I don't -- one nice thing about that -- the business that's back there, there is usually one or two cars there at any given time and, then, now with myself there will only be one or two cars of myself and my son. So, if I am able to put one in the back that would be fantastic. McCarvel: Okay. Perreault: Madam Chair? Smith: Or the side would be good, too. Perreault: So, is the home currently used as part of the business? Smith: No. Perreault: What -- what is the use of the home? Smith: It will be my house. My residence. Perreault: It's currently your residence? Smith: I wish. No, not yet. Perreault: Okay. McCarvel: What is it currently being used for? Smith: Nothing. I'm going to restore it. Fix it up. Fitzgerald: Madam Chair? Meridian City Council Meeting Agenda October 18, 2018 – Page 12 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 10 of 44 McCarvel Mr. Fitzgerald. Fitzgerald: It was a commercial use up until now -- until you bought it; correct? Smith: Yeah. It was -- I don't know how they did it. It was pretty rough on the inside, but yeah. Fitzgerald: Do you have -- I mean is your vision for this to redevelop it in the future or -- that space or is it -- would you want to maintain it -- as we are growing downtown I just wondered what is your vision for that property. Smith: I would like to give you a good answer for it. I don't know. You know, right now what I would like to do is make that thing a top notch place and would like to -- the place is right to the two left of me right there as you go south are fantastic buildings. One of them is the realtor's place, Ron -- I forget his last name. And the other one is a funeral home. Very good looking houses. It will look the same, if not better than the two of those. What I plan on doing with it right now -- I plan on it being my residents. Now, five, ten years down the road I don't know. It's a great piece of property. It's on two- thirds of an acre and that's why I bought it. McCarvel: Okay. Parsons: Madam Chair, Members of the Commission, just want to share with you that we met with Scott during the pre-application meetings. Met with him before he had a pre-application meeting with staff, actually, and we talked about many different possibilities for what you could do on this particular property. So, I do appreciate Mr. Cassinelli's comments on what does Old Town allow versus C-C zoning or commercial zoning. Now, the reason why we are here for the rezone is because the current C-C zone doesn't allow residential use and Old Town does. So, that's why we are here rezoning this evening. So, just keep that in mind, but in -- if he were to redevelop there is potential for multi-family on this site, more intense, so he can convert, add more units on the site without having to come back through a public hearing or any of those things and those are a lot of things that we talked about. So, we talked about many different scenarios, what those parking ratios look like. So, I just want to go on the record -- yes, we talked about many different developments and options for this site and if and when additional parking would be triggered. In this particular case, because he is kind of changing the use of the residence from commercial to residential, the applicability section of our UDC does require that we analyze parking for the development and that's why Sonya had said at least add some more surface parking, not necessarily the two garage spaces that's required by ordinance . So, something to take under consideration this evening. McCarvel: Any other questions for the applicant? Thank you. Smith: Okay. Thanks, guys. Meridian City Council Meeting Agenda October 18, 2018 – Page 13 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 11 of 44 McCarvel: Did we have anybody signed up for public testimony this evening? Johnson: No, Madam Chair. McCarvel: That being said, is there anyone in the room who would like to testify on this application? Okay. Fitzgerald: Madam Mayor? McCarvel: Commissioner Fitzgerald. Fitzgerald: I move we close the public hearing on H-2018-0097. Cassinelli: Second. McCarvel: It has been moved and seconded to close the public hearing on H-2018- 0097. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: I have a follow on question to staff. In the review what's been going on with the -- you know, the new and updating of the future land use map, Bill, is there -- what -- what's the -- are we going to -- is the desire to keep that stretch commercial like that? There is a lot of neat old homes down there and just kind of curious what the plan is. Parsons: Madam Chair, Members of the Commission, great question. We are not into that portion yet of the update to the Comprehensive Plan, but as Sonya mentioned, we do envision Old Town here, which would allow some of those homes to remain as they are. They could remain as commercial or as residential homes. They could be converted to commercial uses. If memory serves me correctly, I believe this property was annexed -- or at least rezoned to commercial in the '70s at some point in time before we even had a Comprehensive Plan and that's why we see it being more of an Old Town -- like a mix of uses or more intensification on the land use in that area . But I would also let you know that back in 2008 or 2009 our urban renewal district , MDC, went through a process of trying to get what we call Destination Downtown plan. It's kind of an addendum to our Comprehensive Plan and this is part of that Washington district. So, there is a certain character that we do want to remain in this area . I don't see us changing much of that at this point in time, but it's certainly something that we will be looking into or can take under further advisement as we go throu gh -- get further into that Comprehensive Plan update. Meridian City Council Meeting Agenda October 18, 2018 – Page 14 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 12 of 44 Cassinelli: Because one thing you mentioned is that in -- in changing this to -- to Old Town and allowing a residence, it could -- you know, it could become a high density residential without having to come back to Planning and Zoning, is that what you said? Parsons: That is correct. Multi-family developments are principally permitted in the Old Town district. McCarvel: Any other questions? Comments? I personally think -- you know, there is a lot of old houses down there and I think he's going to use it for a personal residence and really bring it back to life. That's probably a bonus for Main Street and the accesses the way they are, the in and out for that -- the way that lot is arranged for that business in the back I think works well. I would -- I would be in supportive of it to have this Old Town if they want to use that as a residence. Fitzgerald: Madam Mayor? McCarvel: Mr. Fitzgerald. Fitzgerald: I have no problem. I think being that it's a commercial use now, it's tough to take it back to a residential property, but I think with the future land use map it does -- it's all overlay with Old Town now. I don't see that changing in the future and so it does give Mr. Smith an option -- or some options in the future going forward as that neighborhood transitions, whether that be more commercial, but I think it does, per Commissioner Cassinelli's comments, limits how intense that commercial use can be, so -- and that -- so, it gives us a little bit more I guess control over that as it goes forward. So, I would agree, even though I heard you go back from a commercial to a residential use, because everything around it is commercial -- McCarvel: Yeah. Fitzgerald: -- I understand that's probably not where Mr. Smith will go down the road. He will probably use that land to develop it into something more bright and shiny besides his house. But I like that you want to fix it up. So, I have no problem with the change. McCarvel: I think if he makes it -- makes it a primary residence all bright and shiny, maybe it stays. I don't know. Fitzgerald: Yeah. Maybe so. McCarvel: Okay. Any other comments? Do we want to hear a motion? Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Meridian City Council Meeting Agenda October 18, 2018 – Page 15 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 13 of 44 Cassinelli: After considering all staff, applicant, and public testimony, I move to recommend approval to City Council of file number H-2018-0097 as presented in the staff report for the hearing date of October 4th, 2018, with the following modifications: I think just the one, the additional parking space, was that correct? Fitzgerald: I think it's already -- McCarvel: I think it's in the -- Cassinelli: It's already in there, so -- McCarvel: Yeah. Cassinelli: Okay. So, with no additional modification. Perreault: I second that motion. McCarvel: It has been moved and seconded to approve file -- recommend approval on file number H-2018-0097. All those in favor say aye. Opposed? Motion carries. Thank you. MOTION CARRIED: FOUR AYES. THREE ABSENT. McCarvel: So, at this time we will open -- oh, we are continuing from September 6th and September 20th, H-2018-0081, EEG Office Building, and we will begin with the staff report. Allen: Madam Chair, Members of the Commission, the next applications -- McCarvel: Oh. Westbridge. Sorry. Allen: The next applications before for you -- D. Public Hearing for Westbridge Subdivision H-2018-0088 by Jane Suggs, Located at 5745 and 5865 N. Black Cat Rd. 1. Request: Annexation and Zoning of 12.84 acres of land with an R-4 zoning district; and; 2. Preliminary Plat consisting of 30 building lots and 9 common lots on 12.71 acres of land in an R-4 zoning district McCarvel: So, let's try 2018-0088, shall we? Cassinelli: We are trying to speed this up. Meridian City Council Meeting Agenda October 18, 2018 – Page 16 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 14 of 44 Allen: The next applications are a request for annexation and zoning and a preliminary plat. This site consists of 12.71 acres of land. It's zoned RUT in Ada county and located at 5745 and 5865 North Black Cat Road. Adjacent land use and zoning. To the north are rural residential properties zoned RUT in Ada county. To the south is future multi-family residential in The Oaks North Subdivision, zoned R-15. To the west is a future school site zoned RUT in Ada county. And to the east is North Black Cat Road and single family residential properties in Bainbridge Subdivision, zoned R-8. The Comprehensive Plan future land use map designation for this property is medium density residential, which calls for three to eight units per acre. The applicant is requesting annexation and zoning of 12.84 acres of land, with an R-4 zoning district and requests Council approval of a step down in density from medium density residential to low density residential. Again, medium density being three to eight units per acre and low density being three or fewer units per acre . The proposed residential use and zoning is compatible with either the low density residential or medium density res idential future land use designation. However, the proposed density at 2.4 units per acre is slightly below the minimum three units per acre desired in medium density designated areas. The step down in density as requested because at -- excuse me -- adding more lots will require a secondary emergency access to be provided and only one access is available to the site and fire flow would need to be addressed differently as well. The geometry and characteristics of the site, i.e., the location of the McMullen Lateral along the north boundary and the necessary public streets impact the available building area, resulting in a lower density than desired in the Comprehensive Plan. A preliminary plat is proposed as shown that consists of 30 building lots and nine common lots on 12.71 acres of land in the proposed R-4 zoning district. Proposed lots range in size from 8,096 square feet to 13,570 square feet, with an average lot size of 10,060 square feet . There are two existing homes on the site. The one at the west end of the site will remain, if you can see my pointer here, on this lot here in the proposed subdivision. The other home and structures -- accessory structures will be removed. One access is proposed for the development via North Black Cat Road. Two stub streets are proposed, one to the north Willowside Avenue and one to the south, North -- North Oakstone Avenue, for future interconnectivity with the adjacent future developments. When the Oaks North property came into the south, their preliminary -- excuse me -- preliminary plat did show a stub street to this property that's in alignment with the proposed stub street. A 35 foot wide landscape street buffer is proposed along North Black Cat Road, an entryway corridor, in accord with UDC standards. There are several existing trees on this site that are proposed to be removed that do require mitigation, as proposed by the applicant. UDC requires a minimum ten percent qualified open space to be provided with development and a minimum of one qualified site amenity. A total of 1.6 acres or 12.5 percent of qualified open space is proposed with a segment of the city's multi-use pathway system, a micro path to the future school site to the west, and a tot lot with playground equipment in accord with UDC standards. Conceptual building elevations were submitted as shown for future single family residential detached homes in this development. Building materials consist of a mix of siding materials with stone veneer accents. Written testimony was received from the applicant Jane Suggs. She is in agreement with the staff report and staff is Meridian City Council Meeting Agenda October 18, 2018 – Page 17 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 15 of 44 recommending approval with the conditions in Exhibit B of the staff report. Staff will stand for any questions. McCarvel: Any questions for staff? Would the applicant like to come forward? Suggs: Good evening, Commissioners. My name is Jane Suggs. I work at WH Pacific, 2141 Airport Way in Boise, and I'm here representing Trilogy Development and also the Westbridge Subdivision. I'm very pleased to present these applications for annexation, rezone, and a preliminary plat for Westbridge. I don't have a whole lot to add, because Sonya did such a good job of explaining this and we have the landscape rendering in front of you, but just let me remind you that we agre e with everything in the staff report, the total analysis, and also all the conditions of approval. So, we don't have a whole lot to add there. As Sonya noted, it's 12.7 acres and being annexed into the city with an R- 4 zone. She talked a little bit about how we are coming in just under the three dwelling units per acre. Very rarely do I ask for a step down in the Comprehensive Plan, but in this particular case we do have some geographic reasons, some geometry of the site that kind of restrict us to a certain number of units and also we wanted to provide the open space that we are providing on the site and we think that these larger lots , 10,000 square foot minimum -- some are eight -- all of them are over eight. Some of them are - - too many of them are channeled on the north boundary. We think that that's a real nice compliment to some of the smaller lots that you will see just south of us and to the east. I did want to point out, of course, that we do have a separated sidewalk that runs from Black Cat Road to the potential school site that's on the west. So, we have an area where it's separated sidewalk and shaded. We are adding a ten foot pathway, according to the master plan for your pathways . I don't even think it was on the master plan quite yet when we had our pre-application meeting, but we were asked to put that in and we will. That's along Black Cat. Again, we are providing significant open spaces. As you drive in you will see landscape medians and also an open space just to your right as you drive in. Landscaped. We had a neighborhood meeting in July on the site and had pretty good attendance. Most everyone there was interested in making sure we maintain irrigation. You see -- you saw on your map that there were some larger lots to the north or in the county. One of those lots is heavily wooded and so we want to make sure that they have their -- the irrigation water that they are required. Of course, that's a state law that we have to do that and the schedule for development . I think this is one of those areas where people are anticipating development, knowing that it's going to come eventually, and I think this is a really good transition, again, from the higher density to the south and a little bit of a transition to those larger lots as well. So, we -- they may redevelop, they may not, but to have larger lots along that north border I think is a really good transition for them . In summary, I respectfully request your approval, annexation, rezone and the preliminary plat for Westbridge and I can stand for questions. McCarvel: Any questions for the applicant? Fitzgerald: Madam Chair? Meridian City Council Meeting Agenda October 18, 2018 – Page 18 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 16 of 44 McCarvel: Mr. Fitzgerald. Fitzgerald: Jane, thanks for the information. On the north boundary you have, obviously, the north lots and I know there is a carbon sequestration lot in Larry Lane, that huge wooded area. You have a strip back there. Is that common lot and is it going to be maintained by the HOA? Suggs: The HOA will have to maintain that. That actually is going to be where the McMullan Lateral is now, which is a ditch and it will be fully piped. Fitzgerald: Okay. Suggs: So, it will kind of be one of those areas -- in fact, you will see on the landscape plan it shows that we were landscaping with turf closer to Black Cat, but once we are behind the homes that will be some lower maintenance grasses. So, we won't have somebody back there mowing all the time . It will be kind of left -- a little bit of the natural, but definitely maintained by the HOA. Fitzgerald: No pathway is behind anyone's houses? Suggs: No. No pathway. We wanted to keep the kids walking in front of the houses and in a shaded area and on a regular sidewalk. We think that's a little safer than trying to put them behind the houses. Especially with the wooded areas and actually some crops in the -- the second -- the western larger lot. So, we thought that was more appropriate. Fitzgerald: Thank you, ma'am. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: Jane, what are the widths of the -- of those lots on the -- on the north side that are -- Suggs: I think they are 80 -- I think they are 80 foot widths. Of course, I can't read this, because it's so small. I didn't bring a full size plat with me, but, yeah, I think they are 80 by some. Cassinelli: Okay. And, then, a couple -- a couple of questions, Madam Chair. McCarvel: Uh-huh. Cassinelli: That the -- the cul-de-sac in the middle -- Suggs: Yes. Meridian City Council Meeting Agenda October 18, 2018 – Page 19 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 17 of 44 Cassinelli: -- that is also a stub street to the south? Suggs: That -- that will stub to the south, yes. Cassinelli: Okay. Suggs: We have -- we have drawn that and designed that so that when that -- and there is a stub shown on -- and I don't think it was a plat, it was just a masterplan that it had, it showed that location and that will connect just like a regular street . Cassinelli: Okay. And -- and, then, the -- at the end of the subdivision, the stub to the north -- Suggs: Right. Cassinelli: -- that one I'm very curious about, because that would require -- that would require complete redevelopment of that subdivision and that property to the north that's a residential property to put that through. Was that -- that was -- was that an ACHD requirement? Suggs: Actually, that was the city hoping that if there was going to be development of that western lot -- not the eastern lot with all the trees, but the western lot, that we provided some access to that, so that there would not have to be some other access. So, that development -- it will -- it will just -- it will -- it will make the location where that person has to develop, but it's -- that's the connectivity policies of the city to provide stub streets to properties that could redevelop. So, there is no reason for -- them have to redevelop that, I mean it just -- just like -- just like when New Oak came in with their master plan to show where they wanted that southern stub to be, we had to kind of match that. I mean we didn't have to, but it makes sense to, because they have come in and shown us something and the city told us about that. So, the city had asked us to stub to one of the two properties and we stubbed to the western one, because we think that that will develop, if it develops, before the eastern one. If we don't -- if you don't want it there we can actually take it out, but as part of the policy of connectivity. McCarvel: Any other questions? Fitzgerald: Madam Chair? McCarvel Mr. Fitzgerald. Fitzgerald: Sonya, you said to me about connection to The Oaks. Is that somewhere they are going? Or is that my mistake? Allen: Madam Chair, Commissioner -- Commissioner Fitzgerald, there is -- I'm sorry. Did you say school or multi-family? Meridian City Council Meeting Agenda October 18, 2018 – Page 20 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 18 of 44 Fitzgerald: I said The Oaks. I'm sorry. I -- Allen: Oh. The Oaks is to the south and there is a future multi-family plan there. Fitzgerald: Got it. Allen: R-15 zoning. Fitzgerald: There is nothing -- Allen: There is no concept plan, but they did show a stub street on their preliminary plat to that -- to this property. Fitzgerald: Got it. Okay. I was thinking it was to the north, so thank you for the clarification. McCarvel: Any other questions for the applicant? Okay. Thank you. Suggs: Thank you. McCarvel: Chris, did we have any signed up for public testimony? Johnson: No sign-ins. McCarvel: Okay. No sign-ins, but is there anybody in the room who would like to speak on this application? Okay. Then if there is no further questions for staff or the applicant, can I get a motion to close H-2018-0088? Cassinelli: So moved. Fitzgerald: Second. McCarvel: It has been moved and seconded to close the public hearing on H-2018- 0088. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Perreault: Madam Chair? McCarvel: Yes. Perreault: I am shocked to see some larger lots. McCarvel: I know. Start doing cartwheels. Meridian City Council Meeting Agenda October 18, 2018 – Page 21 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 19 of 44 Perreault: I just -- this looks like a nice little -- it looks like a nice project. I -- I think they have done a nice job with -- with the landscape plan and I just think it's great to see some larger lots. McCarvel: Yeah. Yeah. I don't care what the reason is, if we -- whatever reasons they had we have larger lots and I'm thrilled. Love to see more of that in Meridian, so -- and, again, this is trying to foresee the future of a transition between some higher density and maybe a little lower. So, I think it looks like a great addition. Cassinelli: Madam Chair? McCarvel Commissioner Cassinelli. Cassinelli: Can I -- I'm just -- the street going to the north, I have this vision that it's going to be stubbed for eternity going into somebody's -- going in their backyard. I mean -- and if that lot to the north is developed , they have got access on Larry Lane. Do we need that stub street there? Allen: Madam Chair, Commissioner Cassinelli, yes, we do. The -- let me just flip over here to the area on this. Larry Lane is a private lane, so -- Cassinelli: It is? Allen: -- you know, it's not likely that it will continue in the future. Our city code restricts access to arterial streets, such as Black Cat Road and requires cross-access and stub streets to be provided to adjacent properties. Stub streets in the case of residential. So, the applicant is complying with our code with what they are proposing. Cassinelli: Is there -- Allen: We also like interconnectivity between developments in the Comprehensive Plan. Cassinelli: Can they stub it -- is there a way to stub it, but end the stub at the cul-de- sac, have that -- have an easement for that and that be a -- that be planted -- be green for now. See what I'm saying? Allen: Who is going to pay for the extension? That's the issue we -- we run into with that kind of situation. The developer is responsible for installing the roads when they do a development and if it's not installed now it's not likely we will get it in the future. Fitzgerald: Madam Chair? McCarvel: Mr. Fitzgerald. Fitzgerald: Just -- we dealt with that over by Woodbridge going into that existing neighborhood. It was a disaster. But there was an easement there and everybody kind Meridian City Council Meeting Agenda October 18, 2018 – Page 22 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 20 of 44 of -- and they fought and fought and fought on actually that road going through and it became a very bad problem. So, you either got to do it or not. Cassinelli: Yeah. McCarvel: And I lived in a neighborhood where there is a stub street to nowhere and it's going to stay a stub street to nowhere. It doesn't look -- Cassinelli: Good RV parking. McCarvel: A turnaround for the skateboarders and that kind of thing. It's -- it's not that big. Fitzgerald: Build a half pipe there and -- Cassinelli: Other than that I -- you know, I -- I don't think you're going to hear me complain too often about a -- about a step -- a step down. It is a -- it's a nice transition, even though the property is on -- to the north are county, they are not city, I still -- I mean we -- you know, I still want to always -- always respect people that are -- that are there, especially as we annex we have to -- we have to keep that in mind. So, it's a good transition I think to -- to those -- to the homes to the north. There is that -- there is the buffer with the lateral there. It will be a transition to the R-15, I guess, to the south eventually. I'm -- I'm good with it. Fitzgerald; Madam Chair? McCarvel: Mr. Fitzgerald. Fitzgerald: I agree and I think the last time we looked at this Jane did a good job -- this -- because the last time we looked at this there was dogs and ponds and I -- it was a -- kind of a nightmare and I -- McCarvel: That's another one. Fitzgerald: Not this one, but -- but -- yeah. Sorry. But anyway -- Perreault: Similar. Fitzgerald: It's very similar. Sorry. Perreault: I did the same thing. I was thinking about that -- it's not the same one, but it's so similar. I had to go back and look at that again. Fitzgerald: Sorry. I have been gone. But, anyway, moving on. It's a great project. Very well laid out and I think you guys have taken your community around you into account and I appreciate it. I'm in support. Meridian City Council Meeting Agenda October 18, 2018 – Page 23 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 21 of 44 Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: After considering all staff, applicant, and public testimony, I move to recommend to the City Council File Number H-2018-0088 as presented in the staff report for the hearing date of October 4th, 2018, with no modifications to the staff report. Fitzgerald: Second. McCarvel: It has been moved and seconded to recommend approval on H-2018-0088. All those in favor say aye. Opposed? Motion carries. Congratulations. MOTION CARRIED: FOUR AYES. THREE ABSENT. E. Public Hearing Continued from September 6 and September 20, 2018 for EEG Office Building (H-2018- 0081) by Chad Slichter, Located at 551 SW 5th Ave. 1. Request: Conditional Use Permit for a 12,825 square foot office/storage building on 0.993 acres of land in an L -O zoning district McCarvel: Now let's take a stab at H-2018-0081 and we will begin with the staff report. Beach: Good evening, Madam Chair, Members of the Commission. Before you this evening is a conditional use permit for what's called the EEG Office Building. The site consists of approximately .993 of an acre of land. It's currently zoned L-O and is located at 551 Southwest 5th Avenue. To the north is a multi-tenant office building, zoned L-O. To the west are single family homes in the Franklin Square Subdivision, zoned R-8. To the south is a vacant or undeveloped land , zoned C-G and West Corporate Drive. And to the east is vacant, undeveloped land, zoned C-G and Southwest 5th Avenue. So, to kind of further clarify why this is coming forward this evening for a conditional use permit. Typically, this is an approved use in the L-O. The Troutner Park Subdivision that was approved and annexed in '95 and a plat approved in '96, required detailed conditional use permit approval for any parcel development within that subdivision. So, that's why this is before you this evening. The Comprehensive Plan future land use map designation for the parcel is commercial and the applicant submitted an application for a conditional use permit for a 9,950 square foot office building and accessory storage on, as I said, approximately .993 of an acre in the L-O zoning district. The site plan depicts how the site is proposed to d evelop with the structure, parking, drive aisles, access, storage yard and internal parking lot landscaping. The applicant is proposing to have an outdoor storage area as part of the development and it requires the applicant to comply with the UDC in regards to the Meridian City Council Meeting Agenda October 18, 2018 – Page 24 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 22 of 44 outdoor storage as an accessory use. We have what are called specific use standards for that type of use and with a certificate of zoning compliance the applicant shall provide detail of the required closed vision fencing and gate. Part of a -- part of the requirement for an outdoor storage area that it be fully screened from view and so the applicant is showing a gate here and as well as fencing all the way around and we are just asking that he provide some further details, so we know what that fence looks like. Storage area as well as to the west of the building shall be paved with asphalt . Access is proposed to the site via one driveway from Southwest 5th Avenue in this location. Parking is based on the square footage of the building, which, as I said, is 9,950 square feet. So, a minimum of 20 parking spaces are required. The applicant is proposing 22. Bicycle parking is also required, one for every 25 parking spaces. One is -- one is required. The applicant is providing enough racks to accommodate four bicycles. The applicant is required to provide a five foot pedestrian walkway from the main entrance to the proposed building -- to the main entrance of the proposed building rather, to the perimeter sidewalk along Southwest 5th Avenue. Some of the details aren't shown in this -- in this site plan or the landscape plan that we will get when they come in for their certificate as zoning compliance. Landscaping is required to be installed on site. There is a 20 foot wide buffer required along Southwest 5th Avenue. They are showing that on the landscape plan. Additionally, with the Troutner Park Subdivision, as you can see on the west side of the project, there is a 35 foot wide landscape buffer that was required as part of that development agreement and it's already in place. We are working with the applicant a little bit on their architectural elevations. There are certain standards that have to be met with the architect -- the architectural standards manual we have with the City of Meridian with requires a mixture of materials and we limit certain types of materials. In this case the applicant, I believe, has some information for us tonight. Typically -- this seems like a lot of metal to me to meet our code. I have asked him to provide some detail on what percentage that is of each facade, so that we can look at that. Typically we get that with the certificate of zoning compliance and design review, but because this specific subdivision requires, quote, unquote, detailed CUP approval we thought it appropriate to at least give you some of that detail this evening to deliberate over and so, as I said, the applicant is required to go forward with the certificate of zoning compliance and design review once this is hypothetically approved. Did not receive any written testimony. Staff is recommending approval. This type of use and the architecture generally for the neighborhood and, as I said, we are recommending approval and I will stand for any questions. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: Josh, can you pull back -- pull up the site plan again? So, that blank area there between the covered parking and the building, that is going to be used for storage? Beach: Right. Meridian City Council Meeting Agenda October 18, 2018 – Page 25 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 23 of 44 Perreault: Okay. And the covered parking is for employees or -- I guess I can -- Beach: The applicant can cover that a little bit better. I'm not sure exactly who is -- Perreault: Thank you. Beach: -- going to be parking back there. McCarvel: Any other questions for staff? Okay. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: I kind of have a random question, Josh. When is Corporate going to be finished? Beach: I don't know. Cassinelli: Okay. We have got a project kind of coming in the area. Parsons: Yeah. Madam -- Madam Chair, Members of the Commission, a couple things to update you on. One, as you know, there is a multi-family project under construction in the area that you guys acted on a couple years ago and that's under construction and they are constructing a portion of that roadway with that development . So, we will get that out to at least Meridian Road and in that section that goes over the Ten Mile Creek and ties back into Waltman Lane, that's an -- if and when that property to the south along the interstate develops. As you know, an application came before you called Tanner Creek and that was recommended approval by this body, but it went to City Council and they had actually recommended denial of that comp plan change. So, that -- that piece of the puzzle is still up in the air. Cassinelli: I guess I was -- the -- the part I was looking at was -- by the storage units there where that multi-family is -- is that project under construction right now? Beach: So, as soon as they are completed with that -- that section of Corporate will be constructed and be able to get out to Meridian Road. Cassinelli: Yeah. Perfect. Thank you. McCarvel: Any other questions for staff? Okay. Commissioner -- Fitzgerald: Josh, you mentioned a small component of the -- of land that is unusable or unbuildable. Can you identify that for me, so I -- just so I understand what we are talking about? Meridian City Council Meeting Agenda October 18, 2018 – Page 26 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 24 of 44 Beach: Goofy little guy right here. Kind of wraps around here. It's not big enough to really do anything with it. I think even ACHD owns that. Or maybe they just own this piece. I can't remember exactly, but -- Fitzgerald: So, one looks like a -- like a storage or -- Beach: Here is some water retention out here -- Fitzgerald: Yeah. Beach: -- that I know is ACHD and I can't remember if they own this piece here or not. Fitzgerald: It looks like it's an area like for storing sand or something like that . It's just -- that's interesting. Beach: It looks like -- to me it looks like there is a telephone pole. Fitzgerald: Or that's -- maybe that's -- yeah. Interesting. Well, anyway -- okay. Thank you. Beach: And, then, it looks like there is sand and some other things here. I'm not sure if it's ACHD that owns that and using it as a -- kind of a maintenance or storage area. McCarvel: Future green area. Fitzgerald: Do we send them a bill for cleanup? McCarvel: Getting to that point. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: Josh, you -- can you go back to the -- the elevations there and the building materials? Because what I'm seeing just a quick look around at some of the other buildings in there, a lot of -- a lot of brick. Is that -- is that where you want to -- is that the direction you want to go, that design review wants to go? Beach: So, make sure I understand the question. We can't require them to build a brick building, so -- is that what you're asking me? Cassinelli: Well, was there -- and was there nothing in the -- in the original -- the original business park DA that was developed in '95, '96 as far as design standards in there? Okay. McCarvel: It's just Meridian's design standard. Meridian City Council Meeting Agenda October 18, 2018 – Page 27 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 25 of 44 Cassinelli: So, they are just going to have to follow it -- they will just follow Meridian design standards. Okay. McCarvel: All right. Would the applicant like to come forward. Slichter: Good evening, Madam Chairman and Commissioners. My name is Chad Slichter, Slichter Ugrin Architecture in Boise. 415 South 13th Street. McCarvel: Yeah. Speak directly into the mic. Sometimes they are -- there you go. Slichter: Is that better? McCarvel: Perfect. Slichter: Did you get my address and all that? Okay. I'm representing the owner and since this was -- application went in this property was actually sold to the original person I was representing to begin with, which is Chad McKibben behind me. Could you go to the site plan real quick? I want to make a couple of clarifications here. There is no storage in that open area. That was part of the original discussion. So, the parking in the back is covered for utility vehicles and things of that nature, so their trucks can be parked there. We don't want to have a bunch of stored materials out in that open space. So, it's, basically, just maneuvering space for access to the covered parking and access to the storage component, which is actually in the -- the one story portion of the main building. Okay? So, on these photos there would be the piece to the -- to the right. Yep. So, the intention is not to have a bunch of stuff -- pipe and all that kind of stuff or conduit, whatever outside, it's all to be kept clean and nice. Go back to the -- so we -- yeah. This is slightly different than the -- the landscape plan. Originally we had a few things that were different here with the initial staff report, which has been modified to this drawing and the landscape plan hasn't quite caught up with this necessarily. We have shifted the two story component, so that north face wasn't totally in line and flat, so we give a little bit of reveal there. We do need to get a sidewalk in to connect back up to the -- to the main there on 5th. Part of that staff report also indicated, you know, a need or -- to have a detached sidewalk, but since it's already there, leaving it in place and not tearing it out and removing it or rebuilding it. Likewise, we did close up one of the -- the entrances that currently exist onto 5th Avenue, so -- which this drawing shows there were two into that parking lot from 5th. So, I think everything is good there. As far as the building components -- oh, sorry. One more thing. The owner of this property is also the owner of the track utilities property immediately to the south . So, they have that entire chunk in the corner there of Corporate, just to be aware. So, we are -- all those buildings are metal buildings, of course, so not that they are going to look anything the same, but just some commonality between some of the property components. So, now if we can go to the elevations. So, I think that originally the submittal was truly a metal building, not pre- engineered, but metal skin, other than the entry component and, obviously, the glass and stuff. So, in working through this we have -- we are working towards, obviously, the architectural standards required by the Meridian City Council Meeting Agenda October 18, 2018 – Page 28 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 26 of 44 city. One piece of this that is not totally in compliance the way the code reads is if metal is being used you need to have two other primary field materials. So, just to give you an idea -- and to be a field material it needs to be 20 percent of the particular facade. Glass does not typically count as -- as that. However, that being said, we have -- we have come back through and had -- had several components to the building, some -- some awnings for the south facing glazing. We have added in some wood components and -- and some of the ribbon wrap arounds that you see on the -- the one story, which start to mimic what we have on the main entry component and normally -- and we have also added a base around the -- the two story component, which were shown as concrete or CMU, to be determined, just depends, you know, cost and those types of things. And concrete itself as -- unfinished concrete is not something that's normally allowed either. So, it would be an architectural concrete that we would meet that requirement. However, it's not big enough to actually qualify as a field material . That all being said, the entry component -- granted, it is a lot of glazing is -- is beyond what you would normally see and that component itself we would like to have considered as one of the field components. We do have enough wood to be considered one of the two components in the overall facade and adding a third component that is -- meets that minimum 20 percent requirement, the building is disproportionate, I guess, as far as materials, because you will have a whole bunch of stuff that's kind of equally weighted and so that's kind of where we are headed. That's where we are moving towards the feel of things to me as an architect is -- is good. The proportions are correct. If we put in three materials that are really field materials, it's going to look disproportionate. So, that's where we are at. I think we are -- for the intent of the architectural standards we are definitely close, if not already there. So, I would leave it -- take any questions you may have. McCarvel: Any questions for the applicant? Slichter: And I do have -- I don't know if you wanted actual percentages, but I can give you those. I did do the calculations if you want to know those. Fitzgerald: Madam Chair? McCarvel: Mr. Fitzgerald. Fitzgerald: Chad, are you in agreement with everything else besides the -- Slichter: Yeah. That's the -- that's the one piece that -- and it's not that we are not in agreement, we feel that we are meeting the intent already. Fitzgerald: Okay. Just wanted to make sure I -- Slichter: We did a lot of adjustments to get there. Like I said, when we started it truly was a metal skin building with no base, no additional accent, other than just their main entry. So, yeah, I think we feel that we are there. Meridian City Council Meeting Agenda October 18, 2018 – Page 29 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 27 of 44 Fitzgerald: Thank you. Slichter: Thank you. McCarvel: Thank you. Do we have any public testimony? Johnson: No, Madam Chair. McCarvel: Okay. Nobody -- oh. Nobody being signed up, is there anyone in the room who wishes to testify on this application? Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: I move we close the public hearing on H-2018-0081. Cassinelli: Second. McCarvel: It has been moved and seconded to close the public hearing on H -2018- 0081. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Personally I like this building, so I -- and I think they did modulate different types of -- different types of architectural components and it sounds like they are doing the intent of meeting our architectural guidelines. In looking around -- and I think Bill did the same thing. Looking around the neighborhood, I think there is -- this will be an improvement to some of the buildings that are around that area. I think it looks very nice. I think Chad did a great job. So, I would be in favor. McCarvel: Uh-huh. Yeah. First glance I wasn't sure if it meant architectural standards or not, just because it seemed like a lot of metal, but in hearing the presentation and stuff, I think with the mental landscape things, stuff that's around here and the building being what it is, for a lot of storage and everything, I think it's -- I think it looks okay. But I would hold it to Meridian design standards and let them figure it out. Fitzgerald: Yeah. Cassinelli: I would -- Madam Chair? I would be in agreement there and if there is no -- there was no objection from any of the residences behind, so it is -- it is cool looking. Most of the other stuff is -- oh, there is a mix back there. Some of the office buildings Meridian City Council Meeting Agenda October 18, 2018 – Page 30 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 28 of 44 are brick. But, then, there is straight metal skin buildings back there. Industrial buildings. So, it's a -- it's a good blend. McCarvel: Commissioner Perreault? Perreault: Madam Chair, I -- I agree with my fellow commissioners. I don't really have anything else to add. I think it looks -- I think it looks well done. I really like the glass work in the front and how they have situated on -- on the property and they have done a nice job to buffer with residential areas. So, I'm -- I agree. I'm going to agree. McCarvel: Yeah. I think they said glass isn't usually considered one of the features, but I think in this case it almost is. Perreault: Yeah. McCarvel: Okay. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: I'm going to make a motion. After considering all staff, applicant, public testimony, I move to recommend approval to the City Council of file H-2018-0081 as presented in the staff report for the hearing date of October 4th, 2018. Fitzgerald: Second. McCarvel: It has been moved and seconded to recommend approval on H-2018-0081. All those in favor say aye. Opposed? Parsons: Madam Chair? You guys are -- McCarvel: We are -- to not recommend approval, but to approve item -- I need to correct this. Approve H-2018-0081. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. G. Public Hearing for Meridian High School Auditorium H-2018- 0101 by LCA Architects, Located at 1900 W. Pine Ave. 1. Request: Conditional Use Permit approval to expand an existing non-conforming use (parking lot); and 2. Request: Conditional Use Permit to expand a public education Meridian City Council Meeting Agenda October 18, 2018 – Page 31 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 29 of 44 institution an additional 31,992 square feet in the R-4 zoning district McCarvel: Okay. Next on the agenda is H-2018-0101, a public hearing for Meridian High School auditorium and we will begin with the staff report. Beach: Madam Chair, Members of the Commission, this is a -- are two conditional use permits wrapped into this project for Meridian High School auditorium. The site consists of approximately 33.37 acres of land, zoned R-4, located at 1900 West Pine, which is the northwest corner of Pine and Linder. Adjacent land use and zoning. To the north is a baseball field and residential properties in the Vineyard Subdivisions, zoned R-4. To the west is rural residential agricultural properties, zoned RUT in Ada county. To the south is the school property, Pine Avenue, and residential properties in Marywood Subdivision, zoned R-8. And to the east is school property, zoned R-4 and Linder Road. As you can see -- well, maybe you can't see. There has been a number of administrative CZC applications on this property since 2001. Each one has substantially increased the square footage of the property. Additions and portables and tennis facilities -- lots of things. The Comprehensive Plan land use designation for the property is civic -- and I should go to the map here, so you can kind of see where we are talking about and get an aerial view. The applicant requests conditional use permit to construct a new 31,922 square foot building addition to -- to the school and the proposed addition will be placed in the existing courtyard . I will kind of zoom in here and show you. This is the -- this is the existing courtyard at the school and it will consist of an auditorium, a new lobby, new restrooms, a prop shop, dress, makeup rooms and a new band room. Because the education facility is expanding, the UDC requires the approval of a conditional use permit. Public education institutions in our UDC require a conditional use permit. There are specific use standards listed in the UDC as well. As education institutions that apply to be proposed -- that apply to the proposed use, if approved the proposed use is required to comply with those standards . That said, there are two conditional use permits approved. One is just because it's a school and they are expanding the school. The second is there is a nonconforming use on the property. So, Meridian High School has had several additions and improvements made to the site over many years. Some at the adoption of our current UDC. Due to the number of the improvements after the adoption of the UDC the landscape ordinance requires some of the site to be brought up to meet current landscape standards and the staff report kind of -- the applicant listed the year and how much square footage was -- was added to the property going back to 1974. So, specifically UDC 11-3B-2D requires compliance with the landscape ordinance if the building on the site expands beyond certain thresholds . Because of the number of -- the number of additions after 2005 is approximately 49 percent of the existing structures on the site, perimeter and right of way landscaping is required to be installed. Several of the expansions to the site the applicant has incrementally increased landscaping to the site to comply with the UDC. The two areas that currently do not meet UDC standards or a portion of parking along Pine Avenue -- kind of show you. Typically we require a 25 foot landscape buffer along Pine, along arterial streets I should say, and it does not exist there. Perimeter right of way landscaping is required to be installed and so it's the parking along Pine and portion of Meridian City Council Meeting Agenda October 18, 2018 – Page 32 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 30 of 44 the site on the east boundary north of the bus access along Linder Road and so there is -- typically we require trees and shrubs as part of that landscape buffer and there is -- there is nothing on this frontage of the property either. Per UDC 11-1B-4, the applicant has submitted a conditional use permit to allow the school to extend the use of the nonconforming parking lot along Pine and to maintain the current parking stalls constructed on the site. As an alternative, the applicant is recommending the following improvements to the site. They will construct a new 25 foot wide landscape buffer with 39 two inch caliper trees along Linder Road. Construct a new five foot wide landscape buffer between the parking lot and the adjoining property to the west . The seminary. Eight two inch caliper trees. And the new trees planted around the new auditorium will include five inch caliper trees where possible, for a total of 52 caliper inches. Because the applicant is proposing to add additional landscaping to the site , staff is supportive of the alternative landscape improvements as noted above. Staff highly recommends once his parking -- once this parking area is scheduled for replacement, that the school district reconstruct the parking area and meet UDC standards, which would include that 25 foot landscape buffer along Pine. Additionally, there are quite a number of trees that are currently located in the auditorium or where the new auditorium will be constructed. Those will all need to be mitigated for and the applicant will have to coordinate with the city arborist in determining how many of those and I believe they -- they have already determined how many caliper inches need to be mitigated for and those will be placed elsewhere on the property, which in all reality will probably equal some of the trees that are going out here that will help us meet our section of code . The applicant has provided a parking analysis to ensure the site has adequate parking in accord with the parking standards in the UDC. Under the UDC nonresidential uses require one stall per 500 square feet of gross floor area. Currently the site is developed with 894 parking stalls, which exceed the minimum of 746 stalls required by code. So -- so, some may think it is not adequate for the number of vehicles that park there , but it does meet UDC standards. Next is there is a section of our city's multi-use pathway that runs along the Nine Mile Creek on the north side of the project and subsequent UDC, no requirements have been placed on the applicant or the school district to get us closer to having a pathway on the north side. So, the city's master -- master plan includes a multi-use pathway designated on the south side of the Nine Mile Creek, since at least 2010 when the pathways master plan was adopted . As I said, we have done several CZCs or certificates of zoning compliance since that date and have not received any -- no discussion, actually, on any of the CZCs to a pathway. We brought that at this time and we have asked the applicant as a condition to -- not necessarily at this time construct a multi-use pathway, but to get us an easement , so that if a future CZC we are able to get something there according with Kim Warren who works in the Parks Department, she's the pathways coordinator, on how that would work and so the applicant, I think, will discuss that a little bit. They have been in contact with the irrigation district and have some information for us on that. Go back to the PowerPoint. This is the site plan. You can see there is a 900 some odd seat auditorium being constructed and there will be some vegetation planted back in where they want it to be, not necessarily scattered throughout. So, you can see some trees here, as well as a courtyard and some of the other rooms and band area there. There are the architectural elevations submitted by the applicant. Suffice it to say that the architecture will need to mee t the City of Meridian City Council Meeting Agenda October 18, 2018 – Page 33 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 31 of 44 Meridian architectural standards manual requirements. As you can see -- I'm not sure if you can, because it's a pretty small text, but the majority of this is metal as well, so we will have to -- we will have to work with the -- the applicant to make sure that they can comply with the architectural standards manual. I did not receive any written testimony on this application. Staff is recommending approval of expansion of an existing school and it sounds like the school district -- or the high school is in need of an auditorium. Staff is recommending approval and I will stand for any questions. McCarvel: Any questions for staff? Cassinelli: Sure. McCarvel: Commissioner Cassinelli. Cassinelli: Since my middle name is parking. You did bring it up, but with the -- with putting in the buffer along Pine, obviously, it's going to lose some parking, but we are still going to remain above the minimum. Beach: I don't know the answer to that question. I haven't done that analysis. So, if that is the desire and with the future expansion of Pine or with another CZC, they have to lose some parking, they will have to make up for that somewhere else. Cassinelli: So, they are not putting in the -- in the landscape buffer at this time? Oh. Okay. Sorry. I -- I misunderstood that. Perreault: They are requesting alternatives -- Cassinelli: Okay. Beach: This is where the -- that five foot landscaping would go along the LDS church's seminary building, so they will put some landscaping in there and they are going to put some -- some landscaping out here along Linder. Those are the -- kind of the two with -- with some trees that kind of a -- what they are doing instead, you know, we can expand the nonconforming use -- the conditional use permit, which is what they are requesting this evening. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: The five foot buffer there on the west side, why that location? What -- is there any benefits to that, other than that's just an area that they can add landscaping? It doesn't -- I -- so, I have a Meridian High School student and that drive right there is already very narrow, so I don't -- just curious why that location? Was that a recommendation that was made by the school or the staff or -- just wondering. Meridian City Council Meeting Agenda October 18, 2018 – Page 34 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 32 of 44 Beach: Madam Chair, Commissioner Perreault, they -- they suggested that as something they would do in place of. Now, you can definitely ask them that question. Perreault: Okay. Beach: I'm not -- I'm not necessarily for or against landscaping there. That's just something that they suggested that they would do. Perreault: Okay. And, then, the current auditorium, where is it located in relationship to the new one? Is that -- are they going to keep both and how many seats are in each? Do we know any of that or is that something the applicant can answer? Beach: The applicant can answer that. McCarvel: Any other questions for staff? Would the applicant like to come forward. Hansen: My name is Scott Hansen with Lombard Conrad Architects at 1221 Shoreline Lane, Boise, Idaho. 83702. And I was planning on getting up here and just telling you that I concurred with the staff report, but it sounds like there is quite a bit of questions for me, so I can go ahead and take you through the design a little bit and , hopefully, just answer those questions that you have as to what we are proposing for you tonight. The -- the goal was to create a new auditorium for Meridian High School that would be in a similar vein to what they have at the other high schools within the West Ada School District. The existing auditorium seats about 200 people. It is really woefully inadequate for that size of a high school, where all the other schools have auditoriums that seat seven, eight, nine hundred seats. So, the goal here was to create an auditorium that would seat roughly 900 when we started the design process. We are currently at 780 seats is what the -- the -- the plan has right now. We also wanted to take the opportunity to fix a number of problems that existed on that school site . Number one is when any of you visit that school you're probably automatically drawn to that courtyard thinking that's the entrance to the schoo l. In fact, it's not. When -- when another firm a few years ago added different classrooms to that site , the new entrance to the building itself got moved further to the east and you can see that in the elevations. When you drive up there you can still see that. But it's still -- you tend to gravitate toward that courtyard, because it just sort of has that natural feel to it . Also within that courtyard there are about -- well, well over a dozen entrance points to the various school buildings that are all separate from one another, are only connected by outdoor breezeways and ramps and catwalks. That is a major security issue that we want to try to alleviate. By filling that courtyard with a building, what we will achieve is creating one single point of entrance to a lobby that will serve both the gymnasium and the auditorium, as well as, then, create an internal circulation path from the academic buildings, the fine arts building to the north and to the athletic complex to the west. So, all that circulation will be done internally now, so students don't have to go outside to get from one building to the next. So, we have done a -- I think a spectacular job in really taking a hard look at security, which, of course, is important at all schools now especially. So, like Josh said, the school -- or the auditorium, rather, is going to be Meridian City Council Meeting Agenda October 18, 2018 – Page 35 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 33 of 44 about 32,000 square feet, seat 780 people. The existing auditorium will remain in place. It will probably primarily be used for lectures and -- and just impromptu sort of things that don't require a more intensive use of a full blown auditorium. So, that would be its goal to do that. With respect to the overall site, I am going to hand out another handout, because in the electronic presentation it didn't look like all of our submittal documents got to you. So, if it's okay if I can just pass these out. These were actually part of the submittal that went in, but on the second page you will be able to see more clearly where we are planning on putting trees that mitigate the requirement for expanding of the landscape of the parking lot. So, you want to go to the second page when you get that handout. The reason why we are looking to extend the nonconforming us of the parking lot is you could see on that overall site plan there is no buffer and landscaping along Pine Avenue where the older parking lot is. In that area on -- on the electronic monitoring that you're looking at where you see all the dirt that is -- that was an aerial that was taken during construction, but that is now a brand new parking lot that is fully landscaped. There is a buffer along Pine, but our main concern is that if we had to landscape along Pine it would take out roughly 40 to 50 parking stalls along that edge and the school district's biggest concern is that even though technically we have more parking available to us than is required by the standards, in reality the parking lot is pretty full most of the time and if we removed 40 to 50 stalls, the only place those children really have to park now is across the street in residential areas. They would be parking over there and, then, walking across the street, creating further hazard crossing back and forth across Pine, not to mention, you know, parking in a residential neighborhood that we don't want to have happen . So, we feel that the -- the parking that is out there currently is sufficient for the need. We are not planning on adding more student body to the high school as a result of this addition, even though it is 32,000 square feet, it's -- primarily that is just an auditorium. So, there are no additional classrooms. There is no additional function to grow the school as a result of this addition. I can also hand out to you -- sorry, I should have probably done this -- we -- we don't have that many copies of it. There are two that are not part of the original submittal, but it gives you a better idea of what the floor plan of the building internally looks like, so you can see how the corridors will function and connect the fine arts building to the academic building, into the gymnasium and, I'm sorry, I should have focused on that first handout that was given to you . When we -- on that second page we showed all the new landscaping that we are proposing along Linder, we are proposing 32 two inch caliper trees along Linder. We are also proposing more mature trees in size of caliper, in the addition of the auditorium itself there in the courtyard and around that area to give it a m ore mature feel as a replacement to those more mature trees that are currently residing in the courtyard and your question as to why we are landscaping that small little buffer between the LDS seminary and the parking lot, we would rather not do that. That -- that was -- that wasn't staff's requirement, we were only trying to do that to help mitigate the whole issue with the nonconforming use of the parking lot. That is an expense that the school district would probably prefer not to have to do. I don't think it would really serve -- serve to improve the parking lot or the functionality of that space, but that was just really sort of our attempt on trying to mitigate some issues. So, we would love that to go away. And with that I will just go Meridian City Council Meeting Agenda October 18, 2018 – Page 36 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 34 of 44 ahead and stand for questions. And I guess I -- by the way, we accept all the conditions of approval and the facts and finding of the staff report. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: Will there be events going on in the new auditorium that will have the public coming in the daytime, in addition to the students or will any events primarily be happening in the evenings? The parking lot is pretty full all the time. So, if there is going to be anything that's going on in the daytime where there are additional parents or events going on that's going to use the auditorium, is that going to create a parking issue? Hansen: I can't speak for how they are going to be, you know, using it over the length of the life of that building. Generally speaking if there is events during -- and how they normally use high school auditoriums if there is events during the day they are normally there for the use of the students. Perrault: Okay. Hansen: So, the students that are already there are taking part in that program. The majority of those kind of uses are after hours, you know, after most of the students have left. There might be that occasional thing once in a great while that there may be that, but I can't imagine they would, because there would be no place for the people. Perreault: Okay. Hansen: So, it would be a scheduling issue within the school district. McCarvel: Any other questions for the applicant? I want -- you -- they talked about that pathway easement. Do you have an idea on where that might go? Hansen: Well, we spoke to both the irrigation district, as well as the Parks Department on that. Parks felt that they did want to see the easement on the south side of the canal. There is already a roadway on the north side . Our initial thought was, well, just put that on the north and let the driveway that's already there serve as that pathway . There is obvious issues with -- with that. So, the school district is okay with granting the easement on the south side of the ditch. There is already a total 50 foot wide easement on both the north and south of center line of the ditch . So, all we would do is simply overlay a new easement for the path on the south and there shouldn't be any pro blem with that. McCarvel: Yeah. I was going to say I didn't think the irrigation district would be too happy with the pathway on their road probably. So, yeah, if it was on the south side I think that would be great. Meridian City Council Meeting Agenda October 18, 2018 – Page 37 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 35 of 44 Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: So, right now the new addition and the -- the old part of the school, separated by the courtyard, and so the two -- the looks, the materials, are sort of separated now, but when you add this in now we are going to have the metal right next to the break. Is there any chance the school might bring that -- the look of that brick and can -- you know, in conformity with the metal building or is it just going to stay that way? Hansen: Well, we have done a number of renderings showing how that's going to really appear and we -- we believe that as it's currently design ed is really the best look. We have taken a look at trying to bring brick and integrating into that, but it really becomes apparent that it -- it's sort of a gratuitous effort to try to bring brick into a new design that doesn't really belong. Additionally, that brick is no longer available. So, it can't be matched to -- to that degree. So, it would be -- even though we can get something similar, it doesn't match. So, our -- our efforts in trying to bring brick into that new design just really didn't -- didn't look very good and I think once you have the opportunity to see the three dimensional renderings that we have done with this when we take it through the CZC process, I think the design is stellar. Perreault: And there isn't any way to bring some of the metal or color elements onto the brick? Hansen: There, again, I think that would -- might be -- maybe a little bit of a challenge. I think it -- it makes sense to have that clearly defined as to what was there before and what is new. We are really taking the cues from the -- the more recent design construction of the classroom buildings, bringing it in and -- and really taking more of a theatrical kind of approach with the vertical metal accents that are kind of representative of like a keyboard that you would see on, you know, a piano. It's -- it's that kind of character that we are trying to create for that and the massing of the two buildings. When you look at the mass straight on in elevation, it looks like everything is right out in front of you, but, really, what you're seeing primarily is a large glass entrance that is pronounced and it is significantly further advanced of the two story kind of space that's behind it. So, there is a lot of three dimensional quality that's going on with that massing. McCarvel: I know Commissioner Perreault alluded to that driveway between the LDS church and seminary and the parking lot. You would rather -- she said it's already narrow. I don't drive in there ever. Perreault: It's very narrow. McCarvel: Is that something -- I mean -- I know you said you would rather not have the expense of it. What -- is that truly a safety hazard there or what -- Meridian City Council Meeting Agenda October 18, 2018 – Page 38 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 36 of 44 Hansen: Well, no, it's not a safety hazard. That is actually an extra wide area. What people are doing is they are parking there. Mostly they pick up, dropoff kind of parking. It's not -- it's not permanent parking. But for the most part, you know, people will find anyplace to pull up to stop to pick up and drop off . We would prefer that we just leave it as it currently is, without any modification to that. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Just to follow up on that, if you were to go forward with the proposed adding trees there, you would bump it out or rip up the current sidewalk to add those trees? Hansen: It would be pushed out toward the parking lot for the width of that planting strip. Fitzgerald: Yeah. Okay. Hansen: Yes. So, it's not really limiting people from doing anything that they weren't otherwise doing, it just narrows it a little bit. I don't think it's -- it won't make it any more or less dangerous. It just is an expensive that we would probably rather not have. Perreault: Madam Chair? Is there a way to -- to disallow parking? If that's bumped out can there be -- can that be put in as a no parking zone? Hansen: I suppose it could be. Perreault: Okay. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: Since we are on the subject of trees and plants, it looks like you're going -- are you going over the required number trees along Linder ? Is that to mitigate the trees that are being removed? Can you address that? Hansen: Yes, sir. That's -- that's the only reason why we are putting in that many trees is the mitigation. When we take a look at the total caliper of trees that are within that courtyard, it's -- it's approaching 90 some odd inches and where we have it right now in the proposed design is -- is a little more than 50. The issue is a lot of the trees that are within that courtyard are relatively mature and a lot of them are behind the -- the ramps and the elevated catwalks, so you can't really even see them from the street, but because we are filling the entire area with the building, they are having to be taken out. So, we are hoping that we might be able to work with the -- the city on maybe reducing Meridian City Council Meeting Agenda October 18, 2018 – Page 39 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 37 of 44 the total inch per inch replacement, because, otherwise, we are going to be looking for a lot of places to put trees that just don't need trees. Cassinelli: So, your -- your preference would be to reduce the number of trees along Linder? Hansen: We are not asking for that, but it's -- it's more than what would be required currently in our design. Cassinelli: If you had it your way you would put fewer in along Linder? Hansen: Yes. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: So, that courtyard -- a lot of kids eat there at lunch. It's a place where they spend time hanging out before and after school. Is -- is there an area that is going to be replaced for them to do that and spend that time ? Not necessarily landscaped, but is the lobby somewhere that they can do that or is there -- I guess I'm wondering where the students are going to go during those time periods. Because it seems to me every time I have been there, there is -- there is tons of kids in that courtyard. Hansen: Right. Of course that would be primarily when it's -- whether that's applicable for doing that -- or favored for doing that. The lobby would be useful for that kind of activity. It's going to be a nice glazed open area lobby. But also within the new kind of courtyard that we are creating outside that lobby, we are creating seating, we are creating a lot of landscape niches and things like that. So, there is still going to be quite a bit of outside space for them to be able to do that. Perreault: Okay. Thank you. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Just to clarify. There are additional trees you're putting back into that area. Hansen: Oh, yes. It will be more nicely landscaped afterward than it is currently. McCarvel: Any other questions for the applicant? Fitzgerald: No, ma'am. McCarvel: Okay. Thank you. Meridian City Council Meeting Agenda October 18, 2018 – Page 40 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 38 of 44 Hansen: Thank you. McCarvel: Do we have anybody signed up for public testimony? Johnson: There are no sign-ins. McCarvel: Okay. Is there anyone in the room who wishes to testify on this application ? Okay. Thank you. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: I move we close the public hearing on -- something. H-2018-0101. Cassinelli: Second. McCarvel: It has been moved and seconded to close the public hearing for H-2018- 0101. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. McCarvel: I think it looks like a really nice addition. I think to put, you know, some trees out there by Linder to help mitigate that makes sense. I really don't have a feeling one way or the other on putting trees that we are just trying to mitigate inches along an already possibly congested area. I appreciate the easement for the pathway. I think it's a -- probably a badly needed addition. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: I agree. Absolutely. I think it's a nice addition. Very well designed architecture. I think it -- it blends. You look at the whole -- the broad look of the school, I think it takes that stone to the metal and it kind of provides a nice centerpiece in between, which I think is great. I do appreciate the security concerns that are mitigated with this new edition. I like that we are shifting from one courtyard to a nicer more -- maybe better landscaped courtyard, maybe even more seating areas and those kinds of things. I -- to be totally frank and honest, this parking lot is going to get redone. McCarvel: Yeah. Fitzgerald: They are going to rip it out again. So, I don't understand why we are adding trees that we are going to tear up again. Because I guarantee it's going to happen. Meridian City Council Meeting Agenda October 18, 2018 – Page 41 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 39 of 44 McCarvel: As well as Pine is probably going to get redone -- Fitzgerald: Yeah. McCarvel: -- and do some landscaping then. Fitzgerald: We redid the parking lot in the center and that's been landscaped properly. So, I think we are kind of adding a band-aid that doesn't need a band-aid for -- just to mitigate something that I think is being well taken care of with the trees out along Linder, with the new courtyard redesign and the pathway that they are requesting, I think we are -- we are balancing that out properly without having to add trees to an area that doesn't really need them. Cassinelli: Madam Chair? McCarvel: Commissioner Cassinelli. Cassinelli: I'm in agreement with all that. The only other thing I would say that -- that I brought up -- I don't know that we -- that they really need to be required to put in as much -- as many trees along Linder. Honestly, I kind of like driving by there and seeing the football field and everything that's in there and it's going to be a jungle when they get done with that many trees and if they are just trying to equal inches, I don't think that's necessary, that, you know, as I stated the trees are mature, so I would -- I would be comfortable with just whatever the -- the minimum recommendation is along Linder and I don't know what that is, but if we just went with a minimum -- McCarvel: Of what code currently requires for -- Cassinelli: Yeah. McCarvel: Yeah. Yeah. I think so, too. Because, otherwise, you're going to end up with some -- like some of these subdivisions that have had -- had to go in and take out trees, just because it's so overun -- ten, 20 years down the road, so -- Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: Oh, I completely agree. I -- I -- I also like that you can see the buildings and the -- the fields and so putting those tree there -- trees there is going -- you know, that field actually, from what I understand, is used for a lot of soccer practice, lacrosse practice, and so not having the view from the street I think is -- I personally don't think is great, but I understand why the city is requiring -- requiring that. And as far as the trees along next to the seminary, I don't see a need for those to go there . I just -- I think, you know, if they don't create a no parking area , there are cars parked on either side of that entrance. The parking is -- I -- I understand that they have met code with the parking, Meridian City Council Meeting Agenda October 18, 2018 – Page 42 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 40 of 44 but the parking is very difficult. Having a senior who parks in the residential area, because it takes him 35, 40 minutes to get out of the parking lot after school . So, anything that they can do to keep those driveways wide would be -- would be great. Beach: Madam Chair? Just quickly. We have a -- just because it seems like you're going this direction, we have a condition in the staff report , as you can see there, is 1.3 that requires the applicant to comply with the mitigation standards listed in the UDC. Essentially, it makes them replace caliper per caliper and coordinate with Elory Huff and the Parks Department on -- on whatever that means. He added 1.4 because those were the things that the applicant suggested that they would do to help mitigate not putting some landscaping in along Pine and some of the other things. I don't know that we need to be that specific. I'm -- I'm comfortable with maybe not having 1.4 in there if you don't want that to be there, because we are -- he is going to have to do whatever Elroy requires of him to do based on the UDC and I -- not that it matters, but I kind of agree with that five foot along seminary building, it seems kind of like they were adding it just because they thought it was something that they could do . Now, if some of those trees in that area are required caliper inches, they will need to go somewhere else on the property, but I don't know that that's necessarily the best spot for them to go. So, we are covered either way. They are going to have to mitigate based on what the UDC requires. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: So, Josh, are you saying that they could choose to put trees in other locations and not necessarily having to do the 20 foot wide buffer or do they have to do the -- the buffer on Linder? Beach: That would make that compliant with code, so -- Perreault: Okay. Beach: -- that -- that helps us, if my analysis of the staff report -- as they add to the building they have to be more compliant with code. Perreault: Yeah. Beach: That gets them that -- Perreault: Okay. Beach: So, that -- that we want to have happen. Perreault: So, it's adding the trees and the compliance with the code that -- Meridian City Council Meeting Agenda October 18, 2018 – Page 43 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 41 of 44 Beach: Correct. Correct. So, they are doing that to comply with code, but some of the other trees can go elsewhere on the property. Perreault: Can go elsewhere. Okay. Great. Fitzgerald: Madam Chair? McCarvel: Commissioner Fitzgerald. Fitzgerald: Just a follow up. Josh, so you're saying we can leave 1.3, let them work with the arborists, but take 1.4 out and we will still meet UDC standards? Beach: You got it. The intent there is to -- they asked is what they said they were going to do, but because the applicant suggested that you might want to do something different -- I'm not the expert in mitigation and where they need to go, that's Elroy. So, rather than dictating exactly where they need to go, I think that the best idea is to let them work with -- with Elroy on -- on that. Parsons: Madam Chair, Members of the Commission, just for clarification, we -- we do want the 25 foot buffer along Linder and, then, one tree every 35 linear feet per the code and that, again, gets that site a little bit closer to compliance, because of the building expansions that have occurred over the years. So, I think the applicant's amenable to that. I don't know how much frontage they have there, but it's certainly not going to total 39 trees. It's probably going to be half of that. Ten or 15 trees at most. So, really, your biggest concern is -- we can have a condition that they install the 25 foot landscape buffer -- we can rewrite condition 1.4 to say the applicant shall install the 25 foot wide landscape buffer in accordance with the UDC standards, 11-3B-7, and, then, the rest can be left alone with 1.3 and they work with Elroy on the mitigation. McCarvel: Okay. So, eliminate 1.4.2 and 1.4.3 and that .1 just reads the 25 foot buffer doesn't necessarily have to be 39. Fitzgerald: That meets UDC standards. McCarvel: Yeah. Cassinelli: Strike 1.2 and 1.3; is that what you said? McCarvel: Yeah. 1.4.2 and 3. Cassinelli: Oh. Okay. McCarvel: Yeah. Cassinelli: So, just leave it 1.41 as 1.4 for one. Meridian City Council Meeting Agenda October 18, 2018 – Page 44 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 42 of 44 McCarvel: Yeah. But that it just needs to be a 25 foot wide buffer that complies with UDC -- what Bill said. Along -- Fitzgerald: Scott, unfortunately, the meeting is closed for a second, so -- McCarvel: Yeah. I think we will get there. Fitzgerald: If you want to talk to Bill, go chat with him real quick. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: So, I agree with Commissioner Fitzgerald. I -- I really like seeing what they are doing with this in regard to safety, because that is -- that is an unsafe area. There is several places where the concrete isn't even -- there is several areas that just -- it's not -- it is. There is -- there is ramps, there is -- it's -- it's really not great from a security standpoint or a safety standpoint. So, I think it's progressive of them to -- to go ahead and use that space for that, instead of trying to add it onto another area of the campus. So, I think that's fantastic in that regard. And it keeps them inside in the wintertime, not having to go outside and that kind of thing. So, I think that's a good design in that regard. McCarvel: Is there anything you would like to add? Parsons: Well, I would love for you to get to a decision, but I just had a conversation with the applicant and he's informed me that Elroy did meet with them on the site and he is wanting caliper inch per caliper inch to be replaced on the site, which puts us in a little predicament. However, the UDC does allow for alternative compliance to any section of the landscape ordinance. So, if that is your pleasure, then, certainly you can make a recommendation that the applicant submit an alternative compliance with their certificate of zoning compliance and design review application and we can take that under consideration at staff level. McCarvel: Okay. Or is this -- I have got a suggestion -- or is this impossible to track that some of that mitigation be considered when that portion -- that old parking lot is redone and landscaping goes in there? Can that be part of -- Parsons: Madam Chair, Members of the Commission -- McCarvel: Is it possible to -- Parsons: -- to mitigate -- right. The difficulty there is that that's -- I love the creativity there. The difficulty is code is going to require a certain number of trees in mitigation, so you can't count those trees. Meridian City Council Meeting Agenda October 18, 2018 – Page 45 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 43 of 44 McCarvel: Right. Parsons: You only count for those that are above and beyond what code is going to require, so -- and code is going to require a tree and planter island, it's going to require a certain amount of trees along the buffer. So, really, the only way you could get there is to add a bunch of trees to this particular property. McCarvel: Okay. Or go for alternative compliance. Parsons: Or go through alternative compliance. Fitzgerald: Madam Chair, I am -- McCarvel: Commissioner Fitzgerald. Fitzgerald: I am totally okay with -- of letting the staff at that staff level determine what alternative compliance will make sense -- McCarvel: Yeah. Fitzgerald: -- and putting trees in front of the seminary building does not make sense to me. Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: If -- if the -- you know, if it was in the school's best interest I would like to see some of the trees planted in other areas, just -- there is a lot of blank space where it would be nice to have some additional trees. But I know that some of those spaces are used and have purposes, so you can stick a tree right in the middle of a lacrosse field, but -- McCarvel: Maybe along the future pathway. Perreault: Yeah. Along with the -- Fitzgerald: Yeah. The pathway line it with trees before it's built. Perreault: Right. Along the future pathway. McCarvel: Yeah. I mean there is a lot of places you could put trees. Okay. Cassinelli: Madam Chair, I'm going to try a motion. Meridian City Council Meeting Agenda October 18, 2018 – Page 46 of 194 Meridian Planning & Zoning Commission October 4, 2018 Page 44 of 44 McCarvel: Commissioner Cassinelli, please do. Cassinelli: After considering all staff, applicant, and public testimony, I move to recommend approval -- is it recommend or just approval with a CUP? Okay. I move to approve file number H-2018-0101 as presented in the staff report for the hearing date October 4th, 2018, with the following modification: Strike 1.4.2 and 1.4.3 and add in -- well, and order, then, alternative compliance -- to seek alternative compliance in the CZC for landscape. Beach: I think you're meaning to say that the landscape buffer along Linder Road meet UDC requirements. Cassinelli: Correct. McCarvel: That works. Cassinelli: That works. Fitzgerald: Second. McCarvel: It has been moved and seconded to -- to approve Item No. H-2018-0101 with modifications. All those in favor say aye. Opposed? Motion carries. Thank you. MOTION CARRIED: FOUR AYES. THREE ABSENT. McCarvel: Who would like the honors of the last motion? Perreault: Madam Chair? McCarvel: Commissioner Perreault. Perreault: I move that we close the public hearing for the date of October 4th, 2018. Cassinelli: Second. McCarvel: It has been moved and seconded to adjourn. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. MEETING ADJOURNED AT 7:50 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) // APPROVE : - 0 1 1 lF RMON'DA-M0 CHAIRMAN DATE APPROVED -e 'Ott ccs PoI ett Meridian Planning & Zoning Commission October 4, 2018 Page 45 of 44 ATTEST: C. JAY C( Planning and Zoning Commission Regular Meeting Agenda Meeting Date: October 4, 2018 Agenda Item Number: 3 A Project File Number: Item Title: Approve Minutes of September 6, 2018 Meeting Notes: I TEM SHEET C ouncil Agenda I tem - 3.A . Presenter: Estimated Time f or P resentation: Title of I tem - Approve M inutes of S eptember 6, 2018 Planning and Zoning Commission M eeting AT TAC HM E NT S: Description Type Upload D ate Minutes Cover Memo 9/28/2018 Meridian City Council Meeting Agenda October 4, 2018 – Page 3 of 273 Meridian Planning & Zoning Commission September 6, 2018 Page 56 of 55 Perreault: It's been moved and seconded to adjourn the Meridian Planning and Zoning Commission hearing for September 6th, 2018. All those in favor? All those opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. MEETING ADJOURNED AT 8:59 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED �� ✓iii' �l zl�. �� I�I / JESS CA PERREAULT - ACTING CHAIRMAN DATE APPROVED ,��p AUGUST, ATAST: dm 'moo A � 1 V JAY COLES - CITY CLERK `-,` I( IN14t, .AHO Y w J SEAL � i Planning and Zoning Commission Regular Meeting Agenda Meeting Date: October 4, 2018 Agenda Item Number: 3 B Project File Number: Item Title: Approve Minutes of September 20, 2018 Meeting Notes: I TEM SHEET C ouncil Agenda I tem - 3.B . Presenter: Estimated Time f or P resentation: Title of I tem - Approve M inutes of S eptember 20, 2018 P lanning and Zoning C ommission M eeting AT TAC HM E NT S: Description Type Upload D ate Minutes Cover Memo 9/30/2018 Meridian City Council Meeting Agenda October 4, 2018 – Page 60 of 273 Meridian Planning & Zoning Commission September 20, 2018 Page 67 of 67 Perreault: Okay. Allen: It was just to create a more thorough -- through open space and a little larger, since the lots are so small. Perreault: So, staff wanted, essentially, four lots of open space versus two? Wilson: I think we are -- I seconded. I think we are good. Holland: Moved and seconded at this point. Perreault: It's been moved and seconded to approve file 2018-0089 with stated modifications. All those in favor say aye. Opposed? Cassinelli: Nay. Perreault: Motion carries. MOTION CARRIED: THREE AYES. ONE NAY. THREE ABSENT. Perreault: Okay. Wilson: Madam Chair? Perreault: Commissioner Wilson. Wilson: I move that we end this evening's hearing. Holland: Second. Perreault: It has been moved and seconded to close the public hearing for September 20th, 2018. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FOUR AYES. THREE ABSENT. MEETING ADJOURNED AT 9:26 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED C ISI A, JES ICA PERREAULT - ACTING CHAIRMAN DATE APPROVED ATTEST: — &/I- C. JAY COVE:S'- CITY CLERK PQOapTEDA(j � o7 -1; r� z CAVI E '.IDIANs IDAHO �� SEAL �/ Planning and Zoning Commission Regular Meeting Agenda Meeting Date: October 4, 2018 Agenda Item Number: 3 C Project File Number: Item Title: Findings of Fact, Conclusion of Law for Healthy Balance Pharmacy (H-2018-0086) by Daniel A. Schwalbe, Inc. Located at 2424 E. Gala Ct. Meeting Notes: I TEM SHEET C ouncil Agenda I tem - 3.C. Presenter: Estimated Time f or P resentation: Title of I tem - F indings of F act, C onclusion of L aw for Healthy Balance P harmacy (H-2018- 0086) by Daniel A. Schwalbe, Inc. L ocated at 2424 E . Gala Ct. AT TAC HM E NT S: Description Type Upload D ate F indings Findings/Orders 10/1/2018 E xhibit A E xhibit 10/1/2018 Meridian City Council Meeting Agenda October 4, 2018 – Page 128 of 273 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0086 Page 1 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for Conditional Use Permit to Construct a Drive-through Pharmacy within 300’ of Another Drive-through in a C-G Zoning District, Located at 2424 E. Gala Court, by Daniel Schwalbe. Case No(s). H-2018-0086 For the Planning & Zoning Commission Hearing Date of: September 20, 2018 (Findings on October 4, 2018) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of September 20, 2018, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of September 20, 2018, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of September 20, 2018, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of September 20, 2018, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision, which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk Meridian City Council Meeting Agenda October 4, 2018 – Page 129 of 273 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0086 Page 2 upon the applicant, the Planning Division, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of September 20, 2018, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission’s authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant’s request for conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of September 20, 2018, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two (2) Year Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of two (2) years unless otherwise approved by the City in accord with UDC 11-5B-6F.1. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting, the final plat must be signed by the City Engineer within this two (2) year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1, the Director may authorize a single extension of the time to commence the use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as determined and approved by the Commission may be granted. With all extensions, the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff report for the hearing date of September 20, 2018 Meridian City Council Meeting Agenda October 4, 2018 – Page 130 of 273 Baction of the Planning & Zoning Commission at its regular meeting held on the � � day of S , 2018. COMMISSIONER RHONDA MCCARVEL, CHAIRMAN COMMISSIONER JESSICA PERREAULT, VICE CHAIRMAN COMMISSIONER STEVEN YEARSLEY COMMISSIONER GREGORY WILSON COMMISSIONER LISA HOLLAND COMMISSIONER WILLIAM CASSINELLI COMMISSIONER RYAN FITZGERALD Attest: Jay C161es, City Clerk w city of E IQ O ' IDANO SEAL \P� Mce, , Chairman VOTED1�1 C VOTED ��S VOTED VOTED VOTED \ VOTED %S VOTED YDS Copy served upon the Applicant, the Planning and Development Services divisions of the Community Development De artment e Public Works Department and the City Attorney. By: Dated: 10-vY-i- Ci erk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0086 Page 3 EXHIBIT A Healthy Balance Pharmacy Drive-through – H-2018-0086 PAGE 1 STAFF REPORT HEARING DATE: September 20, 2018 TO: Planning and Zoning Commission FROM: Josh Beach, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Healthy Balance Pharmacy CUP – H-2018-0086 I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Daniel A. Schwalbe, has applied for a conditional use permit (CUP) for a drive- through pharmacy within 300 feet of an existing drive-through establishment. See Section VII, VIII & IX for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP application with the conditions of approval in Exhibit B based on the Findings of Fact and Conclusions of Law in Exhibit C. The Meridian Planning and Zoning Commission heard this item on September 20, 2018. At the public hearing, the Commission moved to approve the subject CUP request. a. Summary of Commission Public Hearing: i. In favor: Tyler Higgins (Property Owner) ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Josh Beach vi. Other staff commenting on application: None b. Key Issues of Public Testimony: i. None c. Key Issues of Discussion by Commission: i. Whether a landscaping island is required adjacent to the parking on th south side of the property and adjacent to the drive aisle. d. Key Commission Changes to Staff Recommendation: i. None III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2018- 0086 as presented in the staff report for the hearing date of September 20, 2018, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0086 as presented in the staff report for the hearing date of September 20, 2018, for the following reasons: (You should state specific reasons for denial.) Meridian City Council Meeting Agenda October 4, 2018 – Page 132 of 273 EXHIBIT A Healthy Balance Pharmacy Drive-through – H-2018-0086 PAGE 2 Continuance I move to continue File Number H-2018-0086 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 2424 E. Gala Ct., in the NW ¼ of the NE ¼ of Section 20, Township 3 North, Range 1 East. B. Applicant/Representative: Daniel A. Schwalbe, Daniel A. Schwalbe, Inc. 11422 E. 4th Ave. Spokane, WA 99206 C. Owner: Tyler C. Higgins 1024 Big Creek Circle Nampa, ID 83686 D. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning and Zoning Commission on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: August 31, 2018 C. Radius notices mailed to properties within 300 feet on: August 24, 2018 D. Applicant posted notice on site by: September 4, 2018 VI. LAND USE A. Existing Land Use(s): The property is vacant commercial property, zoned C-G. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Overland Road and vacant commercial property zoned C-G 2. East: Drive-through coffee shop, zoned C-G 3. South: Multi-tenant office building, zoned C-G 4. West: Multi-tenant office building, zoned L-O C. History of Previous Actions: In 2006, the subject property, a.k.a. Kenai Subdivision was granted Annexation and Zoning (AZ-06- 021) approval by City Council with R-15, and C-G zoning districts. A Development Agreement (DA) was approved with the annexation (Instrument No. 106141056). A preliminary plat (PP-06-019) was approved concurrently with annexation of the property with 64 single family detached residential lots, 24 alley loaded/attached single family residential lots, 9 multi-family residential lots, 25 common lots, and 32 commercial lots on 77.66 acres. Also in 2006, the property received final plat approval for Gramercy Subdivision N0. 1 (FP 06-048) Meridian City Council Meeting Agenda October 4, 2018 – Page 133 of 273 EXHIBIT A Healthy Balance Pharmacy Drive-through – H-2018-0086 PAGE 3 consisting of 50 residential building lots, 32 commercial building lots, 1 city park lot and 21 common lots on 62.01 acres of land. D. Utilities: 1. Public Works: a. Location of sewer: A sanitary sewer main intended to provide service to the subject property currently exists in the driveway near the southeast corner of the property. b. Location of water: Water mains intended to provide service to the subject property currently exists in the driveway near the southeast corner of the subject site. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: No major facilities exist on this property. 2. Hazards: NA 3. Flood Plain: This property is not within the flood plain. VII. COMPREHENSIVE PLAN ANALYSIS This property is designated “Mixed Use Regional” on the Comprehensive Plan Future Land Use Map. The purpose of this designation is to provide a mix of employment, retail, and residential dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have support retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The standards for the MU-R designation provide an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the development. A pharmacy is considered a community service use, therefore staff is of the opinion; the site is developing in the context of a mixed-use development consistent with the Comprehensive Plan. The area is developed with a variety of medical and professional office buildings. The addition of a pharmacy to the area will complement the existing uses in the area. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): 1. “Require landscape street buffers for new development along all entryway corridors.” (2.01.02E) A 25-foot wide landscape buffer exists adjacent to Overland Road in accord with UDC 11-3B-7C. 2. “Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets.” (2.01.04B) All parking lot landscaping must comply with the standards listed in UDC 11-3B-8C. 3. “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) City services are readily available to serve the proposed commercial development. Meridian City Council Meeting Agenda October 4, 2018 – Page 134 of 273 EXHIBIT A Healthy Balance Pharmacy Drive-through – H-2018-0086 PAGE 4 4. “Plan for a variety of commercial and retail opportunities within the Area of City Impact.” (3.05.01J) Staff believes the pharmacy and associated drive-through will complement the existing residential and medical offices developed in the area. Based on the above analysis, staff is supportive of the proposed development as it is generally consistent with the comprehensive plan. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone(s): COMMERCIAL DISTRICTS (C-G) - The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Six Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. B. Schedule of Use: Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the C-G 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 C-G zoning district. D. Landscaping:  Parking lot landscaping: All parking lot landscaping must comply with the standards listed in UDC 11-3B-8C. E. Off-Street Parking: Off-street parking is required in accord with UDC 11-3C-6B for the proposed commercial development. F. Structure and Site Design Standards: The proposed development must comply with the design standards in accord with UDC 11-3A-19 and the Architectural Standards Manual (ASM). IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Conditional Use Permit (CUP): The applicant is proposing to construct a 4,364 square foot two- story pharmacy with associated drive-through. Per the recorded plat direct lot access to Overland Road was not granted to this parcel however; there is a reciprocal cross access in place for this parcel to access Gala Street to the south, Wells Ave. to the east and use the tight-in only access from Overland Road. Staff’s analysis of the proposed development includes the internal site/landscape improvements and the site circulation of the drive-through and adjacent properties. Cross Access: The applicant will need to provide staff with evidence of a cross-access easement with the property to the south in order for a certificate of zoning compliance to be approved. Please provide the information with the Certificate of Zoning Compliance application. Meridian City Council Meeting Agenda October 4, 2018 – Page 135 of 273 EXHIBIT A Healthy Balance Pharmacy Drive-through – H-2018-0086 PAGE 5 Specific Use Standards: The UDC requires a conditional use permit if the drive-through establishment is within 300 feet of an existing drive-through use and is subject to the specific use standards listed in UDC 11-4-3-11, Drive-Through Establishment. Staff has reviewed these standards and found the site plan to be in compliance with these standards. Parking: The applicant is showing several parking stalls that could be impacted by the drive- through lane. Customers that park in stalls 1-8 may have a difficult time accessing or back ing out of these stalls if there are vehicles waiting in the drive-through lane. Staff is of the opinion that these stalls should be marked as employee parking in order to reduce the possibility of conflict in the drive through lane. Site Plan: Staff has reviewed the submitted site plan and requires the necessary revisions prior to the submission of the certificate of zoning compliance (CZC) application. 1) Per UDC 11-3C-5, the applicant shall provide curbing or wheel stops on the south side of the parking aisle containing stalls 8-17 to prevent vehicles from entering the drive aisle. 2) Per UDC 11-3B-5 and 11-3B-8, a 5-foot wide landscape buffer (measured inside of curb to inside of curb) is required on the south side of the parking aisle containing stalls 8-17. The buffer is being required to clearly demark the new parking area from the shared 25-foot drive aisle with the adjacent property to the south. Although the buffer does impact the site design as submitted, staff believes that the applicant has sufficient area to accommodate the buffer and the 25-foot wide drive aisle without significantly modifying the layout. 3) The drive-through area should be striped one-way as depicted on the submitted site plan. Parking: Based on the overall square footage (s.f.) of the building, approximately 4,364 s.f., a minimum of 9 vehicle parking spaces are required to be provided on the site. A total of 25 parking stalls are proposed, which exceeds the UDC requirements. Landscaping: Staff has reviewed the submitted landscape plan for compliance with UDC 11-3B. The 25-foot wide landscape buffer adjacent to Overland Road was constructed with the approval of the final plat and meets the requirements of the UDC. For purposes of this application staff has only analyzed the internal parking lot landscaping and recommended changes as noted above. Building Elevations: The applicant has submitted sample elevations of the building. In general, staff is supportive of the submitted elevations. The building materials appear to be stucco, concrete and stone with metal trim. Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC and DES application is required to be submitted prior to issuance of building permits. The applicant must comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the Architectural Standards Manual. Summary: In summary, staff finds the proposed project complies with the 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 CUP Site Plan (dated: August 2, 2018) Meridian City Council Meeting Agenda October 4, 2018 – Page 136 of 273 EXHIBIT A Healthy Balance Pharmacy Drive-through – H-2018-0086 PAGE 6 3. Proposed Landscape Plan (dated: June 21, 2018 4. Proposed Building Elevation (dated: August 2, 2018) B. Conditions of Approval C. Required Findings from Unified Development Code Meridian City Council Meeting Agenda October 4, 2018 – Page 137 of 273 EXHIBIT A Healthy Balance Pharmacy Drive-through – H-2018-0086 PAGE 7 Exhibit A.1: Vicinity Map Meridian City Council Meeting Agenda October 4, 2018 – Page 138 of 273 EXHIBIT A Healthy Balance Pharmacy Drive-through – H-2018-0086 PAGE 8 Exhibit A.2: Proposed CUP Site Plan (dated: August 2, 2018) Meridian City Council Meeting Agenda October 4, 2018 – Page 139 of 273 EXHIBIT A Healthy Balance Pharmacy Drive-through – H-2018-0086 PAGE 9 Exhibit A.3: Proposed Landscape Plan (dated: June 21, 2018) Meridian City Council Meeting Agenda October 4, 2018 – Page 140 of 273 EXHIBIT A Healthy Balance Pharmacy Drive-through – H-2018-0086 PAGE 10 Exhibit A.4: Proposed Building Elevations (dated: August 2, 2018) Meridian City Council Meeting Agenda October 4, 2018 – Page 141 of 273 EXHIBIT A Healthy Balance Pharmacy Drive-through – H-2018-0086 PAGE 11 B. Conditions of Approval 1. PLANNING DIVISION Conditional Use Permit 1. The applicant shall comply with all conditions of previous approvals (AZ-06-021, Instrument No. 106141056, PP-06-019). 2. The applicant shall comply with the Specific Use Standards for drive-through establishments. a. Parking stalls 1-8 be shall be labeled and designated as employee parking stalls only. 3. The site plan is approved, with the conditions listed herein. The applicant shall revise the site plan as follows: b. Per UDC 11-3C-5, the applicant shall provide curbing or wheel stops on the south side of the parking aisle containing stalls 8-17 to prevent vehicles from overhanging in the required landscape buffer required in condition 3b. c. The drive-through area shall be striped one-way as depicted on the submitted site plan. d. Parking stall dimensions shall comply with the standards set forth in UDC Table 11-3C- 5. 4. The landscape plan is approved, with the conditions listed herein. The applicant shall revise the landscape plan as follows: a. Per UDC 11-3B-5 and 11-3B-8, a 5-foot landscape buffer (measured inside of curb to inside of curb) is required on the south side of the parking aisle containing stalls 8-17. 5. Development of this site shall substantially comply with the site plan, landscape plan and building elevations included in Exhibit A and the conditions of approval in this report. 6. The applicant is required to submit a Certificate of Zoning Compliance (CZC) and Administrative Design Review (DES) application to the Planning Division for approval of the proposed use and final site layout and building designs prior to submittal of a building permit application. 7. The proposed site layout and structures are required to comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the Architectural Standards Manual (ASM). 8. Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 9. The applicant shall have a maximum of two (2) years to commence the drive-through use as permitted in accord with the conditions of approval listed above. If the use has not begun within two (2) years of approval, a new conditional use permit must be obtained prior to operation or a time extension must be requested in accord with UDC 11-5B-6F. 10. The applicant shall complete all required improvements prior to issuance of a Certificate of Occupancy. It is unlawful to use or occupy any building or structure until the Building Official has issued a Certificate of Occupancy. 11. The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11. 12. All signage for the property is subject to the standards set forth in UDC 11-3D. 13. With the certificate of zoning application, the applicant shall provide a copy of the recorded cross access agreement with the property owner to the south (parcel #R2399370010). 2. PUBLIC WORKS DEPARTMENT Meridian City Council Meeting Agenda October 4, 2018 – Page 142 of 273 EXHIBIT A Healthy Balance Pharmacy Drive-through – H-2018-0086 PAGE 12 2.1 Site Specific Conditions of Approval 2.1.1 The applicant shall comply with all conditions of approval associated with the approved Knighthill Center preliminary plat (file #PP-13-031). 3. POLICE DEPARTMENT 3.1 The Police Department has no comments related to this application. 4. FIRE DEPARTMENT 4.1 The Fire Department has no comments related to this application. 5. REPUBLIC SERVICES 5.1 Republic Services has no comments related to this application. 6. PARKS DEPARTMENT 6.1 The Parks Department has no comments related to this application. 7. ADA COUNTY HIGHWAY DISTRICT (COMMENTS FORTHCOMING) 7.1 Pay a traffic impact fee. A traffic impact fee may be assessed by ACHD and will be due prior to the issuance of a building permit by the lead agency. 7.2 Comply with all ACHD Policies and ACHD Standard Conditions of Approval for any improvements or work in the right-of-way. 7.3 Obtain a permit for any work in the right-of-way prior to the construction, repair, or installation of any roadway improvements (curb, gutter, sidewalk, pavement widening, driveways, culverts, etc.). Meridian City Council Meeting Agenda October 4, 2018 – Page 143 of 273 EXHIBIT A Healthy Balance Pharmacy Drive-through – H-2018-0086 PAGE 13 C. Required Findings from Unified Development Code 1. CONDITIONAL USE PERMIT FINDINGS: In consideration of a conditional use permit, the decision-making body shall make the following findings: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The Commission finds that the subject property is large enough to accommodate the proposed pharmacy and drive-through use and development regulations of the C-G district (see Analysis Section VII, VIII & IX for more information). b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The Commission finds that the proposed use is consistent and harmonious with the UDC and Comprehensive Plan Future Land Use Map designation of MU-R for this site. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use of the property should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other properties in the area. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. The Commission finds that the proposed use will be served adequately by all of the public facilities and services as applicable. f. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. If approved, the applicant will be financing any improvements required for development. The Commission finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community’s economic welfare. g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. The Commission finds the proposed use will generate additional traffic in the area but should not involve activities that will be detrimental to any persons, property or the general welfare of the area. Meridian City Council Meeting Agenda October 4, 2018 – Page 144 of 273 EXHIBIT A Healthy Balance Pharmacy Drive-through – H-2018-0086 PAGE 13 h. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. The Commission finds that there should not be any health, safety or environmental problems associated with the proposed use. Further, the Commission finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance. Meridian City Council Meeting Agenda October 4, 2018 – Page 145 of 273 Planning and Zoning Commission Regular Meeting Agenda Meeting Date: October 4, 2018 Agenda Item Number: 3 D Project File Number: Item Title: Findings of Fact, Conclusion of Law for Mountain View High School Addition (H-2018-0089) by Hummel Architects Located at 2000 S. Millennium Way Meeting Notes: I TEM SHEET C ouncil Agenda I tem - 3.D. Presenter: Estimated Time f or P resentation: Title of I tem - F indings of F act, C onclusion of L aw for M ountain View High S chool Addition (H-2018-0089) by Hummel Architects L ocated at 2000 S. M illennium Way AT TAC HM E NT S: Description Type Upload D ate F indings Findings/Orders 10/1/2018 E xhibit A E xhibit 10/1/2018 Meridian City Council Meeting Agenda October 4, 2018 – Page 146 of 273 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0089 Page 1 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for Conditional Use Permit to Construct a 25,204 Square Foot Addition to the Existing 249,724 Square Foot Public Education Institution in a R-4 Zoning District, Located at 2000 S. Millennium Way, by Joint School District No. 2 Case No(s). H-2018-0089 For the Planning & Zoning Commission Hearing Date of: September 20, 2018 (Findings on October 4, 2018) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of September 20, 2018, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of September 20, 2018, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of September 20, 2018, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of September 20, 2018, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the “Local Land Use Planning Act of 1975,” codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision, which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk Meridian City Council Meeting Agenda October 4, 2018 – Page 147 of 273 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0089 Page 2 upon the applicant, the Planning Division, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of September 20, 2018, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission’s authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant’s request for conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of September 20, 2018, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two (2) Year Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of two (2) years unless otherwise approved by the City in accord with UDC 11-5B-6F.1. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting, the final plat must be signed by the City Engineer within this two (2) year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1, the Director may authorize a single extension of the time to commence the use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as determined and approved by the Commission may be granted. With all extensions, the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff report for the hearing date of September 20, 2018 Meridian City Council Meeting Agenda October 4, 2018 – Page 148 of 273 B act* n of the Panning & Zoning Commission at its regular meeting held on the H4A/-) day of 2018. COMMISSIONER RHONDA MCCARVEL, CHAIRMAN COMMISSIONER JESSICA PERREAULT, VICE CHAIRMAN COMMISSIONER STEVEN YEARSLEY COMMISSIONER GREGORY WILSON COMMISSIONER LISA HOLLAND COMMISSIONER WILLIAM CASSINELLI COMMISSIONER RYAN FITZGERALD RhAda McCarvel, Chairman _al►iE AA,,- Attest: V' 2 0 C.Jay ColeCl7erk �y SEAL �� aP VOTED NQS VOTEDyoS VOTED VOTED VOTED VOTED YPS VOTED Y e s Copy served upon the Applicant, the Planning and Development Services divisions of the Community Development Department, the Public Works Department and the City Attorney. By: //DDated: kily-eierk' f CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). H-2018-0089 Page 3 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 1 STAFF REPORT Hearing Date: September 20, 2018 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Mountain View High School Addition – CUP (H-2018-0089) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Joint School District No. 2, has submitted an application for a conditional use permit (CUP) to construct a 25,204 square foot addition to the existing 249,724 square foot public education institution (high school) in an R-4 zoning district. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP application, in accord with the Findings of Fact and Conclusions of Law in Exhibit C. The Meridian Planning and Zoning Commission heard this item on September 20, 2018. At the public hearing, the Commission moved to approve the subject CUP request. a. Summary of Commission Public Hearing: i. In favor: Jacob Rivard, Hummel Architects (Applicant representative) ii. In opposition: None iii. Commenting: Jacob Rivard iv. Written testimony: None v. Staff presenting application: Sonya Allen vi. Other staff commenting on application: None b. Key Issues of Public Testimony: i. None c. Key Issues of Discussion by Commission: i. None d. Key Commission Changes to Staff Recommendation: i. None III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2018- 0089, as presented during the hearing on September 20, 2018, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0089, as presented in the staff report for the hearing date of September 20, 2018, for the following reasons: (You should state specific reasons for denial) Continuance Meridian City Council Meeting Agenda October 4, 2018 – Page 150 of 273 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 2 I move to continue File Number H-2018-0089 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 2000 S. Millennium Way, in the NW ¼ of Section 20, Township 3N., Range 1E. B. Owner/Applicant: Joint School District No. 2 1303 E. Central Dr. Meridian, ID 83642 C. Representative: Jacob Rivard, Hummel Architects 2785 N. Bogus Basin Rd. Boise, ID 83642 D. Applicant’s Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning & Zoning Commission on this application, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: August 31, 2018 C. Radius notices mailed to properties within 300 feet on: August 24, 2018 D. Posted to Next Door: August 28, 2018 E. Applicant posted notice on site(s) on: September 7, 2018 VI. LAND USE A. Existing Land Use(s) and Zoning: This property is developed with Mountain View High School, zoned R-4. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Professional offices and multi-family development, zoned L-O 2. South: Residential subdivisions and City park, zoned R-4 3. East: Vacant commercial and residential properties and multi-family development, zoned C- G and R-15 4. West: Church and seminary and residential subdivisions, zoned R-8, R-4, and RR in Ada County C. History of Previous Actions: The property was annexed into the City on March 10, 1994 (Ord. 658). In 1994, the property was part of a 97 acre preliminary plat for Sundance Subdivision. In 2000, a preliminary plat (Resolution Business Park) consisting of 107 acres, 54.99 acres for the school, was approved. In 2001, a certificate of zoning compliance was approved to construct the high school. In 2004, 2007, 2013, 2014 and 2015 certificate of zoning compliances were approved for modular classrooms. In 2017, a certificate of zoning compliance was approved for a new baseball practice facility. Meridian City Council Meeting Agenda October 4, 2018 – Page 151 of 273 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 3 D. Utilities: 1. Public Works: a. Location of sewer: Sanitary sewer service to the subject site is existing. b. Location of water: Domestic water service to the subject site is existing. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: The Hunter Lateral runs along the west boundary of the site. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This site is not located in the Meridian Floodplain Overlay District. VII. COMPREHENSIVE PLAN POLICIES AND GOALS The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Civic. The purpose of the Civic designation is to preserve and protect existing and planned municipal, state, and federal lands for area residents and visitors. This category includes public lands, law enforcement facilities, post offices, fire stations, cemeteries, public utility sites (excluding ACHD), public parks, public schools, and other government owned sites within the Area of City Impact. This 54.99 acre site is zoned R-4 and was developed with a 249,724 square foot education institution (high school) in 2003. The proposed 25,204 square foot addition will provide additional classroom and cafeteria space to the existing high school consistent with the Civic designation. Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property (staff analysis in italics):  “Ensure compatibility of schools with neighborhoods and adjacent land uses.” (3.02.01J) Expansion of the existing school will provide more capacity to a use that has proven to be compatible with surrounding neighborhoods and adjacent land uses. Although the existing high school has had an impact on the surrounding developments, traffic, and neighborhood parking, the addition is needed to increase the capacity of the school to provide a necessary service to the community. Staff realizes that traffic will increase with the addition, but believes that it should have minimal effect on the surrounding developments.  “Ensure development provides safe routes and access to schools, parks and other community gathering places.” (3.07.02N) The existing property was developed with a variety of pathways to surrounding neighborhoods, businesses and services. The addition will not impact existing connectivity or safe routes. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zoning District: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Residential districts are distinguished by the dimensional standards of the corresponding zone and housing types that can be accommodated. B. Schedule of Use: UDC Table 11-2A-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the proposed R-4 zoning district. Any use not explicitly listed is prohibited. The proposed public education institution is listed as a conditional use in the R-4 zoning district; compliance with the specific use standards listed in UDC 11-4-3-14, Education Institution, is required. Meridian City Council Meeting Agenda October 4, 2018 – Page 152 of 273 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 4 C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Table 11-2A-5 for the R-4 zoning district. D. Landscaping: Landscaping is required to be provided on the site in accord with the standards listed in UDC 11-3B as applicable. E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6B for non- residential uses. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Conditional Use Permit (CUP): A CUP is required for the proposed education institution (high school) since the property is located in the R-4 zoning district as set forth in UDC Table 11-2A-2 and the specific use standards listed in 11-4-3-14, Education Institution. When the school was constructed in 2001, the ordinance at the time allowed schools as principally permitted uses in residential districts. Specific Use Standards: There are specific use standards listed in UDC 11-4-3-14, Education Institution, that apply to the proposed use. If approved, the proposed use is required to comply with the standards pertaining to accessory uses and portable classrooms, as applicable. Parking: Off-street parking should be provided for the proposed use in accord with the standards listed in UDC Table 11-3C-6B for non-residential uses in residential districts (1 space for every 500 square feet of gross floor area). Based on the square footage of the proposed structure (25,204), and the square footage of the existing structure (249,724) a minimum of 550 spaces are required for the entire site. No additional parking spaces are required since the addition will not eliminate any existing parking and there are 1,223 existing spaces in excess of UDC standards on the site in accord with this requirement to accommodate students, staff, visitors and event parking needs. Landscaping: Landscaping is required to be provided on the site as set forth in UDC Table 11- 2A-6 per the standards listed in UDC 11-3B. The proposed addition will require that several trees be relocated, per UDC 11-3B-10, mitigation shall be required for all existing trees four inch (4”) caliper or greater. A tree mitigation plan is required to be coordinated with the City Arborist, Elroy Huff, and submitted concurrent with Certificate of Zoning Compliance and Design Review applications. Building Elevations: Conceptual building elevations for the proposed addition were submitted with this application (see Exhibit A.4). The structure is proposed to be consistent with the existing high school façade. Building materials are proposed to consist of concrete masonry veneer to match existing façade, aluminum storefront windows, and two roll-up aluminum doors. Standing seam roof panels will be installed to provide weather protection to the south entry doors and to match the existing high school. The architectural character of the structure is required to comply with the standards listed in UDC 11-3A-19 and the Architectural Standards Manual. Certificate of Zoning Compliance: If approved, a Certificate of Zoning Compliance application is required to be submitted for establishment of the new use and to ensure all site improvements comply with the provisions of the UDC and any associated requirements prior to construction, in accord with UDC 11-5B-1. Design Review: If approved, a Design Review application is required to be submitted concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. The site and building design is required to be generally consistent with the conceptual building elevations, site Meridian City Council Meeting Agenda October 4, 2018 – Page 153 of 273 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 5 plan and landscape plan submitted with this application and the standards listed in UDC 11-3A- 19 and the City of Meridian Architectural Standards Manual. Staff recommends approval of the proposed CUP application in accord with the findings contained in Exhibit B. X. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Proposed Site Plan (dated: 8/08/18) 3. Proposed Landscape Plan (dated: 8/08/18) 4. Conceptual Building Elevations (dated: 1/30/18) B. Conditions of Approval 1. Planning 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Ada County Highway District 7. Idaho Transportation Department 8. Nampa Meridian Irrigation District 9. Department of Environmental Quality C. Required Findings from Unified Development Code Meridian City Council Meeting Agenda October 4, 2018 – Page 154 of 273 EXHIBIT A Exhibit A Page 1 A. Drawings/Other Exhibit A.1: Vicinity/Zoning Map Meridian City Council Meeting Agenda October 4, 2018 – Page 155 of 273 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 2 Exhibit A.2: Proposed Site Plan (dated: 8/08/18) Meridian City Council Meeting Agenda October 4, 2018 – Page 156 of 273 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 3 Meridian City Council Meeting Agenda October 4, 2018 – Page 157 of 273 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 4 Exhibit A.3: Proposed Landscape Plan (dated: 8/08/18) Meridian City Council Meeting Agenda October 4, 2018 – Page 158 of 273 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 5 Exhibit A.4: Conceptual Building Elevations (dated: 1/30/18) Meridian City Council Meeting Agenda October 4, 2018 – Page 159 of 273 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 6 B. Conditions of Approval 1. PLANNING DIVISION 1.1 Development of the site shall substantially comply with the site plan, landscape plan and building elevations included in Exhibit A, and the conditions of approval listed herein. 1.2 The applicant shall comply with the specific use standards listed in UDC 11-4-3-14, Education Institution. 1.3 The site and landscape plans, dated 8/08/18, included in Exhibit A shall be revised as follows (as applicable): a. The applicant shall provide details of the required tree mitigation plan with the Certificate of Zoning Compliance application. 1.4 The applicant is required to submit a Certificate of Zoning Compliance application for approval of the proposed use and site layout from the Planning Division prior to submittal of a building permit application. 1.5 The applicant shall submit a Design Review application concurrent with the Certificate of Zoning Compliance application for approval of the site layout and building elevations. The proposed site layout and structures are required to comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual. The future structure shall comply with commercial architectural design standards, rather than the residential standards, due to the type of use. Dimensional standards shall comply with UDC table 11-2A-5, medium low-density residential district (R-4). 1.7 Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 1.8 The Applicant shall have a maximum of two (2) years to commence the use as permitted in accord with the conditions of approval listed above. If the use has not begun within two (2) years of approval, a new conditional use permit must be obtained prior to operation or a time extension must be requested in accord with UDC 11-5B-6F. 1.9 The applicant shall complete all required improvements prior to issuance of a Certificate of Occupancy. It is unlawful to use or occupy any building or structure until the Building Official has issued a Certificate of Occupancy. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.1.1 Sanitary sewer and water services currently exist on the subject site, and no new connections are being proposed with this application. 2.1.2 The site plan provided in the application does indicate the existence of an underground storm water disposal facility within the envelope of the proposed structure, however there is no indication of what is planned for the relocation/replacement of this facility. 2.2 General Conditions of Approval 2.2.1 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 2.2.2 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act. Meridian City Council Meeting Agenda October 4, 2018 – Page 160 of 273 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 7 2.2.3 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.4 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.5 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.6 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 3. FIRE DEPARTMENT 3.1 The Fire Department has no concerns with this application. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns with this application. 5. PARKS DEPARTMENT 5.1 The Parks Department has no concerns with this application. 6. ADA COUNTY HIGHWAY DISTRICT (ACHD) 6.1 Ada County Highway District did not provide comment on this application. 7. IDAHO TRANSPORTATION DEPARTMENT (ITD) 7.1 Idaho Transportation Department did not provide comment on this application. 8. NAMPA MERIDIAN IRRIGATION DISTRICT 8.1 Nampa Meridian Irrigation District did not provide comment on this application. Meridian City Council Meeting Agenda October 4, 2018 – Page 161 of 273 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 8 9. DEPARTMENT OF ENVIRONMENTAL QUALITY Meridian City Council Meeting Agenda October 4, 2018 – Page 162 of 273 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 9 Meridian City Council Meeting Agenda October 4, 2018 – Page 163 of 273 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 10 Meridian City Council Meeting Agenda October 4, 2018 – Page 164 of 273 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 11 Meridian City Council Meeting Agenda October 4, 2018 – Page 165 of 273 EXHIBIT A Mountain View HS Addition – CUP H-2018-0089 PAGE 12 C. Required Findings from Unified Development Code 1. Conditional Use Permit (UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit request upon the following: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The Commission finds that the subject property is large enough to accommodate the proposed use and the dimensional & development regulations of the R-4 district as required by the UDC (see Analysis Section IX for more information). b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The Commission finds that the proposed use is consistent and harmonious with the UDC and Comprehensive Plan Future Land Use Map Civic designation for this site if designed in accord with the conditions listed in Exhibit B. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds that the proposed use will provide a necessary service to surrounding residences and should be compatible with other existing and future uses in the general area and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. The Commission finds that sanitary sewer, domestic water, refuse disposal, and irrigation were provided to this property with development of the subdivision; services will be extended to the proposed building by the developer. The Commission finds that the proposed use will be served adequately by all of the public facilities and services listed above. f. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. If approved, the applicant will be financing any improvements required for development. The Commission finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community’s economic welfare. Meridian City Council Meeting Agenda October 4, 2018 – Page 166 of 273 EXHIBIT A - 13 - g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. The Commission finds the proposed use will not involve excessive traffic, noise, or odors that will be detrimental to any persons, property or the general welfare. h. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. The Commission finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance in this area. Meridian City Council Meeting Agenda October 4, 2018 – Page 167 of 273 Planning & Zoning Commission Meeting October 4, 2018 GROUND FLOOR PARKING AREA 2ND FLOOR 3RD FLOOR Revised Original LANDSCAPE PLAN Structure fronting on N. Main St. proposed to be converted to residence Item #4D: Westbridge Subdivision Vicinity/Zoning Map Preliminary Plat/Landscape Plan Conceptual Building Elevations Site Plan LANDSCAPE PLAN W Willard St NW 1 1 t h S t W Sheryl St W Sonoma Dr W Forecast St NW 1 2 t h A v e W Carlton Ave W Camellia Ln NW 1 3 t h P l NW 7 t h S t W Carlton St W Snyder Dr W Jayton Dr W S u n n y Slope Dr NW 1 0 t h S t W State St N W 1 5 t h S t N W a r d A v e W S anta Clara Dr W Taylor Ave NW 8 t h S t W Elm Pl W Maple Ave W Snyder S t W Leonard St N O c e a n A v e W S l a t o n Dr NW 7 t h A v e W Marcon Ln W Washington Dr N W 9 t h A v e N L e i s u r e L n N T i n a M a r i e A v e NW 1 3 t h A v e NW 1 5 t h A v e W North Gate Ave W Wave Ct W Rebecc a W a y N S i l v e r a d o P l N T a l l P i n e P l W Elm Ct W Clarinda St NW 1 4 t h A v e W Lucerne St N R o t a n A v e N Y a k i m a W a y N M a u r a P l W Leroy Ct NW 7 t h S t W Wave Ct W Santa Clara Dr W State StNW 1 5 t h A v e W Pine Ave W Cherry Ln N L i n d e r R d W Franklin Rd NW 8 t h S t R-4 I-L I-L R-8 R-8 L-O RUT R-15 C-N C-C R-8 C-G L-O R-15 L-O R1 R-8 R-8 L-O C-C L-O L-O L-O RUT L-O L-O L-O R-40 RUT L-O R-15 R-15 L-O L-O L-O R1 R1 C-G C-C R-8 L-O R1 C-NR-15 L-O L-O R-4 RUT Site Plan Landscape Plan Changes to Agenda:  Item #4A: Residential District Naming Convention Text Amendment (H-2018-0059) – Hearing re-noticed to October 18th due to changes requested to the application by the Applicant. This project was previously before you on August 16th; at that hearing, the Commission continued the project for the purpose of reviewing some additional renderings of the proposed building. The applicant has submitted a revised site plan, landscape plan and renderings as requested. The revisions resulted in a decrease in dwelling units from 64 to 56 which reduced the density from 38 to 33 units/acre); and the outdoor common area increased slightly. A total of 11 additional parking spaces for guests are proposed above the minimum number required by the UDC. Item #4B: Verraso Village North (H-2018-0071) Application(s):  Conditional Use Permit Size of property, existing zoning, and location: This site consists of 1.7 acres of land, zoned C-G, located at 3471, 3513, 3543 & 3561 E. Tecate Ln. Adjacent Land Use & Zoning: North: Commercial property (Culver’s restaurant and Les Schwab Tires), zoned C-G South: Multi-family (Verasso Village No. 3), zoned C-G East: Records Ave. and a church, zoned R-8 West: Developed commercial property, zoned C-G History: This property was annexed in 2005 and included in Una Mas Subdivision; a DA was recorded as a provision of annexation, which has been subsequently modified. Comprehensive Plan FLUM Designation: MU-R Summary of Request: A CUP is requested for a multi-family development consisting of (56) 2-bedroom dwelling units (reduced from 64) on 1.7 acres of land in the C-G zoning district. This is the 4th phase of the Verraso Village multi-family development. It differs from previous phases in that all of the units will be located within one structure rather than 2 units in each structure. The gross density for the development is 33 units/acre (reduced from 37.7) consistent with that desired in MU-R designated areas. Parking is located under the units on the ground floor with 2 floors of living area above. Private usable open space, common open space & site amenities are proposed in accord with UDC standards. A 40’w x 125’+/-l (5,000+/- s..f) open courtyard/veranda with landscaping & fountains is proposed on the 2nd floor with a 20’ x 100’ enclosed pet area at the west end of the building and a pet parlor are proposed as amenities. A minimum of 112 parking spaces are required; 138 vehicle spaces and a motorcycle parking area is proposed for a total of 26 spaces beyond the minimum required. A 20’ wide landscaped street buffer is required along Records Ave.; an attached sidewalk already exists along Records. Conceptual building elevations & a rendering were submitted for the proposed structure; building materials are proposed to consist of stucco with either cement or wood siding and metal accents. The final design is required to comply with the design standards in the Architectural Standards Manual. Written Testimony: None Staff Recommendation: Approval w/conditions Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2018-0071, as presented in the staff report for the hearing date of October 4, 2018, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0071, as presented during the hearing on October 4, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0071 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #4C: Smith Rezone (H-2018-0097) Application(s):  Rezone Size of property, existing zoning, and location: This site consists of 0.73 of an acre of land, zoned C-C, located at 1321 & 1323 N. Main St. Adjacent Land Use & Zoning: North: Commercial/office uses, zoned C-C East: N. Main Street and commercial, office and residential uses, zoned C-C South: Funeral home, zoned C-C West: Residential and vacant/undeveloped lot; and personal service (beauty salon), zoned C-C History: There are 2 existing structures on this site – the one at the front of the property was constructed in 1937 as a residential dwelling and was converted to a commercial structure in 2001; the one at the rear of the property was constructed in 1983 and converted to a commercial use in 2001. Comprehensive Plan FLUM Designation: Old Town Summary of Request: A rezone of 0.73 of an acre of land from the C-C the O-T zoning district is requested consistent with the Old Town FLUM designation. The 2 existing structures on the site are proposed to remain. The structure at the rear of the property houses the Calico Cattery, primarily a retail store with ancillary cat boarding; and the front structure is proposed to be converted from commercial back to residential use. Access is provided for this site via two (2) 1-way driveways to/from Main Street; Staff & ACHD recommends these accesses remain with no changes. When/if the property redevelops in the future with a more intense use, access may be restricted to a single access and cross-access easements may be required to adjacent properties. The UDC requires off-street parking to be provided based on the square footage of non-residential structures and the number of bedrooms in dwelling units. Based on the square footage (i.e. 1,560) of the commercial structure and the number of bedrooms (i.e. 3) proposed in the dwelling, a minimum of 7 spaces are required. There are currently 6 paved parking spaces for shared use; an additional space is required to be provided on the site in order to comply with the minimum UDC standards. Approval of the proposed rezone will allow residential use o Written Testimony: None Staff Recommendation: Approval with the requirement of a DA per the provisions in Exhibit B of the staff report. 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- 2018-0097, as presented in the staff report for the hearing date of October 4, 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- 0097, as presented during the hearing on October 4, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0097 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #4D: Westbridge Subdivision (H-2018-0088) Application(s):  Annexation & Zoning  Preliminary Plat Size of property, existing zoning, and location: This site consists of 12.71 acres of land, zoned RUT in Ada County, located at 5745 & 5865 N. Black Cat Rd. Adjacent Land Use & Zoning: North: Rural residential properties, zoned RUT in Ada County South: Future MFR (Oaks North Subdivision), zoned R-15 West: Future school site, zoned RUT in Ada County East: N. Black Cat Rd. & SFR (Bainbridge Subdivision), zoned R-8 History: None Comprehensive Plan FLUM Designation: MDR (3-8 units/acre) Summary of Request: The applicant requests annexation & zoning of 12.84 acres of land with an R-4 zoning district and requests Council approval of a “step” down in density from MDR to LDR. The proposed residential use and zoning is compatible with either the LDR or MDR FLUM designation; however, the proposed density at 2.4 units/acre is slightly below the minimum 3 units/acre desired in MDR designated areas. The step down in density is requested because adding more lots will require a secondary emergency access to be provided (and only one access is available) & fire flow would need to be addressed differently. The geometry and characteristics of the site (i.e. the location of the McMullen Lateral along the north boundary, and the necessary public streets) impact the available building area resulting in a lower density than desired in the Comprehensive Plan. A preliminary plat is proposed consisting of 30 building lots & 9 common lots on 12.71 acres of land in the proposed R-4 district. Proposed lots range in size from 8,096 to 13,570 s.f. with an average lot size of 10,060 s.f. There are 2 existing homes on the site; the one at the west end of the site will remain on a lot in the proposed subdivision; the other home & accessory structures will be removed. One access is proposed for the development via N. Black Cat Rd.; (2) stub streets are proposed – one to the north (N. Willowside Ave.) and one to the south (N. Oakstone Ave.) – for future extension and interconnectivity with adjacent future developments. A 35’ wide landscaped street buffer is proposed along N. Black Cat Rd, an entryway corridor, in accord with the UDC standards . There are several existing trees on this site that are proposed to be removed that require mitigation as proposed. The UDC requires a minimum 10% qualified open space to be provided with development and a minimum of one qualified site amenity. A total of 1.6 acres (or 12.5%) of qualified open space is proposed with a segment of the City’s multi-use pathway system, a micro-path to the future school site to the west and a tot lot with play equipment in accord with UDC standards. Conceptual building elevations were submitted for future SFR detached homes in this development; building materials consist of a mix of siding materials with stone veneer accents. Written Testimony: Jane Suggs, (in agreement w/staff report) Staff Recommendation: Approval w/conditions Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2018-0088, as presented in the staff report for the hearing date of October 4, 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- 0088, as presented during the hearing on October 4, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0088 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #4E: EEG Office Building (H-2018-0081) Application(s):  Conditional Use Permit Size of property, existing zoning, and location: This site consists of 0.993 of an acre of land, zoned L-O, located at 551 SW 5th Avenue. Adjacent Land Use & Zoning: North: Multi-tenant office buildings, zoned L-O West: Single-family homes in the Franklin Square Subdivision, zoned R-8 South: Vacant/undeveloped land, zoned C-G and W. Corporate Drive East: Vacant/undeveloped land, zoned C-G and SW 5th Avenue History: The subject property was annexed into the city in 1995 as Troutner Business Park (Instrument # 97044077), was granted preliminary plat approval in 1996 as Ballantyne-Troutner Business Park and granted final plat approval in 1997 as Troutner Business Park. The recorded development agreement requires detailed CUP approval to develop any parcel within the subdivision. Comprehensive Plan FLUM Designation: Commercial Summary of Request: The applicant has submitted an application for a conditional use permit (CUP) for a 9,950+/- square foot office building and accessory outdoor storage on 0.993 of an acre of land in the L-O zoning district, as required by UDC Table 11-2B-2. Site Plan: A site plan depicts how the site is proposed to develop with a 9,950+/- square foot structure, parking, drive-aisles, access, storage yard and internal parking lot landscaping. Outdoor Storage: The applicant is proposing to have an outdoor storage area as part of the development. This requires the applicant to comply with UDC 11-3A-14 in regards to Outdoor Storage as an Accessory Use. With the Certificate of Zoning Compliance application, the applicant shall provide details of the required closed vision fencing and gate. Storage Yard: Per UDC 11-3C-5, the storage area to the west of the building shall be paved with asphalt. Access: Access is proposed to this site via one driveway from SW 5th Avenue. Parking: Based on the square footage of the proposed building (i.e. 9,950 square feet), a minimum of 20 parking spaces are required to be provided based on one space per 500 square feet of gross floor area. A total of 22 spaces are proposed for the property. Bicycle Parking: Bicycle parking is also required to be provided on the site at a minimum of one space for every 25 vehicle spaces proposed or portion thereof as set forth in UDC 11-3C-6G in accord with the standards listed in UDC 11-3C-5C. Based on 22 vehicle parking spaces, a minimum of 1 bicycle parking space is required. The applicant is proposing to install a bike rack that can accommodate four bicycles. Internal Pedestrian Walkway: Per UDC 11-3A-19, the applicant is required to provide a 5-foot pedestrian walkway from the main entrance of the proposed building to the perimeter sidewalk along SW 5th Avenue. This code section also requires that the walkway to be distinguished from the drive surface through the use of pavers, bricks or scored concrete. With the submittal of the certificate of zoning compliance application, the applicant should depict the required pedestrian walkway. Landscaping: Landscaping is required to be installed on the site in accord with the standards listed in UDC 11-3B. A 20-foot wide street buffer is required along SW 5th Ave., a commercial collector roadway, as set forth in UDC Table 11-2B-3, landscaped in accord with the standards listed in UDC 11-3B-7C. UDC 11-2B-3 requires a 20 foot landscape buffer between property zoned R-8 and properties zoned L-O. In this case, the development agreement for the Troutner Business Park requires that a 35-foot buffer be installed between the existing residential properties and the proposed development. The applicant is proposing a 35 foot landscape buffer which exceeds the requirements of the UDC. Building Elevations: Conceptual building elevations were submitted with this application that demonstrate what the future building may look like. The structure is proposed to be 2 stories in height with building materials that appear to consist of an aluminum store front, aluminum clad wall panels and architectural metal wall panels. The future structures constructed on the site are required to comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual. Certificate of Zoning Compliance (CZC): The applicant is required to submit a CZC application for approval of the proposed use, site layout and building elevations from the Planning Division prior to submittal of a building permit application. Design Review: The applicant is required to submit a Design Review application concurrent with the CZC application for final approval of the site layout and building elevations. The proposed site layout and structure is required to comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual. Written Testimony: None Staff Recommendation: Approval with conditions. The use and architecture appear to be generally consistant with that of other businesses in the area. 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- 2018-0081, as presented in the staff report for the hearing date of October 4, 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- 0081, as presented during the hearing on October 4, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0081 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #4F: Meridian High School Auditorium (H-2018-0101) Application(s):  Conditional Use Permit (2) Size of property, existing zoning, and location: This site consists of 33.37 acres of land, zoned R-4, located at 1900 W. Pine Avenue. Adjacent Land Use & Zoning: North: Baseball field and residential properties in Vineyards Subdivision, zoned R-4 West: Rural residential/agricultural property, zoned RUT in Ada County South: School property, Pine Avenue, & residential properties in Merrywood Subdivision, zoned R-8 East: School property, zoned R-4 History: History of Previous Actions: Over the years multiple applications have been approved for the site. Below are the more recent applications regarding the property: 1. CZC-01-009 – Meridian High School Cafeteria and classroom addition; 2. AZ-05-059, CUP-05-053 and VAR-06-003 – Annexation and conditional use permit to develop the Tech Center. This building was constructed on a separate parcel owned by the school district. 3. CZC-06-022 –Meridian High Tech Center (59,279 sf). 4. CUP-12-015/MCU 15-002 – Meridian High School building expansion (51,855 sf). 5. CZC-12-035 – Meridian High School Tennis Facility (167 sf). 6. CZC-12-054 – Meridian High School Central Plant Addition (2,056 sf). 7. CZC-14-025 – Meridian High School Class room Addition (10,511 sf). 8. A-2017-0048 – The school was approved for a parking lot expansion. 9. A-2018-0084 – Meridian High School Diesel Addition (3,220 sf). Comprehensive Plan FLUM Designation: Civic Summary of Request: The applicant requests conditional use approval to construct a new 31,922 square foot building addition to Meridian High School. The proposed addition will be placed in the existing courtyard and will consist of an auditorium, a new lobby, new restrooms, a prop shop, dressing/make-up rooms and a new band room. Because the education facility is expanding, the UDC requires the approval of a conditional use permit. Per UDC Table 11-2A-2, a CUP is required for the proposed addition to the Public Education Institution, subject to specific use standards listed 11-4-3-14, in the R-4 zoning district. Specific Use Standards: There are specific use standards listed in UDC 11-4-3-14, Education Institution that apply to the proposed use. If approved, the proposed use is required to comply with the standards pertaining to accessory uses and portable classrooms, as applicable. Non-conforming use: As noted below, Meridian High School has had several additions and improvements made to the site over many years; some pre-date the adoption of the UDC. Due to the number of improvements after the adoption of the UDC, the landscape ordinance requires some of the site to be brought up to meet current landscape standards. Specifically, UDC 11-3B-2D requires compliance with the landscape ordinance if the building on the site expands beyond certain thresholds. Because of the number of additions after 2005 is approximately 49% of the existing structures on the site (114,354/230,363 square feet), perimeter and right of way landscaping is required to be installed. With several of the expansions to the site, the applicant has incrementally increased landscaping to the site to comply with UDC standards. The two (2) areas that don’t currently meet UDC standards is a portion of the parking area along Pine Ave. and a portion of the site on the east boundary, north of the bus access along Linder Road. Per UDC 11-1B-4, the applicant has submitted a conditional use permit to allow the school to extend the use of the non-conforming parking lot along Pine Ave. to maintain the current parking stalls constructed on the site. As an alternative, the applicant is recommending the following improvements to the site: 1. Construct a new 25 foot wide buffer with (39) 2 inch caliper trees along N. Linder Road. 2. Construct a new 5 foot wide landscape buffer between the parking lot and the adjoining property to the west (the Seminary) with (8) 2 inch caliper trees. 3. The new trees planted around the new auditorium will include 5 inch caliper trees where possible for a total of 52 new caliper inches. 4. Because the applicant is proposing to add additional landscaping to the site, staff is supportive of the alternative landscape improvements as noted above. Staff highly recommends once this parking are is scheduled for replacement that the School District reconstruct this parking area in accord with UDC standards.. Tree Mitigation: Due to the proposed building expansion, several of the mature trees in front of the school may be relocated or removed. The applicant is coordinating with the City Arborist to determine which trees need to be mitigated. The submitted landscape plan must detail the mitigation plan coordinated with the City Arborist and demonstrate compliance with the tree mitigation standards in accord with UDC 11-3B-10. Parking: The applicant has provided a parking analysis to ensure the site has adequate parking in accord with the parking standards in the UDC. Under the UDC, non-residential uses require 1 stall per 500 square feet of gross floor area. Currently, the site is developed with 894 parking stalls which exceed the minimum of 746 parking stalls required by code. Multi-use Pathway: The City’s pathways Master Plan has had a multi-use pathway designated along the south side of the Nine Mile Creek since at least 2010 when the Meridian Pathways Master plan was adopted. Since that time, several CZC’s have been approv ed for the site and no improvements have been made in terms of constructing the multi-use pathway. Staff is of the opinion that requiring the pathway and associated landscaping may not be feasible with this application, but that obtaining a pathway easement will set up the construction of the pathway with a future Certificate of Zoning Compliance. Building Elevations: The primary building material of the existing school is brick. The applicant is proposing a more contemporary design that includes horizontal metal paneling, decorative metal screening panels and glass. Staff is of the opinion that the proposed addition will add a modern touch to the existing building and complement other structures (tech building to the west) developed near the site. . Certificate of Zoning Compliance: The applicant is required to submit an application for Certificate of Zoning Compliance for the proposed use prior to establishment of the new use in accord with UDC 11-5B-1. Design Review: The applicant is required to submit an application for Design Review concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. Written Testimony: None Staff Recommendation: Approval with conditions. Expanding the school will be advantageous to the students and will not have an adverse impact on the area. 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- 2018-0101, as presented in the staff report for the hearing date of October 4, 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- 0101, as presented during the hearing on October 4, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0101 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 Regular Meeting Agenda Meeting Date: October 4, 2018 Agenda Item Number: 4 A Project File Number: H-2018-0059 Item Title: Public Hearing Continued from September 6, 2018 for Residential District Naming Convention Text Amendment (H-2018-0059) by DevCo Development LLC Hearing Re -noticed for October 18, 2018 Request: A Text Amendment to Change the Naming Convention of the Residential Districts of R-2, R-4, R-8, R-15 and R-40 to R -A, R -B, R -C, R -D, R -D and R -E, and Modify Other Related Sections in Chapters 1 - 3 of the Unified Development Code (UDC) to Coincide with the Proposed Naming Convention Meeting Notes: I TEM SHEET C ouncil Agenda I tem - 4.A . Presenter: Estimated Time f or P resentation: Title of I tem - Public Hearing Continued from S eptember 6, 2018 for Residential D istrict Naming C onvention Text Amendment (H-2018-0059) by D evCo Development L L C C lick Here for A pplication Materials Meridian City Council Meeting Agenda October 4, 2018 – Page 168 of 273 Planning and Zoning Commission Regular Meeting Agenda Meeting Date: October 4, 2018 Agenda Item Number: 4 B Project File Number: H-2018-0071 Item Title: Public Hearing Continued from August 16, 2018 for Verasso Village North (H-2018-0071) by Chad Olsen, Located at 3471, 3513, 3543 and 3561 E. Tecate Ln. Meeting Notes: Request: A Conditional Use Permit for a multi -family development consisting of 64 residential units on 1.698 acres of land in the C -G zoning district pro vee), I TEM SHEET C ouncil Agenda I tem - 4.B . Presenter: Estimated Time f or P resentation: Title of I tem - Public Hearing Continued from August 16, 2018 for Verraso Village North (H- 2018-0071) by Chad Olsen, L ocated at 3471, 3513, 3543 and 3561 E . Tecate L n. C lic k Here for Applic ation Materials C lic k Here to S ign Up to Tes tify at Hearing AT TAC HM E NT S: Description Type Upload D ate S taff Report S taff Report 10/1/2018 Meridian City Council Meeting Agenda October 4, 2018 – Page 169 of 273 City of Meridian - Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 10/4/2018 Hearing Type: PZ Item Number: 4-13 Project Name: Verasso Village North (H-2018-0071) Project No.: H-2018-0071 Active: W There are no signatures posted for this meeting type yet. Go Back To List Export To Excel © 2018 - City of Meridian, Idaho Page 1 of 1 http://internalapps/SIGNINFORMTOOLS/SignInFormDetails?id=46 10/4/2018 Verraso Village North - CUP (H-2018-0071) PAGE 1 STAFF REPORT HEARING DATE: October 4, 2018 (Continued from: August 16, 2018) TO: Planning & Zoning Commission FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Verraso Village North – CUP (H-2018-0071) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Chad Olsen, has applied for a conditional use permit (CUP) for a multi-family development consisting of 64 56 dwelling units on 1.7 acres of land in the C-G zoning district as required by UDC Table 11-2B-2. This is the 4th phase of the Verraso Village development. See Section VIII, Analysis, for more information. Note: Since the original application submittal, the applicant submitted revised plans that reduced the total number of units from 68 to 64. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP application with the conditions of approval in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2018- 0071 as presented in the staff report for the hearing date of October 4, 2018, with the following modifications: (Add any proposed modifications.) I further recommend Staff to prepare Findings of Fact and Conclusions of Law & Order for the hearing date of October 18, 2018. Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0071, as presented during the hearing on October 4, 2018, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2018-0071 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 3471, 3513, 3543 and 3561 E. Tecate Ln., in the northwest ¼ of Section 4, Township 3 North, Range 1 East. Verraso Village North - CUP (H-2018-0071) PAGE 2 B. Applicant: Chad Olsen 12790 W. Telemark Street Boise, ID 83713 C. Owner: Una Mas, LLC 1717 E. Chisholm Drive Nampa, ID 83687 D. Representative: Same as applicant E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit which requires a public hearing before the Planning & Zoning Commission, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: July 27, 2018 C. Radius notices mailed to properties within 300 feet on: July 20, 2018 D. Posted on Next Door: July 24, 2018 E. Applicant posted notice on site by: August 3, 2018 VI. LAND USE A. Existing Land Use(s) & Zoning: This site consists of vacant/undeveloped land, zoned C-G. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Commercial property (Culver’s restaurant and Les Schwab Tires), zoned C-G South: Multi-family (Verasso Village No. 3), zoned C-G East: Church, zoned R-8 West: Developed commercial property, zoned C-G C. History of Previous Actions:  The subject property was annexed (AZ-05-061, Ord. #06-1251) in 2005 with a C-G zoning district. A development agreement was recorded as a provision of annexation (Instrument No. 106137048).  A preliminary plat (PP-08-007) was approved in 2008 for Una Mas Subdivision.  A final plat (FP-09-002) was approved in 2009 for Una Mas Subdivision and was later recorded in 2011 (Bk. 103, Pg. 13894). The subject property was included in the plat as a portion of Lots 4-7, Block 1.  A modification to the development agreement (H-2015-0016, Inst. #2016-106279) for Una Mas subdivision was approved by City Council in 2015 that removed the requirement for future structures within the development to comply with the building elevations previously approved by Council with the annexation and only requires future buildings to obtain design review approval. Verraso Village North - CUP (H-2018-0071) PAGE 3  A property boundary adjustment (A-2016-0287, ROS #10612) was approved in 2016 that reconfigured the southern boundary of this property.  A modification to the previous development agreement (H-2016-0132, Inst. #2017-056982) was approved for Una Mas subdivision in 2017 to allow a reduced buffer width from 25 to 5 feet on the C-G zoned property to residential uses. D. Utilities: Location of sewer: A sanitary sewer main intended to serve the subject site currently exists in E. Tecate Lane. Location of water: A water main intended to serve the subject site currently exists in E. Tecate Lane. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: Staff is unaware of any open ditches that cross this site. 2. Hazards: Staff is unaware of any hazards that may exist on this site. 3. Flood Plain: This property does not lie within the floodplain or flood way. VII. COMPREHENSIVE PLAN ANALYSIS This site is designated Mixed Use – Regional (MU-R) on the Comprehensive Plan Future Land Use Map (FLUM). The purpose of this designation is to provide a mix of employment, retail, and residential dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. Fox example, an employment center should have support retail uses; a retail center should have supporting residential uses as well as support retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The standards for the MU-R designation provide an incentive for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the developments. The developments are encouraged to be designed according to the conceptual MU-R plan depicted in Figure 3-5 of the Comprehensive Plan. This site is proposed to develop with high-density multi-family residential uses at a gross density of 37.65 33 dwelling units per acre (d.u./acre). The proposed development consists of 64 56 dwelling units on 1.7 acres of land; the structure is proposed to be 3 or 4 stories in height. The proposed multi- family development should contribute to the mix of uses in this area adjacent to retail, employment and restaurant uses near major intersections (Eagle & Ustick Roads and Eagle & Fairview Roads), consistent with the plan for MU-R designated areas. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  “Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B, pg. 56) The proposed multi-family units will contribute to the variety of rental options available within the City. Verraso Village North - CUP (H-2018-0071) PAGE 4  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F, pg. 45) City services will be provided and extended with development of this site.  “Require appropriate landscaping and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.) A 20-foot wide landscaped street buffer is required along N. Records Avenue, a collector street.  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F, pg. 53) The proposed multi-family development should be compatible with existing multi-family residential units to the south.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) Access is proposed via E. Tecate Ln., a previously approved private street along the site’s north boundary.  “Locate high-density development, where possible, near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares.” (3.07.02, pg. 55) The proposed high-density development is located near major access thoroughfares [N. Eagle Road (State Highway 55) and E. Ustick Road & E. Fairview Ave. (both arterial streets)] and is within walking distance of Kleiner Park, a 60 acre City park, and The Village at Meridian shopping center to the south. VIII. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: CONDITIONAL USE PERMIT (CUP): A conditional use permit is requested for a multi-family development consisting of 64 56 dwelling units on 1.7 acres of land in the C-G zoning district in accord with UDC Table 11-2B-2. This is the 4th phase of the Verraso Village multi-family development. The development is proposed to consist of (14) 1-bedroom and (50) (56) 2-bedroom units. The gross density for the development is 37.65 33 units per acre consistent with that desired in MU-R designated areas. The applicant would like the flexibility to construct either a 3- or 4-story structure; the number of units would stay the same either way – the amount of common area would increase if a 4-story structure is built. The structures is proposed to be 3 stories in height. The property consists of 4 lots in Una Mas Subdivision. A property boundary adjustment application should be submitted prior to submittal of a Certificate of Zoning Compliance application to combine the lots into one property. Specific Use Standards: The specific use standards for multi-family developments listed in UDC 11-4-3-27 apply to development of this site as follows:  A minimum of 80 square feet (s.f.) of private useable open space is required to be provided for each unit. Private patios or balconies are proposed for each unit that meets this requirement.  Development with 20 units or more are required to provide a property management office, maintenance storage area, central mailbox location (including provisions for parcel mail) that provides safe pedestrian and/or vehicular access, and a directory and Verraso Village North - CUP (H-2018-0071) PAGE 5 map of the development at an entrance or convenient location for those entering the development. The main property management and leasing office and maintenance storage area is located within the first phase of development to the south of this site; an additional property management office is proposed in this phase. A central mailbox location is depicted on the site plan in the parking area; The site plan submitted with the Certificate of Zoning Compliance application should depict the location(s) of the directory & map of the development.  At a minimum, 250 square feet (s.f.) of outdoor common open space is required for each unit containing more than 500 and up to 1,200 s.f. of living area. All of the proposed units are within this range. Therefore, a minimum of 16,000 14,000 s.f. (or 0.37 0.32 of an acre) of common open space is required in accord with the standards listed in UDC 11- 4-3-27C. The applicant proposes an internal courtyard on the 2nd floor an open courtyard/veranda on the 2nd floor; common area with grass-crete along the west boundary for a pet area, which also doubles as an emergency access; open grassy area along the south side of the building, and common area along Tecate Lane consisting of a total of 16,146 16,277 square feet (or 0.37 of an acre) in accord with this requirement.  For multi-family developments between 20 and 75 units, three (3) amenities are required to be provided with at least one from each category listed in UDC 11-4-3-27D.1. A total of 64 56 units are proposed, which requires a minimum of 3 amenities to be provided. The applicant proposes a pedestrian walkway and fountains through the interior courtyard on the 2nd story (1st floor living area); 5’ x 5’ storage spaces in the center of the parking area, an office and a recreation room a 20’ x 100’ pet area at the west end of the building, a pet parlor on the 1st floor, and an open courtyard/veranda with landscaping and fountains which qualify as quality of life, open space and recreation amenities. A clubhouse/meeting area with a veranda was provided with the first phase of development and serves this overall development, which qualifies as a quality of life amenity. These amenities satisfy this requirement. Note: Staff is concerned about the lack of visibility of the 3’ wide walkway area between the 5’ x 5’ storage spaces; the applicant should consider an alternative design that would allow more visibility of the walkway from the parking area.  Landscaping is required to comply with UDC 11-4-3-27E. All street facing elevations shall have landscaping along their foundations as follows: the landscaped area shall be at least 3-feet wide and have an evergreen shrub with a minimum mature height of 24 inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped with ground cover plans. Landscaping is required in accord with this requirement and should be depicted on the landscape plan submitted with the Certificate of Zoning Compliance application.  The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant shall submit documentation of compliance with this requirement with submittal of the Certificate of Zoning Compliance. Dimensional Standards: The proposed development is required to comply with the dimensional standards of the C-G zoning district listed in UDC Table 11-2B-3 and for multi-family developments listed in 11-4-3-27. The setbacks for the C-G district are 0; however, the 20-foot required street buffer along Records Way will serve as a setback on the east side of the development. UDC 11-4-3-27B.1 requires a minimum building setback of 10 feet unless a greater setback is otherwise required. The Verraso Village North - CUP (H-2018-0071) PAGE 6 building setback along the southern boundary of the site is only 5 feet; the site/landscape plans submitted with the Certificate of Zoning Compliance should be revised accordingly - or, a property boundary adjustment application could be submitted to shift the property line to the south to accommodate the setback. Access: Access is depicted on the site plan via E. Tecate Ln., a private street; no access via N. Records Ave., a collector street, is proposed or approved. Parking: The UDC requires off-street vehicle parking to be provided on the site in accord with the standards listed in Table 11-3C-6 for multi-family developments. Based on (14) 1-bedroom units and (50 56) 2-bedroom units, a minimum of 64 56 covered and 57 56 uncovered (or covered) spaces are required for a total of 121 112 spaces; a total of 145 123 covered vehicle spaces are proposed on the 1st floor under the dwelling units for a total of 24 11 additional spaces beyond those required for guest parking. The number of proposed parking spaces complies with UDC standards. Compact stalls are discouraged but may be used for any parking above the number of required parking spaces; compact stalls may be reduced in depth by 2’ (i.e. 17’); there are a few compact stalls depicted that are under 17’ in depth that must be revised. The UDC (Table 11-3C-5) requires one-way drive aisles with 90-degree parking spaces to be a minimum of 25-feet wide; the site plan should be revised accordingly (note: 45-degree spaces only require a 13’ wide drive aisle and 60-degree spaces require a 17’ wide drive aisle). The site/landscape plan should be revised consistent with the dimensional standards listed in UDC Table 11-3C-5. One bicycle parking space is required to be provided for every 25 proposed vehicle spaces or portion thereof, per UDC 11-3C-6G. Based on a total of 145 123 proposed parking spaces, a minimum of 6 5 bicycle parking spaces should be provided for the development. The site plan depicts a 13’ x 17’ 16’ x 20’ area for bicycle parking at the northeast corner of the building; if this is exclusively for residents, a bicycle rack for visitors should also be provided. Multi-Use Pathway: There is not a multi-use pathway designated on this site in the Master Pathways Plan. Landscaping: A minimum 20-foot wide landscaped street buffer is required (as proposed) along N. Records Avenue, a collector street, landscaped per the standards listed in UDC 11-3B-7C. Common Open Space & Site Amenities: Because this site is below 5 acres in size and in a commercial district, the open space and site amenity requirements listed in UDC 11-3G-3 are not applicable. However, common open space and site amenities are required per the specific use standards listed in UDC 11-4-3-27 as noted above. Sidewalks/Pathways: A five-foot wide detached sidewalk exists on this site along N. Records Avenue in accord with UDC 11-3A-17. Lighting: All outdoor lighting shall comply with the standards listed in UDC 11-3A-11. A lighting plan for the parking area should be submitted with the Certificate of Zoning Compliance application to ensure lighting is adequate for safety. Fencing: All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-7. Waterways: There are no open waterways on this site. Building Elevations: The applicant submitted conceptual elevations for the proposed structure (see Exhibit A.4). Building materials are proposed to consist of stucco with either cement or wood siding and metal accents. Final design of the multi-family structure is required to comply Verraso Village North - CUP (H-2018-0071) PAGE 7 with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual, and the conditions listed in Exhibit B of this report. The applicant would like the flexibility to construct a 3- or 4-story building on this site to be determined in the future. Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted for approval of the new use and to ensure that all construction complies with the provisions of the UDC and the conditions contained in this report listed in Exhibit B. Design Review (DES): An Administrative Design Review application is required to be submitted for approval of the proposed structure, per UDC 11-5B-8. Development should comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual or any updated provisions thereof. The DES and CZC application(s) may be submitted concurrently. Staff recommends approval of the proposed CUP with the conditions included in Exhibit B. IX. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Proposed Site Plan/Floor Plans (dated: 8/13/18 10/04/18) 3. Proposed Landscape Plan (dated: 8/10/18 9/27/18) 4. Conceptual Building Elevations - REVISED B. Agency & Department Comments/Conditions C. Required Findings from Unified Development Code Verraso Village North - CUP (H-2018-0071) PAGE 8 Exhibit A.1: Vicinity/Zoning Map Kleiner Park The Village Verraso Village North - CUP (H-2018-0071) PAGE 9 Exhibit A.2: Proposed Site Plan/Floor Plans (dated: 8/13/18 10/04/18) Verraso Village North - CUP (H-2018-0071) PAGE 10 Verraso Village North - CUP (H-2018-0071) PAGE 11 Exhibit A.3: Proposed Landscape Plan (dated: 8/10/18 9/27/18) Verraso Village North - CUP (H-2018-0071) PAGE 12 Exhibit A.4: Conceptual Building Elevations - REVISED Verraso Village North - CUP (H-2018-0071) PAGE 13 B. Agency & Department Comments/Conditions 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval 1.1.1 Development of the site shall substantially comply with the site plan, landscape plan, and conceptual building elevations included in Exhibit A, the conditions of approval listed herein, the provisions of the development agreement (Inst. #106137048) and amended development agreements (H-2015-0016, Inst. #2016-106279; H-2016-0132, Inst. #2017-056982). If a 4-story structure is proposed with the Certificate of Zoning Compliance application, it shall be deemed to be in substantial compliance with the elevations shown in Exhibit A.4. 1.1.2 The architectural character of the proposed structure shall comply with the design standards listed in the Architectural Standards Manual. 1.1.3 The developer shall comply with the specific use standards for multi-family developments listed in UDC 11-4-3-27, including but not limited to the following: a. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public str eet, or shall be fully screened from view from a public street. b. The development is required to record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. The applicant shall submit documentation of compliance with this requirement with submittal of the Certificate of Zoning Compliance. 1.1.4 A minimum of 16,000 14,000 s.f. (or 0.37 of an acre) of common open space is required to be provided within the development in accord with the standards listed in UDC 11-4-3-27C as proposed. 1.1.5 The applicant shall provide amenities as proposed in accord with UDC 11-4-3-27D, including an interior courtyard/plaza with pedestrian walkways open courtyard/veranda with landscaping and fountains, an office and recreation room a 20’ x 100’ pet area and pet parlor. A clubhouse with a veranda was provided with the first phase of development which will be used by this phase. 1.1.6 Any fencing constructed on the site shall be consistent with the standards as set forth in UDC 11- 3A-7. 1.1.7 The parking area shall comply with the required stall and drive aisle dimensions listed in UDC Table 11-3C-5. 1.1.8 Submit a request for alternative compliance to the parking lot landscaping requirements listed in UDC 11-3B-8C as set forth in UDC 11-5B-5, with the Certificate of Zoning Compliance application. 1.1.9 The site plan included in Exhibit A.2 shall be revised with submittal of the Certificate of Zoning Compliance application as follows: a. Depict the location(s) of the directory and map of the development at an entrance or convenient location for those entering the development in accord with UDC 11-4-3-27B.7. b. Depict bicycle parking as set forth in UDC 11-3C-6G in accord with the standards listed in UDC 11-3C-5C; a minimum of 6 5 bicycle parking spaces should be provided for the development. If the bicycle parking area depicted on the plan is only for residents, a bicycle rack should be provided for visitor parking. Verraso Village North - CUP (H-2018-0071) PAGE 14 c. A minimum setback of 10’ is required unless a greater setback is otherwise required per UDC 11-4-3-27B.1; the building needs to be shifted in 10’ along the southern boundary of the site – or, a property boundary adjustment application may be submitted to shift the southern property line to the south to accommodate the required setback. d. Staff is concerned about the lack of visibility of the 3’ wide walkway area between the 5’ x 5’ storage spaces; the applicant should consider an alternative design that would allow more visibility of the walkway from the parking area for surveillance purposes. e. The internal drive-aisles/parking is required to comply with the dimensional standards listed in UDC Table 11-3C-5. The electronic plan needs to be set to scale in order for Staff to verify the proposed plan complies with these standards but it appears to. f. Compact parking stalls are required to be a minimum of 9’ x 17’. g. The grass-crete area along the west boundary of the site shall be a minimum of 20-feet wide. 1.1.10 The landscape plan included in Exhibit A.3 shall be revised with submittal of the Certificate of Zoning Compliance application as follows: a. Landscaping is required along the east side of the building foundation facing N. Records Ave. as follows: the landscaped area shall be at least 3-feet wide and have an evergreen shrub with a minimum mature height of 24 inches for every 3 linear feet of foundation. The remainder of the area shall be landscaped with ground cover plants (UDC 11-4-3-27E). Spirea magic carpet and day lilies are is not an evergreen shrubs. b. Include a calculations table that demonstrates compliance with UDC standards per the Certificate of Zoning Compliance checklist. c. Revise the plan consistent with the changes required above in condition #1.1.9. 1.1.11 A property boundary adjustment application shall be submitted prior to submittal of a Certificate of Zoning Compliance application to combine Lots 4-7, Block 1, Una Mas Subdivision, into one property. 1.1.12 A lighting plan for the parking area shall be submitted with the Certificate of Zoning Compliance application to ensure lighting is adequate for safety. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC Chapter 2 District regulations. 1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11. 1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I, 11-3B-8C, and Chapter 3 Article C. 1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C (streets). Verraso Village North - CUP (H-2018-0071) PAGE 15 1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.2.11 Bicycle parking spaces shall be consistent with the design standards set forth in UDC 11-3C-5C. 1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12. 1.2.13 Construct all required landscape areas used for storm water integration consistent with the standards as set forth in UDC 11-3B-11C. 1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the guidelines set forth in the City of Meridian Design Manual. 1.2.15 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 conditional use may only be transferred or modified consistent with the provisions as set forth in UDC 11-5B-6G. The applicant shall contact Planning Division staff regarding any proposed modification and/or transfer of ownership. 1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.4 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 conditional use approval shall be null and void if the applicant fails to 1) commence the use within two years as set forth in UDC 11-5B-6F1 or 2) gain approval of a time extension as set forth in UDC 11-5B-6F4. 1.4.3 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance application and Design Review from the Planning Division, prior to submittal of building permit application(s). 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 civil construction plans. The plan will need to include the installation of Type 1 lighting along Records Road. 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 The adequacy of available fire hydrants will be evaluated during the building permit review process. In the event that it is determined that additional hydrants are necessary to provide fire protection, the applicant shall be responsible for their installation. 2.1.3 This site is currently provided with multiple water mainline stubs. Any stubs that are not utilized for this project will need to be properly abandoned per Meridian Public Works Department Standards. Verraso Village North - CUP (H-2018-0071) PAGE 16 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 (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. Verraso Village North - CUP (H-2018-0071) PAGE 17 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 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. Verraso Village North - CUP (H-2018-0071) PAGE 18 3. POLICE DEPARTMENT 3.1 Submit a lighting plan for the parking garage with the Certificate of Zoning Compliance application. 4. FIRE DEPARTMENT 4.1 Based on the size of new construction and the location of the sprinkler room in relation to the address side of the structure, the AHJ may require separate Fire Department key box locations. One being at the main, address side entrance and the other at the entrance to the sprinkler riser room. Knox Boxes can be ordered from www.knoxbox.com. 4.2 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. Verraso Village North - CUP (H-2018-0071) PAGE 19 4.3 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 4.4 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department or their designee in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet. The Storz connection may be integrated into the hydrant or an approved adapter may be used on the 4 1/2" outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on corners when spacing permits. d. Fire hydrants shall not have any vertical obstructions to outlets within 10’. e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet. f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept. Standards. g. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 4.5 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on- site fire hydrants and mains shall be provided where required by the code official as set forth in International Fire Code Section 507.5.1. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 4.6 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local amendment to the International Fire Code 10-4-1. 4.7 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. 4.8 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. 4.9 Buildings over 30’ in height are required to have access roads 26’ in width minimum in accordance with the International Fire Code Appendix D Section D105. 4.10 Provide a Fire Department Key box entry system for the complex prior to occupancy as set forth in International Fire Code Section 506. 4.11 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in International Fire Code Section 505.1 and Meridian Amendment 10-4-1. 4.12 The applicant shall work with Public Works and Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from Verraso Village North - CUP (H-2018-0071) PAGE 20 the street or road fronting the property, as set forth in International Fire Code Section 505.1 and Meridian Amendment 104-4-1. 4.13 All portions of the buildings located on this project must be within 150’ of a paved surface as measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1. 4.14 All R-2 occupancies with 3 or more units shall be required to be fire sprinkled as set forth in International Fire Code Section 903.2.8. 4.15 The Fire Department will require Fire Department locking Connection caps on all FDC inlets. IFC 102.9. Caps can be ordered at www.knoxbox.com. 4.16 As set forth in International Fire Code Section 504.1, multi-family and commercial projects shall be required to provide an additional sixty inches (60”) wide access point to the building from the fire lane to allow for the movement of manual fire suppression equipment and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that building access is provided in such a manner that the most remote part of a building can be reached with a length of 150' fire hose as measured around the perimeter of the building from the fire lane. Code compliant handicap parking stalls may be included to assist meeting this requirement. Contact the Meridian Fire Department for details. 5. PARKS DEPARTMENT 5.1 The Parks Department has no comments on this application. 6. ADA COUNTY HIGHWAY DISTRICT Verraso Village North - CUP (H-2018-0071) PAGE 21 Verraso Village North - CUP (H-2018-0071) PAGE 22 C. Required Findings from Unified Development Code CONDITIONAL USE PERMIT: The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following, and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that if the site is designed in accord with the site plan in Exhibit A and the conditions of approval in Exhibit B, the site will be large enough to accommodate the proposed use and meet the dimensional and development regulations of the C-G zoning district and the specific use standards for multi-family developments. 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed multi-family development in the C-G zone meets the objectives of the Comprehensive Plan and UDC. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds that the general design, construction, operation and maintenance of the multi-family development will be compatible with other residential and commercial uses in the general neighborhood and with the existing and intended character of the vicinity and will not adversely change the character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds that the proposed development should not adversely affect other property in the vicinity if the applicant complies with all conditions of approval listed in Exhibit B of this staff report and constructs all improvements and operates the use in accordance with the UDC standards. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff finds that sanitary sewer, domestic water and irrigation can be made available to the subject property. Please refer to comments prepared by the Public Works Department, Fire Department, Police Department and other agencies. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Staff finds that the applicant will pay to extend the sanitary sewer and water mains into the site. No additional capital facility costs are expected from the City. The applicant and/or future property owners will be required to pay impact fees. 7. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Staff finds that the proposed development will not involve uses that will create nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this development; however, whenever undeveloped property is developed the amount of traffic generation does increase. 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff finds that the proposed development will not result in the destruction, loss or damage of any natural feature(s) of major importance. Planning and Zoning Commission Regular Meeting Agenda Meeting Date: October 4, 2018 Agenda Item Number: 4 C Project File Number: H-2018-0097 Item Title: Public Hearing for Smith Rezone H-2018-0097 by Scott Smith, Located at 1321 & 1323 Main St. Request: Rezone of 0.73 of an acre of land from the C -C to the O -T zoning district Meeting Notes: ` ( +6,2 CL, �- Jd, -7- C, le I I I TEM SHEET C ouncil Agenda I tem - 4.C. Presenter: Estimated Time f or P resentation: Title of I tem - Public Hearing for S mith Rezone H-2018-0097 by S cott S mith, L ocated at 1321 & 1323 M ain S t. C lic k Here for Applic ation Materials C lic k Here to S ign Up to Tes tify at Hearing AT TAC HM E NT S: Description Type Upload D ate S taff Report S taff Report 10/2/2018 Meridian City Council Meeting Agenda October 4, 2018 – Page 193 of 273 City of Meridian - Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 10/4/2018 Hearing Type: PZ Item Number: 4-C Project Name: Smith Rezone Project No.: H-2018-0097 Active: 0 There are no signatures posted for this meeting type yet. Go Back To List Export To Excel © 2018 - City of Meridian, Idaho Page 1 of 1 http://internalapps/SIGNINFORMTOOLS/SignInFormDetails?id=78 10/4/2018 Smith Rezone – RZ H-2018-0097 PAGE 1 STAFF REPORT Hearing Date: October 4, 2018 TO: Planning and Zoning Commission FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Smith Rezone – RZ (H-2018-0097) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Scott Smith, has submitted an application for Rezone (RZ) of 0.73 of an acre of land from the C-C to the O-T zoning district. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed RZ application with the requirement of a development agreement in accord with the provisions in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-2018-0097, as presented in the staff report for the hearing date of October 4, 2018, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2018-0097, as presented during the hearing on October 4, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0097 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 1321 & 1323 N. Main St. (Parcel #R6129020341), in the northwest ¼ of Section 7, Township 3 North, Range 1 East B. Owner: Team Construction 2286 N. Glennfield Way Meridian, ID 83642 Meridian City Council Meeting Agenda October 4, 2018 – Page 194 of 273 Smith Rezone – RZ H-2018-0097 PAGE 2 C. Applicant: Scott Smith 1321 & 1323 N. Main St. Meridian, ID 83642 D. Representative: Same as Owner E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a rezone. A public hearing is required before the Planning & Zoning Commission and City Council, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: September 14, 2018 C. Radius notices mailed to properties within 300 feet on: September 7, 2018 D. Posted on Next Door: September 11, 2018 E. Applicant posted notice on site(s) on: September 24, 2018 VI. LAND USE A. Existing Land Use(s) and Zoning: This site contains two (2) structures – one is currently vacant and the other contains a retail store; the overall property is zoned C-C. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Commercial/office uses, zoned C-C 2. East: N. Main Street and commercial, office and residential uses, zoned C-C 3. South: Funeral home, zoned C-C 4. West: Residential and vacant/undeveloped lot; and personal service (beauty salon), zoned C- C C. History of Previous Actions: The existing 2,164 square foot structure at the front of the property was constructed in 1937 and was converted from a residential dwelling to a commercial/retail structure in 2001. The existing 1,560 square foot structure at the rear of the property was constructed in 1983 and converted to a commercial/retail structure in 2001.  In 2011, a Certificate of Zoning Compliance (CZC-11-016, Wellbriety Counseling) was approved for the operation of a health and social service facility in the building located at 1323 N. Main Street (i.e. the rear structure). Alternative Compliance (ALT-11-004) was approved to allow the use of an unimproved non-conforming parking lot to the north and west of the structure to be used for a parking area until the site is either expanded or redeveloped in the future.  In 2012, a Certificate of Zoning Compliance Verification (CZCV-12-008) was approved for the Calico Cattery at 1321 N. Main Street (i.e. the front structure).  A Certificate of Occupancy (walk-thru) application has been submitted to the City for the rear structure, housing Calico Cattery (which moved from the front structure), at 1323 N. Main Street; all inspections have passed and the permit is awaiting issuance from the Building Official. Meridian City Council Meeting Agenda October 4, 2018 – Page 195 of 273 Smith Rezone – RZ H-2018-0097 PAGE 3  A commercial tenant improvement application has been submitted for the front structure at 1321 N. Main Street. If the subject rezone application is approved and the use is converted from a commercial to a residential use, a residential permit will be required to be submitted. D. Utilities: 1. Location of sewer: City sewer service is currently provided to this property. 2. Location of water: City water service is currently provided to this property. 3. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: There are no ditches/waterways that cross this site. 2. Hazards: Staff is unaware of any hazards that may exist on this property. 3. Flood Plain: This property does not lie within the flood plain. VII. COMPREHENSIVE PLAN The Comprehensive Plan Future Land Use Map (FLUM) designates this property as Old Town. The Old Town designation includes the historic downtown and the true community center. Sample uses include offices, retail and lodging, theatres, restaurants, and service retail for surrounding residents and visitors. A variety of residential uses are also envisioned and could include reuse of existing buildings, new construction of multi-family residential over ground floor retail or office uses. The applicant proposes to reuse the existing structure located on the front of the property facing N. Main Street and convert it back to a residence for his personal use. The existing structure at the rear of the property houses a retail store (i.e. Calico Cattery) that is proposed to remain. The existing and proposed use of the property is consistent with that desired within the Old Town designated area. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone (UDC 11-2A-1): The purpose of the Traditional Neighborhood Districts is to encourage mixed use, compact development that is sensitive to the environmental characteristics of the land and facilitates the efficient use of services. Vertically integrated residential projects are encouraged in all traditional neighborhood districts. A traditional neighborhood district diversifies and integrates land uses within close proximity to each other, and it provides for the daily recreational and shopping needs of the residents. The purpose of the Old Town district is to accommodate and encourage further intensification of the historical City center in accord with the Meridian Comprehensive Plan. The intent of the O-T District is to delineate a centralized activity center and to encourage its renewal, revitalization and growth as the public, quasi-public, cultural, financial and recreational center of the City. Public and quasi-public uses integrated with general business, and medium high to high density residential is encouraged to provide the appropriate mix and intensity of activities necessary to establish a truly urban City center. B. Schedule of Use: Unified Development Code (UDC) Table 11-2D-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the O-T zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. Single-family detached dwellings and retail stores are both listed as principle permitted uses; and an animal care facility, which includes boarding, is prohibited in the O-T district. C. Dimensional Standards: Any development on the site should be consistent with the dimensional standards listed in UDC Table 11-2D-3 for all traditional neighborhood districts and 11-2D-4 for the O-T zoning district. Meridian City Council Meeting Agenda October 4, 2018 – Page 196 of 273 Smith Rezone – RZ H-2018-0097 PAGE 4 IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. Rezone: The applicant has applied for a rezone of 0.73 of an acre of land from the C-C to the O-T zoning district consistent with the Old Town FLUM designation as noted above in Section VII. The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be rezoned. There are two (2) existing structures on this site that are proposed to remain. The building at the rear of the property houses the Calico Cattery, which the Applicant states is primarily a retail store with some ancillary cat boarding; this use is proposed to remain and no changes are proposed. This business was formerly located in the front building and moved to the rear building. The building at the front of the property is proposed to be remodeled and converted from a commercial use back to a single-family residence for the Applicant’s personal use. The definition in the UDC (11-1A-1) for animal care facility includes boarding. Animal care facilities are not specifically listed as an allowed use in the O-T zoning district (UDC Table 11- 2D-2); therefore, the use would typically be prohibited. However, the Director has the ability to allow a use that is not specifically listed in the allowed use table as set forth in UDC 11-1-5E if determined the proposed use is in substantial conformance with the goals and objectives of the Comprehensive Plan; is consistent with the purpose of the district in which the use is located; does not involve a higher level of activity than one or more of the uses listed in the district as allowed; and the impacts on public services and activities associated with the use are substantially similar to those of one or more of the uses listed in the district as allowed. In accord with the above criteria, the Director is amenable to allowing the existing cat boarding use to continue as-is in the O-T district for the following reasons: the use is ancillary to a principle permitted use (i.e. retail) in the district; the use contributes to the mix of uses and services available to residents and visitors in the downtown area as desired in traditional neighborhood districts and the Old Town designated area in the Comprehensive Plan; and the use does not involve a higher level of activity than other uses allowed in the district as all activity associated with the use is contained with the building and does not impact adjacent property owners and is not a high traffic use. There are two (2) existing driveways/curb cuts, one on each side of the property, that provides access to the site via N. Main Street – the northern access is signed “exit only” and the southern access is signed “entrance only”. Although the UDC (11-3A-3) restricts access to arterial streets (i.e. N. Main St.), Staff is amenable to both of the accesses remaining at this time for the following reasons: 1) the intensity of the use is anticipated to decrease with the change in use of the front structure from commercial to residential; and 2) the accesses are signed entrance/ exit only which ACHD views as one driveway [with two (2) curb cuts] which prevents vehicles backing out into the street creating a safety hazard – Staff agrees with this determination and feels it’s in the best interest of public safety for the two driveways to remain. However, if/when the property redevelops in the future, access may be re-evaluated at that time by the City and ACHD and access may be restricted and cross access required to surrounding properties in accord with UDC 11-3A-3. A Certificate of Zoning Compliance (CZC) is required to be obtained from the Planning Division for the establishment of a new use (i.e. single-family detached dwelling) to ensure that the new use complies with all provisions of the UDC before the use is established. The UDC (Table 11- 3C-6) requires off-street parking to be provided for single-family detached dwellings based on the number of bedrooms per unit; the proposed 3-bedroom dwelling requires a minimum of 4 spaces Meridian City Council Meeting Agenda October 4, 2018 – Page 197 of 273 Smith Rezone – RZ H-2018-0097 PAGE 5 per unit – at least 2 of those in an enclosed garage, other spaces may be enclosed or a minimum 10’ by 20’ parking pad. There is no covered parking that exists on this site and the parking for the front building appears to be shared with the existing business at the rear of the property; a large portion of the rear of this property is unpaved with a dirt surface. Staff considers the lack of covered parking on this site to be a nonconforming use since the original use of the structure was residential and no covered parking exists on the site; as such, it’s subject to the provisions listed in UDC 11-1B-4, Non-Conforming Use. There appears to be a total of 6 paved parking spaces on the site for the overall property, which is one (1) fewer than the minimum required for the commercial business and residential use combined; the commercial use requires a minimum of 3 spaces based on the square footage of the building (i.e. 1,560 square feet) and the residential use requires a minimum of 4 spaces based on 3 bedrooms. A total of 7 parking spaces meeting the improvement standards listed in UDC 11-3C- 5B should be provided on the site and depicted on the site plan submitted with the CZC application. The City may require a development agreement (DA) in conjunction with a rezone pursuant to Idaho Code section 67-6511A. In order to ensure compliance with the provisions of the rezone included in this report in Exhibit B, staff recommends a DA is required that contains the provisions listed in Exhibit B as discussed above. In summary, Staff recommends approval of the proposed rezone request for this site with a development agreement containing the provisions listed in Exhibit B of this report in accord with the findings contained in Exhibit D. X. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Aerial View of the Property B. Agency & Department Comments C. Legal Description and Exhibit Map for Rezone Boundary D. Required Findings from Unified Development Code Meridian City Council Meeting Agenda October 4, 2018 – Page 198 of 273 Smith Rezone – RZ H-2018-0097 PAGE 7 A. Drawings 1. Vicinity/Zoning Map Structure fronting on N. Main St. Meridian City Council Meeting Agenda October 4, 2018 – Page 199 of 273 Smith Rezone – RZ H-2018-0097 PAGE 8 Exhibit A.2: Aerial View of the Property Meridian City Council Meeting Agenda October 4, 2018 – Page 200 of 273 Smith Rezone – RZ H-2018-0097 PAGE 9 B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS & CONDITIONS 1. PLANNING DIVISION 1.1 Annexation & Zoning Comments 1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the City within six (6) months of the City Council granting annexation. The DA shall, at minimum, incorporate the following provisions: a. If the intensity of the use of the property increases in the future from retail and single-family residential, access to the property may be restricted from two (2) to one (1) access driveways via N. Main Street, an arterial street, as determined by the City of Meridian in accord with UDC 11-3A-3 and the Ada County Highway District. Additionally, a cross-access easement(s) may be required to adjacent properties for interconnectivity and reduction of access points from the arterial street (i.e. N. Main Street). b. The existing retail store with ancillary cat boarding is allowed to continue as currently operating; however, the cat boarding portion of the use may not be expanded unless the Unified Development Code (UDC) is amended in the future to specifically allow the use in the district. c. A Certificate of Zoning Compliance application is required to be submitted to the Planning Division for the establishment of a new use (i.e. single-family detached dwelling) prior to issuance of building permits as set forth in UDC 11-5B-1B. The existing uncovered parking on the site is deemed to be a nonconforming use per UDC 11-1A-1; as such, it’s subject to the provisions listed in UDC 11-1B-4, Nonconforming Use. Note: A minimum total of 7 shared off-street parking spaces are required to be provided on the site for the non-residential use and the residential use (based on the 3 bedroom unit) and shall be improved per the standards listed in UDC 11-3C-5B. Further, if the dwelling is converted to a duplex in the future, the developer is required to fully comply with the parking standards listed in UDC Table 11-3C-6. d. A residential building permit application shall be submitted to the Building Division for the property at 1321 N. Main Street once the property is rezoned to the O-T district; issuance of the permit shall take place prior to any further construction occurring on the site. 2. POLICE DEPARTMENT 2.1 The Police Department has no comments on this application. 3. FIRE DEPARTMENT 3.1 The Fire Department has no comments on this application. Meridian City Council Meeting Agenda October 4, 2018 – Page 201 of 273 Smith Rezone – RZ H-2018-0097 PAGE 10 4. ADA COUNTY HIGHWAY DISTRICT (ACHD) 5. PARKS DEPARTMENT 5.1 The Park’s Department has no comments on this application. 6. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID) 6.1 NMID has no comments on this application as they have no facilities at this location. Meridian City Council Meeting Agenda October 4, 2018 – Page 202 of 273 Smith Rezone – RZ H-2018-0097 PAGE 11 C. Legal Description & Exhibit Map for Rezone Boundary Meridian City Council Meeting Agenda October 4, 2018 – Page 203 of 273 Smith Rezone – RZ H-2018-0097 PAGE 12 Meridian City Council Meeting Agenda October 4, 2018 – Page 204 of 273 Smith Rezone – RZ H-2018-0097 PAGE 13 D. Required Findings from Unified Development Code 1. Rezone Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to rezone the subject 0.73 of an acre property from the C-C to the O-T district consistent with the Old Town FLUM designation for this property. Staff finds that the proposed map amendment and uses comply with the provisions of the Comprehensive Plan and should be compatible with the adjacent commercial and office 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 O-T zoning district is consistent with the purpose statement and complies with the regulations for the traditional neighborhood 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. This property currently receives City services. 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 does not apply as this application is for a rezone, not annexation. Meridian City Council Meeting Agenda October 4, 2018 – Page 205 of 273 Planning and Zoning Commission Regular Meeting Agenda Meeting Date: October 4, 2018 Agenda Item Number: 4 D Project File Number: H-2018-0088 Item Title: Public Hearing for Westbridge Subdivision H-2018- 0088 by Jane Suggs, Located at 5745 and 5865 N. Black Cat Rd. Request: Annexation and Zoning of 12.84 acres of land with an R-4 zoning district; and; and Preliminary Plat consisting of 30 building lots and 9 common lots on 12.71 acres of land in an R-4 zoning district Meeting Notes: Sdyd-,fie p C -C /(-7 "�� I TEM SHEET C ouncil Agenda I tem - 4.D. Presenter: Estimated Time f or P resentation: Title of I tem - Public Hearing for Westbridge Subdivision H-2018-0088 by J ane S uggs, L ocated at 5745 and 5865 N. B lack C at Rd. C lic k Here for Applic ation Materials C lic k Here to S ign Up to Tes tify at Hearing AT TAC HM E NT S: Description Type Upload D ate S taff Report Cover Memo 10/2/2018 Meridian City Council Meeting Agenda October 4, 2018 – Page 206 of 273 City of Meridian - Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 10/4/2018 Hearing Type: PZ Item Number: 4-D Project Name: Westbridge Subdivision Project No.: H-2018-0088 Active: ❑./ Page 1 of 1 Signature City -State- I Wish To Sign In Address For Against Neutral Name Zip Testify Date/Time Denise 6706 N Meridian, 10/4/2018 X LaFever Salvia Way ID 3:10:33 PM Go Back To List Export To Excel © 2018 - City of Meridian, Idaho http://internalapps/SIGNINFORMTOOLS/SignInFormDetails?id=79 10/4/2018 Westbridge Subdivision – AZ, PP H-2018-0088 PAGE 1 STAFF REPORT Hearing Date: October 4, 2018 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Westbridge Subdivision – AZ, PP (H-2018-0088) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Jane Suggs, has submitted an application for annexation and zoning (AZ) of 12.84 acres of land with an R-4 zoning district; and a preliminary plat (PP) consisting of 30 building lots and 9 common lots on 12.71 acres of land for Westbridge Subdivision. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ and PP applications with the requirement of a Development Agreement in accord with the provisions in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-2018-0088, as presented in the staff report for the hearing date of October 4, 2018, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2018-0088, as presented during the hearing on October 4, 2018, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2018-0088, 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 5745 & 5865 N. Black Cat Rd., in the NE ¼ of Section 28, Township 4N., Range 1W. (Parcel Numbers: S0428143150 & S0428141600) B. Owners: Viper Investments Susan Brandel 1977 E. Overland Rd. 3313 W. Cherry Ln. Meridian, ID 83642 Meridian, ID 83642 Meridian City Council Meeting Agenda October 4, 2018 – Page 207 of 273 Westbridge Subdivision – AZ, PP H-2018-0088 PAGE 2 C. Applicant: Jane Suggs, WH Pacific 2141 W. Airport Way, Suite 104 Boise, ID 83705 D. Representative: Same as Applicant E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for annexation and zoning and preliminary plat. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: September 14, 2018 C. Radius notices mailed to properties within 300 feet on: September 7, 2018 D. Applicant posted notice on site(s) on: September 21, 2018 VI. LAND USE A. Existing Land Use(s) and Zoning: The annexation area consists of two (2) single-family residential parcels, zoned RUT in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Rural residential properties, zoned RUT in Ada County 2. South: Future residential (Oaks North Subdivision), zoned R-15 3. West: Future school site, zoned RUT in Ada County 4. East: N. Black Cat Rd. and single-family residential (Bainbridge Subdivision), zoned R-8 C. History of Previous Actions: None D. Utilities: 1. Location of sewer: Sanitary sewer service is available to this property from the existing sanitary sewer trunk line in N. Black Cat Road. 2. Location of water: Domestic water service is available to this property from existing water main line in N. Black Cat Road. 3. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: The McMullen Lateral runs along the north boundary of this property. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This property is not within the flood plain. Meridian City Council Meeting Agenda October 4, 2018 – Page 208 of 273 Westbridge Subdivision – AZ, PP H-2018-0088 PAGE 3 VII. COMPREHENSIVE PLAN POLICIES AND GOALS The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Medium Density Residential (MDR). The purpose of the MDR designation is to allow smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre (d.u./acre). The applicant proposes to develop this 12.71 acre site with 30 single-family residential detached homes at a gross density of 2.4 dwelling units per acre (d.u./acre), which is slightly below that desired in MDR designated areas. Per the Comprehensive Plan, in residential areas, other residential densities will be considered without requiring an amendment to the Plan; however, the density can only be changed one “step” (i.e. from low to medium, not low to high). The reasons stated by the Applicant for the request are as follows: 1) increasing the density to more than 30 lots would require a secondary emergency access to be provided and fire flow would need to be addressed differently; and, 2) the geometry and characteristics of the site (i.e. the location of the McMullen Lateral along the north boundary, and the necessary public streets) impact the available building area resulting in a lower density than desired in the Comprehensive Plan. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  “Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities.” (3.07.01E) The proposed low density development with single-family detached homes will contribute to the variety of housing types available within the northern portion of the City. Staff is unaware of how “affordable” the units will be.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) City services are available and will be extended by the developer to the proposed lots with development of the site in accord with UDC 11-3A-21.  “Require common area in all subdivisions.” (3.07.02F) A minimum of 10% qualified open space is required to be provided with this development in accord with the standards listed in UDC 11-3G-3 as proposed.  “Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets). (3.03.020) The proposed plat depicts two stub streets to adjacent properties to the north and south of this development for future extension and interconnectivity.  “Coordinate with public works, police, and fire departments on proposed annexation and development requests, and the impacts on services.” (3.04.01H) Staff has coordinated with public works, police and fire and has incorporated their comments and conditions in Exhibit B of this report.  “Consider the adopted COMPASS regional long-range transportation plan in all land use decisions.” (3.03.02G) A review of this development was completed by COMPASS and is included in Exhibit B (section 10).  “Develop pathways to connect Meridian with Boise, Nampa, Kuna and Eagle.” (6.01.02C) Meridian City Council Meeting Agenda October 4, 2018 – Page 209 of 273 Westbridge Subdivision – AZ, PP H-2018-0088 PAGE 4 A segment of the City’s multi-use pathway system is proposed along the east side of this site adjacent to N. Black Cat Rd. and will eventually provide a connection between adjacent cities. For the above-stated reasons, staff finds the proposed project is generally consistent with the goals and objectives in the Comprehensive Plan if a “step” down in density is deemed appropriate by City Council. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian comprehensive plan. Residential districts are distinguished by the dimensional standards of the corresponding zone and housing types that can be accommodated. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-5 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the site for single- family detached dwellings is a principal permitted use in the R-4 zoning district. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Table 11-2A-5 for the R-4 zoning district. D. Landscaping: Street buffer landscaping is required as set forth in UDC Table 11-2A-5 in accord with the standards listed in UDC 11-3B-7C. E. Subdivision Design and Improvement Standards: The subdivision must comply with the subdivision design standards outlined in UDC 11-6C-3. F. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. Annexation & Zoning The applicant has applied for annexation and zoning of 12.84 acres of land with an R-4 zoning district with a request for a “step” down in density from MDR to LDR as discussed above in Section VII. The proposed R-4 zoning district is compatible with either the LDR or MDR FLUM designation and with the proposed plat. The applicant proposes to develop 29 new single-family residential detached homes on the site for a total of 30 building lots with retention of the existing home at the west boundary of the site at a gross density of 2.4 units per acre. Because the proposed density is slightly below that desired within the MDR FLUM designation of 3 to 8 units per acre, Council approval of a “step” down in density is required. If Council does not determine a step down is appropriate, the density will need to be increased slightly consistent with that desired in the MDR 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 with this Meridian City Council Meeting Agenda October 4, 2018 – Page 210 of 273 Westbridge Subdivision – AZ, PP H-2018-0088 PAGE 5 application, staff recommends a DA as a provision of annexation with the provisions included in Exhibit B. 2. Preliminary Plat The proposed plat consists of a total of 30 building lots for single-family residential detached homes and 9 common lots on 12.71 acres of land in a proposed R-4 zoning district (see Exhibit A.2). The gross overall density for the subdivision is 2.4 dwelling units per acre (d.u./acre) with a net density of 4.2 d.u./acre. Proposed building lots range in size from 8,096 to 13,570 square feet with an average new lot size of 10,060. This subdivision is proposed to develop in one phase. Existing Structures: There are two (2) existing homes and accessory structures on this site. The existing home at 5865 N. Black Cat Rd. at the west end of the development will remain on proposed Lot 2, Block 1; all other structures should be removed prior to City Engineer’s signature on the final plat. Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC 11-2A-5 for the R-4 zoning district. Staff has reviewed the proposed plat and found all of the proposed lots to comply with the minimum dimensional standards of the district. Future structures on the site are required to comply with the setback standards of the R-4 zoning district. Traffic: ACHD did not require a Traffic Impact Study (TIS) for the proposed development. See comments from ACHD and ITD in Exhibit B of this report. Access: One access is proposed for this site via N. Black Cat Road. If Council does not approve the “step” down in density and additional lots are added, a secondary emergency access will be required in accord with International Fire Code standards. Stub Streets: Two (2) stub streets are depicted on the preliminary plat – one to the north (N. Willowside Ave.) and one to the south (N. Oakstone Ave.) – for future extension and interconnectivity with adjacent future developments as set forth in the Comprehensive Plan. A stub street was shown on the preliminary plat for the Oaks North development at the south boundary of this site in alignment with the proposed N. Oakstone Ave. Since this street will eventually be extended to the south, Staff recommends a temporary turn around easement is placed on the lots affected by the cul-de-sac to terminate when the cul-de-sac is no longer necessary. Parking: Off-street parking is required on each residential lot in accord with the standards listed in UDC 11-3C-6. Landscaping: Landscaping is required to be provided in the subdivision in accord with the standards listed in UDC 11-3B-7C (Street Buffers/Parkways), 11-3G-3E (Common Open Space Areas), and 11-3B-12C (Pathways) A 35-foot wide street buffer is required along N. Black Cat Road, an entryway corridor. The Landscape Calculations table should include calculations that demonstrate compliance with the parkway landscape standards. Tree Mitigation: Mitigation is required for all existing trees 4” caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred percent replacement. The landscape plan states the existing trees around the existing houses are proposed to be removed and that trees will be mitigated for within common open spaces and landscape buffers. Meridian City Council Meeting Agenda October 4, 2018 – Page 211 of 273 Westbridge Subdivision – AZ, PP H-2018-0088 PAGE 6 A total of 72 trees (144 caliper inches) are proposed as mitigation for existing trees that are proposed to be removed. Prior to removal of ANY trees on the site, the Applicant should contact the City Arborist, Elroy Huff (208)371-1755, to confirm mitigation requirements. Open Space/Site Amenities: The UDC requires a minimum of 10% qualified open space to be provided with development and a minimum of one qualified site amenity. A total of 1.6 acres of qualified open space is proposed within the development consisting of half the street buffer along N. Black Cat Rd., an arterial street; the parkway along the south side of W. Vanderbilt Dr.; common area containing a micro-path to the school site, a tot lot and a storm water drainage facility in accord with UDC standards. A segment of the City’s regional pathway system is proposed along the east boundary of this site adjacent to N. Black Cat Rd., a micro-path to the school site and a tot lot with play equipment is proposed as amenities for the subdivision in accord with UDC standards. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A detached sidewalk is required to be constructed along N. Black Cat Rd., an arterial street. Because a multi-use pathway is depicted on the Pathways Master Plan along the west side of N. Black Cat Rd., Staff recommends a 10-foot wide pathway is constructed in lieu of a sidewalk. Pathways: Pathways are required to be constructed in accord with the standards listed in UDC 11-3A-8 and the Pathways Master Plan as applicable; landscaping is required adjacent to pathways in accord with the standards listed in UDC 11-3B-12C. The Pathways Master Plan depicts a regional pathway on this site along the west side of N. Black Cat Rd. Staff recommends the pathway is constructed in lieu of a sidewalk in this location. A micro-path is also proposed at the west boundary to the future school. Parkways: Parkways are proposed along the south side of W. Vanderbilt Drive and are required to be landscaped in accord with the standards listed in UDC 11-3A-17E if counted toward qualified open space as proposed. Utilities: All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. The existing home proposed to remain on Lot 2, Block 1 shall hook up to City water and sewer service within 60 days of it becoming available. Street lighting is required to be installed within the development in accord with the City’s adopted standards, specifications and ordinances. Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in the subdivision as proposed in accord with UDC 11-3A-15. Pressurized irrigation is proposed to be provided by the Settler’s Irrigation District and will be owned and maintained by the Homeowner’s Association. The primary irrigation source will be the McMullen Lateral. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City’s adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. A storm drainage pond is proposed on Lot 13, Block 1 and Lot 1, Block 3. Note: All ponds with a permanent water level shall comply with the standards listed in UDC 11-3G-3B.8, including having recirculated water and be maintained so that it doesn’t become a mosquito breeding ground. Meridian City Council Meeting Agenda October 4, 2018 – Page 212 of 273 Westbridge Subdivision – AZ, PP H-2018-0088 PAGE 7 Waterways: The UDC (11-3A-6) requires all irrigation ditches, laterals, canals and drains to be piped unless left open as a water amenity (as defined in UDC 11-1A-1) or linear open space. The McMullen Lateral runs along the northern boundary of this site and is proposed to be piped with development; the easement for the lateral should be depicted on the plat. Building Elevations: The applicant has submitted conceptual building elevations for future single-family detached homes within this development (see Exhibit A.5). Building materials consist of a mix of siding materials with stone veneer accents. Future structures shall be generally consistent with these elevations. Fencing: All fencing should comply with the standards listed in UDC 11-3A-6 and 11-3A-7. A 6- foot tall vinyl fence is proposed around the perimeter of the development; a 4-foot tall vinyl fence is proposed along the pathway on Lot 3, Block 1. The height and/or material of the 6-foot tall fence proposed adjacent to the drainage pond on Lot 13, Block 1 and Lot 1, Block 3; and adjacent to Lot 1, Block 1 and Lot 10, Block 2 where the (piped) McMullen Lateral is located should be revised to comply with the standards listed in UDC 11-3A-7A.7. In summary, Staff recommends approval of the proposed annexation and zoning with a “step” down in density from MDR to LDR with the requirement of a DA, and the proposed preliminary plat with the provisions in Exhibit B of this report in accord with the Findings contained in Exhibit D. X. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Proposed Preliminary Plat (dated: 8/1/18) 3. Proposed Landscape Plan (dated: 7/25/18) 4. Qualified Open Space Exhibit 5. Conceptual Building Elevations B. Agency & Department Comments/Conditions C. Legal Description & Exhibit Map for Annexation Boundary D. Required Findings from Unified Development Code Meridian City Council Meeting Agenda October 4, 2018 – Page 213 of 273 Exhibit A Page 1 A. Drawings 1. Vicinity/Zoning Map Meridian City Council Meeting Agenda October 4, 2018 – Page 214 of 273 Exhibit A Page 2 2. Proposed Preliminary Plat (dated: 8/1/18) Meridian City Council Meeting Agenda October 4, 2018 – Page 215 of 273 Exhibit A Page 3 3. Proposed Landscape Plan (dated: 7/25/18) Meridian City Council Meeting Agenda October 4, 2018 – Page 216 of 273 - 2 - 4. Qualified Open Space Exhibit Meridian City Council Meeting Agenda October 4, 2018 – Page 217 of 273 - 3 - 5. Conceptual Building Elevations Meridian City Council Meeting Agenda October 4, 2018 – Page 218 of 273 - 4 - B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS 1. PLANNING DIVISION 1.1 Comments/Site Specific Conditions of Approval 1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the City within six (6) months of the City Council granting annexation. The DA shall, at minimum, incorporate the following provisions: a. Development shall substantially comply with the preliminary plat, landscape plan and building elevations included in Exhibit A and the associated conditions of approval in the staff report. b. The existing home proposed to be retained on Lot 2, Block 1 shall hook up to City water and sewer service within 60 days of it becoming available as set forth in MCC 9-1-4 and 9-4-8. 1.1.2 The preliminary plat included in Exhibit A.2, dated 8/1/18, shall be revised as follows: a. Staff recommends a temporary turn-around easement is depicted on the lots affected by the cul-de-sac at the end of N. Oakstone Ave. to terminate when the street is extended to the south. b. Depict the easement for the McMullen Lateral on Lot 1, Block 1. 1.1.3 The landscape plan included in Exhibit A.4, dated 7/25/2018, shall be revised as follows: a. The height/material of the fence adjacent to the drainage pond on Lot 13, Block 1 and Lot 1, Block 3; and adjacent to the (piped) McMullen Lateral on Lot 1, Block 1 and Lot 10, Block 2 shall be revised to comply with the standards listed in UDC 11-3A-7A.7. b. Parkways are required to be landscaped in accord with the standards listed in UDC 11-3A- 17E; include calculations demonstrating compliance with these standards. c. Storm water detention facilities shall comply with the standards listed in UDC 11-3B-11C. 1.1.4 Prior to removal of ANY trees on the site, the Applicant shall contact the City Arborist, Elroy Huff (208)371-1755, to confirm mitigation requirements. 1.1.5 Provide qualified open space (1.6 acres) and site amenities (tot lot play equipment, segment of the City’s multi-use pathway system, micro-path to the school site) as proposed with this application in accord with the standards listed in UDC 11-3G-3. 1.1.6 Submit a detail of the proposed tot lot play equipment with the final plat application. 1.1.7 A 10-foot wide multi-use pathway shall be constructed within the street buffer along N. Black Cat Rd. in accord with the Pathways Master Plan. 1.1.8 Prior to submittal of a final plat for City Engineer signature, the applicant shall submit a public access easement for a multi-use pathway along the west side of N. Black Cat Rd. to the Planning Division for Council approval and subsequent recordation;. The easement shall be a minimum of 14’ wide (10’ pathway + 2’ shoulder each side). Note: If the pathway will be located within the right-of-way, an easement is not required unless required by ACHD. 1.1.9 Off-street parking is required on each residential lot in accord with the standards listed in UDC 11-3C-6. Meridian City Council Meeting Agenda October 4, 2018 – Page 219 of 273 - 5 - 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC Table 11-2A-5. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. 1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.9 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.2.10 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.2.11 Protect any existing trees on the subject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 1.2.12 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 1.3 Ongoing Conditions of Approval 1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 1.3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. 1.3.3 The project is subject to all current City of Meridian ordinances. 1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.3.5 The applicant shall have an ongoing obligation to maintain all pathways. 1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. Meridian City Council Meeting Agenda October 4, 2018 – Page 220 of 273 - 6 - 1.4 Process Conditions of Approval 1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-5C-3C. 1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the signature of the City Engineer on the previous final plat as set forth in UDC 11 -6B- 7B (if applicable). 1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension as set forth in UDC 11-6B-7. 1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 2. PUBLIC WORKS DEPARTMENT 2.1 SITE SPECIFIC CONDITIONS OF APPROVAL 2.1.1 A street lighting plan will be required with the submittal of development plans. Plan requirements can be found in section 6-5 of the Improvement Standards for Street Lighting at http://www.meridiancity.org/public_works.aspx?id=272 2.1.2 The water main shown in N Oakstone Ave will need to extend to the south boundary of this development for a future extension to the south. 2.1.3 If the existing home located on Lot 2, Block 1 is to remain, the applicant shall be responsible for all costs, as well as the physical connection to sanitary sewer and water services. 2.1.4 If the existing home located on Lot 2, Block 1 is to remain, the street address will be re-assigned to a N. Willowside Avenue address with this 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 Meridian City Council Meeting Agenda October 4, 2018 – Page 221 of 273 - 7 - 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 (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. Meridian City Council Meeting Agenda October 4, 2018 – Page 222 of 273 - 8 - 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 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 SUMMARY OF REPORT: 1. Police Response Time - The Westbridge proposed development is approximately 7.8 miles from the Meridian Police Department. The expected response times to this area in an emergency is just over 4 minutes. Between 8/1/2017 & 7/31/2018 the Meridian Police responded to 1 crash within a mile area of the proposed development. Also, during this same timeline Meridian Police responded to 37 calls for service within a mile area of the proposed development. Most of these calls were suspicious vehicles, property checks and suspicious circumstances. The call load in this proposed area is very low. (See attached document for details) 2. Accessibility –Access for the Meridian Police Department is not an issue for the proposed development in this area. The roadways surrounding this area are more than adequate. 3. Resource needs – There are no additional staffing, equipment needs or other resources needed to serve the proposed development. 4. Other comments- The police department would like to see pathways/sidewalks connect onto Blackcat Road and any other existing connecting pedestrian pathways. All public use areas amenities/pathways need to have natural surveillance opportunities for law enforcement. Meridian City Council Meeting Agenda October 4, 2018 – Page 223 of 273 - 9 - 3.1 The Police Department has no concerns related to the site design submitted with the application. 4. FIRE DEPARTMENT Meridian City Council Meeting Agenda October 4, 2018 – Page 224 of 273 - 10 - Meridian City Council Meeting Agenda October 4, 2018 – Page 225 of 273 - 11 - 5. PARKS DEPARTMENT 5.1 A 10-foot wide segment of the City’s regional pathway system is required to be constructed along the east side of the property adjacent to N. Black Cat Rd. in accord with the Pathways Master Plan. 5.2 The project developer shall design and construct a multi-use pathway on the west side of Black Cat Rd., within the designated landscape easement/common lot, as noted on the Preliminary Plat Landscape Plan, dated 7-25-2018. Any proposed adjustments of this pathway alignment shall be coordinated through the Pathways Project Manager. 5.3 Prior to submittal of a final plat for City Engineer signature, the applicant shall submit a public access easement for a multi-use pathway as described above to the Planning Division for Council approval and subsequent recordation. The easement shall be a minimum of 14’ wide (10’ pathway + 2’ shoulder each side). Use standard City template for public access easement. Easement checklist must accompany all easement submittals. 5.4 Prior to City Engineer signature on the final plat, the applicant shall depict a public access easement for the multi-use pathway(s) [described above] on the final plat. 5.5 Construct multi-use pathway per typical paving section(s) shown in the Meridian Pathways Master Plan Chapter 3. Meridian City Council Meeting Agenda October 4, 2018 – Page 226 of 273 - 12 - 5.6 The owner (or representative association) of the property affected by the public access easement shall have an ongoing obligation to maintain the multi-use pathway. 5.7 6. 6’ high open vision fencing shall be installed between pathways and (live) water irrigation canals and laterals as detailed in the Meridian Pathways Master Plan, Chapter 3, pages 3-5. All other fence details per UDC 11-3A-7. 6. CENTRAL DISTRICT HEALTH DEPARTMENT 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Dedicate 48-feet of right-of-way from centerline of Black Cat Road abutting the site. Right-of- way is to be compensated. 7.1.2 Improve Black Cat Road with 17-feet of pavement widening with 3-foot wide gravel shoulders from centerline abutting the site. 7.1.3 Construct a detached 5-foot wide concrete sidewalk on Black Cat Road located a minimum of 42- feet from centerline to front face of sidewalk; and if a pathway is required by the City, locate the 10-foot wide asphalt pathway in a separate easement to the City of Meridian behind the sidewalk. OR, construct a 10-foot wide concrete sidewalk on Black Cat Road, located a minimum of 42 - feet from centerline to front face of sidewalk, either wholly within or wholly outside of the dedicated right-of-way. 7.1.4 Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any public sidewalk placed outside of the dedicated right-of-way. 7.1.5 Construct the internal streets as 33-foot street sections with curb, gutter, and attached 5-foot wide concrete sidewalk within 47-feet of right-of-way. 7.1.6 Construct three 8-foot wide by 50-feet long landscape islands starting approximately 100-feet west of Black Cat Road on Vanderbilt Drive. 7.1.7 Construct three cul-de-sacs with a minimum 45-feet turning radius at the terminus of Maplestone Court, Adale Court, and Oakstone Avenue. 7.1.8 Provide the District with a permanent right-of-way easement to 2-feet behind back of sidewalk for any sidewalk located outside of the dedicated right-of-way. Meridian City Council Meeting Agenda October 4, 2018 – Page 227 of 273 - 13 - 7.1.9 Plat the landscape median on Vanderbilt Drive as right-of-way owned by ACHD; and the Developer or Homeowners Association should apply for a license agreement if landscaping is to be placed within the median. 7.1.10 Construct a new local street, Vanderbilt Drive, onto Black Cat Road, located in alignment with Vanderbilt Drive to the east and approximately 900-feet north of Gondola Drive. 7.1.11 Construct the internal local streets with minimum 125-foot offsets. 7.1.12 Construct a new local stub street, Oakstone Avenue, to the south, between Block 3, Lots 2 and 12, 274-feet in length. 7.1.13 Construct a new local stub street, Willowside Avenue, to the north, between Block 1, Lot 1 and Block 2, Lot 1, a 135-feet in length. 7.1.14 Provide signage at the terminus of the two stub streets, stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 7.1.15 Direct lot access is prohibited to Black Cat Road from the site and shall be noted on the final plat. 7.1.16 Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 7.1.17 Payment of impact fees is due prior to issuance of a building permit. 7.1.18 Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approval 7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of- way (including all easements). 7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. Meridian City Council Meeting Agenda October 4, 2018 – Page 228 of 273 - 14 - 7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. 8. Idaho Transportation Department (ITD) Meridian City Council Meeting Agenda October 4, 2018 – Page 229 of 273 - 15 - 9. Nampa & Meridian Irrigation District (NMID) 10. Community Planning Association of Southwest Idaho (COMPASS) Meridian City Council Meeting Agenda October 4, 2018 – Page 230 of 273 - 16 - 11. Department of Environmental Quality (DEQ) Meridian City Council Meeting Agenda October 4, 2018 – Page 231 of 273 - 17 - Meridian City Council Meeting Agenda October 4, 2018 – Page 232 of 273 - 18 - Meridian City Council Meeting Agenda October 4, 2018 – Page 233 of 273 - 19 - C. Legal Description & Exhibit Map for Annexation Boundary Meridian City Council Meeting Agenda October 4, 2018 – Page 234 of 273 - 20 - Meridian City Council Meeting Agenda October 4, 2018 – Page 235 of 273 - 21 - D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to annex the subject 12.84 acre property with an R-4 zoning district consistent with the MDR FLUM designation. The proposed density of 2.4 units per acre is consistent with the density desired in MDR designated areas. Therefore, Staff finds the proposed map amendment and development plan comply with the provisions of the Comprehensive Plan and should be compatible with adjacent residential and agricultural uses (see section VII above for more information). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the proposed map amendment to the R-4 zoning district is consistent with the purpose statement for the residential districts as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning map amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant. Staff recommends the Commission and Council consider any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). Staff finds annexing this property with an R-4 zoning district is in the best interest of the City. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. Meridian City Council Meeting Agenda October 4, 2018 – Page 236 of 273 - 22 - b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Commission and/or Council’s attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. f. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site. Meridian City Council Meeting Agenda October 4, 2018 – Page 237 of 273 landproDATA PDF 43°38'51.87" N 116°26'42.72" W Scale: 1 inch approx 600 feet Oct 04, 2018 - landproDATA.com The materials available at this website are for informational purposes only and do not constitute a legal document. 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MULTI -STEM CANADA RED GHOKEGHERRY PRUNU5 VIRGINIANA 'GANADA RED' 6-8' HT. MULTI -'STEM CRUZAN CRUSADER HAWTHORN GRATAEGUS GRUS-GALL I 'GRUZAM' 2" CAL B4 B CHANTICLEER PEAR PYRU5 GALLERYANA 'GLEN'S FORM' 2" GAL B 4 B NOTHINGS MAPLE AGER TATARI GUM '&ARANN' 6-8' HT. MULTI -STEM ROYAL RAINDROPS GRABAPPLE MALU5 x 'JF5-KYV5' 2" GAL B4 B SPRING SNOW GRABAPPLE MALU5 'SPRIN&SNOW' 2" GAL 64B 5HRU135/ORNAMENTAL 6RA55E5/P"ERENNIAL5 ARI ZONA 5UN 6A I LLARD I A BLACK EYED SUSAN BLUE GRAMMA GRASS BLUE OAT 6RA55 BLUE RUG JUNIPER PURPLE GONEFLOHER RED FLOHER CARPET ROSE DARTS GOLD NINEBARK STELLA DE ORO DAYL I LLY FINE LINE BUCKTHORN GRO-LOW SUMAC RED HOT POKER HUSKER RED PENSTEMON IVORY HALO DOGWOOD KARL FOERSTER REED GRASS HIDGOTE BLUE ENGLISH LAVENDER IVORY TOWER YUGGA MOUNTAIN FLAME ICE PLANT MAIDEN GRASS BRAKEL I &HTS RED YUCCA PURPLE EMPEROR STONEGROP SUMMERH I NE NINEBARK TIGER EYE SUMAG GAILLARDIA x 'ARIZONA SUN' RUDBEGKIA FULGIDA 'GOLDSTRUM' BOUTELOUA GRACILIS 'BLONDE AMBITION' HEL I GTOTRI GHON 5EMPERV I REN5 JUNIPERUS HORIZONTALIS 'WILTONI' EGHINAGEA PURPUREA R05A 'FLOHER CARPET- NOARE' PHY50GARPU5 OPULIFOLIUS 'DART'S GOLD' HEMEROGALLIS 'STELLA D'ORO' RHAMNUS FRAGULA 'RON TNI LL I AMS' RHUS AROMATIGA 'CRO -LOW' KNIPHOFIA UVARIA ' FLAMENCO' PENSTEMON DIGITALIS HUSKER RED' CORNUS ALBA 'BAILHALO' GALAMAGROST I S ARUND I NAGEA 'K.F.' LAVANDULA ANGUSTIFOLIA 'HIDGOTE BLUE' YUGGA F I LAMENTOSA 'IVORY TONER' DELOSPERMA x PWW6025 MISGANTHUS SINENSIS 'GRAGILLIMUS' HESPERALOE PARVIFLORA 'PERPA' SEDUM x 'PURPLE EMPEROR' PHYSOGARPUS OPUL I FDL I A 'SEWARD' RHUS TYPHINA 'BAILTIGER' I GAL I GAL I GAL I GAL 3 GAL I GAL 2 GAL 5 GAL I GAL 5 GAL 3 GAL I GAL I GAL 5 GAL I GAL I GAL 3 GAL I GAL I GAL 3 GAL I GAL 5 GAL 5 GAL • UNMOWN 6' HT VINYL FENCE ALONG 4' HT VINYL FENCE ALONG LAWN .. .. RED PERIMETER PROPERTY CONNECTION PATHNAY FE5GUE L I NES I$ COMMON AREAS. SEE PTL 4, TH 1 S 5HT (TYP) SEE DTL 4, THIS SHT (TYP) �1l► ►, r 1��► FINISH GRADE GUT EDGE PLANTER GUT BED ED&E 2 X BALL DIA. MULCH PER SPEC, TOP SOI L NOT TO SCALE )OP STAKE INTO PREVAILING SID. SECURE W/ COTTON HEBB'& P SIM FOR CONIFER TREE. `OID END OF STAKE PROTRUDING -0 PEDESTRIAN USE AREAS ROOT CRONN TO BE 1-2" ABOVE FIN15H GRADE. TRUCK FLARE MUST BE VISI BLE MULCH AS SPECIFIED. BRUSH AHAY FROM TRUGK. FERTILIZER TABS AS SPECIFIED SNIP BASKET 4 TURN BACK BURLAP 113. BACKFILL W/ TOPSOIL MIX A5 5PEC'D 4 TAMP LOOSELY IN 4"-6" LIFTS NOTES: I. REMOVE ALL THINE, ROPE, OR BINDINGS FROM ALL TRUNKS. 2. REMOVE BURLAP AND HIRE BASKETS FROM THE TOP 113 OF ALL ROOT BALLS AFTER PLANTING . 3. IF SYNTHETIC NRAP/BURLAP 15 USED, IT MUST BE COMPLETELY REMOVED. nE3 TREE PLANTING/STAKING NOT TO SCALE MULCH AS SPEC I F IED. BRU5H AWAY FROM STEM. NOTE5 I. ALL LANDSCAPE SHALL BE INSTALLED IN ACCORDANCE WITH THE CITY OF MERIDIAN ORDINANCE REQUIREMENTS. 2. ALL PLANTING AREAS TO BE WATERED WITH AN AUTOMATIG UNDERGROUND IRRIGATION SYSTEM. 3. TREES SHALL NOT BE PLANTED WITHIN THE 10-GLEAR ZONE OF ALL ADHD STORM DRAIN PIPE, STRUCTURES, OR FAG I L I TI E5. 5EEPA6E BEDS MU5T BE PROTECTED FROM ANY AND ALL CONTAMINATION DURING THE CONSTRUCTION AND INSTALLATION OF THE LANDSGAPE IRRIGATION SYSTEM. ALL SHRUBS PLANTED OVER OR ADJACENT TO SEEPAGE BEDS TO HAVE A ROOT BALL THAT DOES NOT EXCEED 18" IN DIAMETER. NO J LAWN 50D TO BE PLACED OVER DRAINAGE 5WALE SAND WINDOWS. 4. NO TREES SHALL IMPEDE THE 40' VISION TRI ANGLES AT ALL INTER5EGTION5. NO CONIFEROUS TREES OR SHRUBS OVER 3' HIGH AT MATURITY HILL BE LOCATED WITHIN VISION TRIANGLE OR AGHD ROW. AS TREES MATURE, THE OWNER SHALL BE RESPONSIBLE FOR PRUNING TREE CANOPIES TO MEET AGHD REGUI REMENTS FOR MAI NTA I N I NG CLEAR I VISIBILITY WITHIN 40' STREET AND DEPARTURE VISION TRIANGLE. TREES SHALL BE PLANTED NO GLOSER THAN 50' FROM INTER5EGTION STOP TURN BACK BURLAP, TOP 1/3 OF BALL. KEEP GROUND LINE SAME AS NURSERY. FERTILIZER TABS AS SPECIFIED PLANTING SOIL AS PER SPECS. NOTE: DIG HOLE TW I GE THE 51 ZE OF ROOTBALL. n2 5HRUB PL.ANTI NCS NOT TO SCALE GAP 2"x5)�"RAIL �1' x 6" VINYL GKET PANELS NOTE5; 1. FENCE TO STEP DOWN TO 3' HEIGHT 20' FROM ROW. VINYL PRIVACY FENCE NG PER MFG MMENDATI ONS NOT TO SCALE 516N5. 5. TREES SHALL NOT BE PLANTED HI TH I N 5' OF WATER METERS OR UTILITY L I NES. 6. PLANT L 1ST 15 REPRESENTATIVE AND SUBJEGT TO ADDITIONS AND/OR SUBSTITUTIONS OF SIMILAR SPECIES THAT ARE SUBJEGT TO GITY FORESTER'S PRE -APPROVAL. PLANTING BED DESIGN AND QUANTITIES MAY BE ALTERED DURING FINAL PLAT LANDSCAPE PLAN DE516N. BURLAP AND WIRE BASKETS TO BE REMOVED FROM ROOT BALL AS MUCH AS POSSIBLE, AT LEAST HALFWAY DOWN THE BALL OF THE TREE. ALL NYLON ROPES TO BE COMPLETELY REMOVED FROM TREES. 7. VARIOUS EXISTING TREES AROUND EXISTING HOUSES (TO BE REMOVED) ARE TO BE REMOVED. TREES HILL BE MITIGATED FOR HITHIN THE COMMON OPEN SPACES AND LANDSCAPE BUFFERS. SEE LANDSCAPE CALCULATIONS, THIS SHT. LAN=�5CAFE r...ALC.ULA71 CN5f � Ito cv r� LOGATI ON BUFFER HI DTH LENGTH REQUIRED: PROVIDED: TREES TREES N. BLACK CAT RD PARK/GOMMOM OPEN SPACE TOTAL NUMBER OF TREES 35' 410' / 35' = 102,100 5F / 8000 = 12 21 13 76 25 TREES 97 TREES * ALL EXISTING TREES ON SITE (EXGEPT ADJACENT TO HOUSE TO REMAIN) HILL BE REMOVED. * TREES PROVIDED FOR MITIGATION: 72 TREES (2" GAL) = 144" CAL INCHES IN PARK/GOMMON OPEN SPAGE it LANDSCAPE BUFFERS - SEE NOTE 7, TH15 SHT. =�EVELCF��EN7 Z�A7A TOTAL AREA.................................................................................................... 12.71 ACRES RESIDENTIALLOTS........................................................................................ 30 COMMONAREA LOTS.................................................................................... q TOTALLOTS....................................................................................................... 39 COMMON AREA..............................................................................................I... 2.56 (20.14%) EX15TI NG ZONING.............................................................................................. RUT PROPOSED ZONING......................................................................................... R-8 NORTH 0' 50' 100' 150' SCALE I" = 50' . AL .. ■o■ .i■r �`L'+I�I�Q1Rk JENSENBELTS ASSOCIATES Site Plawft I Lend"ape ArdWteahrs 1606 Tyre1 Lone, Ste 134 Sol". D 8874E Ph. (2081 945-7178. 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D I V A D PRO F E S S I O E N G I N E E R N A L R E G I S T E R E D S T A T E O F I D A HO 8 2 7 2 N O T F O R C O N S T R U C T I O N Planning and Zoning Commission Regular Meeting Agenda Meeting Date: October 4, 2018 Agenda Item Number: 4 E Project File Number: H-2018-0081 Item Title: Public Hearing Continued from September 6 and September 20, 2018 for EEG Office Building (H-2018- 0081) by Chad Slichter, Located at 551 SW 5th Ave. Meeting Notes: Request: Conditional Use Permit for a 12,825 square foot office/storage building on 0.993 acres of land in an L -O zoning district Aef .'me- 3 I TEM SHEET C ouncil Agenda I tem - 4.E . Presenter: Estimated Time f or P resentation: Title of I tem - Public Hearing Continued from S eptember 6 and September 20, 2018 for E E G Office B uilding (H-2018-0081) by Chad Slichter, L ocated at 551 S W 5th Ave. C lic k Here for Applic ation Materials C lic k Here to S ign Up to Tes tify at Hearing AT TAC HM E NT S: Description Type Upload D ate S taff Report S taff Report 10/1/2018 Meridian City Council Meeting Agenda October 4, 2018 – Page 238 of 273 City of Meridian - Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 10/4/2018 Hearing Type: PZ Item Number: 4-E Project Name: EEG Office Building Project No.: H-2018-0081 Active: ❑•/ There are no signatures posted for this meeting type yet. Go Back To List Export To Excel © 2018 - City of Meridian, Idaho Page 1 of 1 http://internalapps/SIGNINFORMTOOLS/SignInFormDetails?id=80 10/4/2018 EEG Office Building – CUP H-2018-0081 PAGE 1 STAFF REPORT Hearing Date: September 6, 2018 TO: Planning & Zoning Commission FROM: Josh Beach, Associate City Planner 208-884-5533 SUBJECT: EEG Office Building – CUP (H-2018-0081) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Chad Slichter, has applied for a conditional use permit (CUP) for an office building and accessory outdoor storage on 0.993 of an acre of land in the L-O zoning district as required per the recorded development agreement (Instrument Number 97044077) for Troutner Business Park. See Section IX Analysis for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2018- 0081 as presented in the staff report for the hearing date of September 6, 2018, with the following modifications: (Add any proposed modifications.) I further move to direct Staff to prepare an appropriate findings document to be considered at the next Planning and Zoning Commission hearing on September 20, 2018. Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0081 as presented during the hearing on September 6, 2018, for the following reasons: (You should state specific reasons for denial and what the applicant could do to gain your approval with another application.) Continuance I move to continue File Number H-2018-0081 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 551 SW 5th Ave., in the NE ¼ of Section 13, Township 3 North, Range 1 West. B. Owner(s): James Keller 587 E. Kingsford Drive Meridian, ID 83642 C. Applicant: Meridian City Council Meeting Agenda October 4, 2018 – Page 239 of 273 EEG Office Building – CUP H-2018-0081 PAGE 2 Chad Slichter 415 S. 13th Street Boise, ID 83702 D. Representative: Same as Applicant E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: August 17, 2018 C. Radius notices mailed to properties within 300 feet on: August 10, 2018 D. Applicant posted notice on site by: August 8, 2018 VI. LAND USE A. Existing Land Use(s) and Zoning: The subject property consists of vacant/undeveloped land, zoned L-O. B. Character of Surrounding Area and Adjacent Land Use and Zoning: North: Multi-tenant office buildings, zoned L-O West: Single-family homes in the Franklin Square Subdivision, zoned R-8 South: Vacant/undeveloped land, zoned C-G and W. Corporate Drive East: Vacant/undeveloped land, zoned C-G and SW 5th Avenue C. History of Previous Actions: The subject property was annexed into the city in 1995 as Troutner Business Park (Instrument 97044077), was granted preliminary plat approval in 1996 as Ballantyne-Troutner Business Park and granted final plat approval in 1997 as Troutner Business Park. The recoreded development agreement requires detailed CUP approval to develop any parcel within the subdivision. D. Utilities: 1. Public Works: a. Location of sewer: Sewer service was provided to this lot with the development of the subdivision. b. Location of water: Water service was provided to this lot with the development of the subdivision. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: None 2. Hazards: Staff is not aware of any hazards that exist on this property. Meridian City Council Meeting Agenda October 4, 2018 – Page 240 of 273 EEG Office Building – CUP H-2018-0081 PAGE 3 3. Flood Plain: This property does not lie within the floodplain or floodway. VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated “Commercial” on the Comprehensive Plan Future Land Use Map. The purpose of this designation is to provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-family residential, as well as appropriate public uses such as government offices. Within this land use category, specific zones may be created to focus commercial activities unique to their locations. These zones may include neighborhood commercial uses focusing on specialized service for residential areas adjacent to that zone. The applicant proposes to develop this 0.993 of an acre site with a 9,950 square foot office building with an associate 2,875 square foot covered parking area, consistent with the Commercial designation. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): Require all commercial and industrial businesses to install and maintain landscaping 2.01.03B, Chapter 2, pg. 14). Currently, a 35-foot wide landscape buffer exists along the west boundary and will remain undisturbed with the development of the site. The applicant is required to provide a 20-foot wide landscape buffer adjacent to SW 5th Avenue. The current landscape plan proposes a 10- foot landscape buffer; however a 20-foot buffer is required adjacent to a commercial collector roadway as required per UDC 11-2B-3. The applicant is also proposing internal landscaping consistent with the landscape standards set forth in UDC 11-3B-7C and UDC 11-3B-8C. Maintenance of the landscaping is required as set forth in UDC 11-3B-13. Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F, pg. 53) Staff finds that this project acts as a good buffer between the commercial uses on the east side of SW 5th Avenue and the existing single-family residential development to the west. A condition of the Troutner Subdivision required a 35-foot landscape buffer along the east boundary. Encourage infill development in vacant/undeveloped areas within the City over fringe area development to halt the outward progression of urban development.:” (5.01.02B, pg. 69) The proposed development is an infill project consistent with this objective. 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, pg. 45) City services are stubbed to the property and will be extended with the development of this site. Plan for a variety of commercial and retail opportunities within the Impact Area (3.05.01J, Chapter 3, pg. 51). Staff believes that the proposed office uses will contribute to the variety of uses in this area and will be compatible with the existing residences to the west. Restrict private curb cuts and access points on collectors and arterial streets. (3.06.02D, pg. 56) Meridian City Council Meeting Agenda October 4, 2018 – Page 241 of 273 EEG Office Building – CUP H-2018-0081 PAGE 4 The applicant’s proposal is to have two connections to SW 5th Avenue which is a designated commercial collector roadway. Staff does not believe that the second connection is necessary for the development, and indeed the comprehensive plan requires limiting private access points to collector roadways. For the above-stated reasons, staff is of the opinion the proposed development is consistent with the applicable comprehensive plan policies and is appropriate in this location. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The purpose of the commercial districts is to provide for the retail and service needs of the community in accordance with the Meridian Comprehensive Plan. The following districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. B. Schedule of Use: Unified Development Code (UDC) 11-2B-2 lists the permitted, accessory, conditional, and prohibited uses in the L-O zoning district. An office for professional services is listed as a permitted use in the L-O district; however the development agreement for the property requires a conditional use permit for any new lot development. C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the L-O zoning district apply to development of this site. E. Landscaping: Landscaping is required to be provided on the site in accord with the standards listed in UDC 11-3B as applicable. F. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6B for non- residential uses. G. Structure and Site Design Standards: The proposed commercial development must comply with the design standards in accord with UDC 11-3A-19 and the Architectural Standards Manual. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: The applicant has submitted an application for a conditional use permit (CUP) for a 9,950+/- square foot office building and accessory outdoor storage on 0.993 of an acre of land in the L-O zoning district, as required by UDC Table 11-2B-2. Site Plan: A site plan is included in Exhibit A.2 that depicts how the site is proposed to develop with a 9,950+/- square foot structure, parking, drive-aisles, access, storage yard and internal parking lot landscaping. Outdoor Storage: The applicant is proposing to have an outdoor storage area as part of the development. This requires the applicant to comply with UDC 11-3A-14 in regards to Outdoor Storage as an Accessory Use which reads as follows “For properties in commercial and/or traditional districts, outdoor storage of materials, equipment, inventory, and/or supplies shall be incorporated into the overall design of buildings and site landscaping so that the visual impacts of these functions are fully contained and screened from view of adjacent properties, the railway corridor, and public streets by a solid fence or wall with a minimum height of six feet (6'). Such fence and/or wall shall be constructed of complementary or of similar design and materials of the primary structure.” With the Certificate of Zoning Compliance application, the applicant shall provide details of the required closed vision fencing and gate. Meridian City Council Meeting Agenda October 4, 2018 – Page 242 of 273 EEG Office Building – CUP H-2018-0081 PAGE 5 Storage Yard: Per UDC 11-3C-5, the storage area to the west of the building shall be paved with asphalt. Access: Access is proposed to this site via two driveways from SW 5th Avenue. Per UDC 11-3A- 3 direct access to collector roadways shall be limited in order to accommodate the flow of traffic. In this case, staff recommends only a single access to SW 5th Avenue. The site plan should be modified with the submittal of a certificate of zoning compliance application. UDC 11-3A-19 requires individual properties to provide cross-access to adjacent properties; however when the Troutner Business Park was subdivided, the adjacent properties were not required to do so. At the time of subdivision approval SW 5th was designated as a local street, but has since been re-classified as a collector which requires the limitation on the number of access points. The property to the north was not required to provide a cross- access to the subject property, so requiring this property to provide cross access to the north would do little to provide connectivity. Additionally, the property to the south is so small (and there is some questions as to whether it is even a legal parcel), that once the required landscape buffers are installed, there will be little developable land left. Parking: Off-street parking is required to be provided on the site in accord with UDC Table 11- 3C-6B. The number of spaces required is one space for every 500 square feet of gross floor area. Based on the square footage of the proposed building (i.e. 9,950 square feet), a minimum of 20 parking spaces are required to be provided based on one space per 500 square feet of gross floor area. A total of 22 spaces are proposed for the property. Bicycle Parking: Bicycle parking is also required to be provided on the site at a minimum of one space for every 25 vehicle spaces proposed or portion thereof as set forth in UDC 11-3C-6G in accord with the standards listed in UDC 11-3C-5C. Based on 22 vehicle parking spaces, a minimum of 1 bicycle parking space is required. The applicant is proposing to install a bike rack that can accommodate four bicycles. Internal Pedestrian Walkway: Per UDC 11-3A-19, the applicant is required to provide a 5-foot pedestrian walkway from the main entrance of the proposed building to the perimeter sidewalk along SW 5th Avenue. This code section also requires that the walkway to be distinguished from the drive surface through the use of pavers, bricks or scored concrete. With the submittal of the certificate of zoning compliance application, the applicant should depict the required pedestrian walkway. Landscaping: Landscaping is required to be installed on the site in accord with the standards listed in UDC 11-3B. A 20-foot wide street buffer is required along SW 5th Ave., a commercial collector roadway, as set forth in UDC Table 11-2B-3, landscaped in accord with the standards listed in UDC 11-3B- 7C. Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. The applicant shall modify the landscape plan prior to the Planning and Zoning Commission. The deficiencies in the plan are as follows: a. UDC 11-3B-8C.2 requires that an internal planter island be installed at the end of each row of parking. The plan as proposed omits several of these islands. b. UDC 11-2B-3 requires a 20 foot landscape buffer along SW 5th Avenue. The plan as proposed shows a 10 foot buffer. The applicant shall revise the landscape plan to show the required 20 foot landscape buffer along SW 5th Avenue. Meridian City Council Meeting Agenda October 4, 2018 – Page 243 of 273 EEG Office Building – CUP H-2018-0081 PAGE 6 UDC 11-2B-3 requires a 20 foot landscape buffer between property zoned R-8 and properties zoned L-O. In this case, the development agreement for the Troutner Business Park requires that a 35-foot buffer be installed between the existing residential properties and the proposed development. The applicant is proposing a 35 foot landscape buffer which exceeds the requirements of the UDC. Trash Enclosure: A trash enclosure is depicted on the site plan on the south side of the building. A detail of the enclosure should be submitted with the Certificate of Zoning Compliance application. The applicant should coordinate with Republic Services on the design and location of the enclosure. Sidewalk: A 5-foot wide attached sidewalk exists along the frontage of this property on SW 5th Avenue. Per UDC 11-3A-17, a 5-foot wide detached sidewalk is required along collector roadways. Because the sidewalk was installed at the time that SW 5th Ave. was designated a local street, staff does not recommend that the applicant replace the existing facility. Building Elevations: Conceptual building elevations were submitted with this application that demonstrate what the future building may look like (see Exhibit A.4). The structure is proposed to be 2 stories in height with building materials that appear to consist of an aluminum store front, aluminum clad wall panels and architectural metal wall panels. As proposed, the applicant is proposing more metal siding than what is allowed by the Architectural Design Manual (ASM). Therefore, staff recommends that the elevations as proposed not be approved with the subject application. Staff is confident that the applicant can design a building to comply with the ASM. The future structures constructed on the site are required to comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual. Certificate of Zoning Compliance (CZC): The applicant is required to submit a CZC application for approval of the proposed use, site layout and building elevations from the Planning Division prior to submittal of a building permit application. Design Review: The applicant is required to submit a Design Review application concurrent with the CZC application for final approval of the site layout and building elevations. The proposed site layout and structure is required to comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual. The conceptual elevations provided by the applicant do not meet the standards as set forth in the City of Meridian Architectural Standards Manual (ASM) for commercial construction. The ASM does not allow for prefabricated steel panels to be used as field materials. Standard 5.1I reads as follows “Un-textured concrete panels and prefabricated steel panels are prohibited as field materials for building façades, except when used with a minimum of two other qualifying field materials and meeting all other standard fenestration and material requirements.” Prior to the Planning and Zoning Commission, the applicant shall revise the architectural elevations to comply with the City of Meridian Architectural Standards Manual. Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B. X. EXHIBITS A. Drawings 1. Vicinity Map 2. Site Plan (dated: 6/19/2018 3. Landscape Plan (dated: 6/19/18) 4. Conceptual Building Elevations (NOT APPROVED) Meridian City Council Meeting Agenda October 4, 2018 – Page 244 of 273 EEG Office Building – CUP H-2018-0081 PAGE 7 B. Conditions of Approval C. Required Findings from Unified Development Code Meridian City Council Meeting Agenda October 4, 2018 – Page 245 of 273 EEG Office Building – CUP H-2018-0081 PAGE 8 Exhibit A.1: Vicinity/Zoning Map Meridian City Council Meeting Agenda October 4, 2018 – Page 246 of 273 EEG Office Building – CUP H-2018-0081 PAGE 9 Exhibit A.2: Site Plan (dated: 6/19/18) Meridian City Council Meeting Agenda October 4, 2018 – Page 247 of 273 EEG Office Building – CUP H-2018-0081 PAGE 10 Exhibit A.3: Landscape Plan (dated: 6/19/18) Meridian City Council Meeting Agenda October 4, 2018 – Page 248 of 273 EEG Office Building – CUP H-2018-0081 PAGE 11 Exhibit A.4: Conceptual Building Elevations (Not Approved) Meridian City Council Meeting Agenda October 4, 2018 – Page 249 of 273 EEG Office Building – CUP H-2018-0081 PAGE 12 Meridian City Council Meeting Agenda October 4, 2018 – Page 250 of 273 EEG Office Building – CUP H-2018-0081 PAGE 13 B. Conditions of Approval 1. PLANNING DIVISION 1.1 Development of the site shall substantially comply with the site plan, landscape plan and building elevations included in Exhibit A, the conditions of approval listed herein, and the provisions of the recorded development agreement. 1.2 The site plan, dated 6/19/18, included in Exhibit A shall be revised as follows (as applicable): a. Depict street buffer landscaping in accord with the standards listed in UDC 11-3B-7C within the 20-foot wide buffer required along SW 5th Ave. The buffer shall be measured from the back of the sidewalk per UDC 11-3B-7. b. The applicant shall provide a pedestrian walkway from the main entrance of the building out to the existing sidewalk along SW 5th Avenue. The Internal Pedestrian Walkway shall meet the requirements of UDC 11-3A-19. c. The applicant shall comply with UDC 11-3A-14 in regards to Outdoor Storage as an Accessory Use. d. With the Certificate of Zoning Compliance application, the applicant shall provide details of the required closed vision fencing and gate. e. Per UDC 11-3C-5, all parking, storage or vehicle travel areas shall be paved with asphalt. f. The applicant shall reduce the number of accesses to the property from two (2) to one (1). 1.3 Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. The applicant shall modify the landscape plan prior to the Planning and Zoning Commission. The deficiencies in the plan are as follows: a. UDC 11-3B-8C.2 requires that an internal planter island be installed at the end of each row of parking. The plan as proposed omits several of these islands. b. UDC 11-2B-3 requires a 20 foot landscape buffer along SW 5th Avenue. The plan as proposed shows a 10 foot buffer. The applicant shall revise the landscape plan to show the required 20 foot landscape buffer along SW 5th Avenue. 1.4 The applicant is required to submit a Certificate of Zoning Compliance application for approval of the proposed use and site layout from the Planning Division prior to submittal of a building permit application. 1.5 The applicant shall submit a Design Review application concurrent with the Certificate of Zoning Compliance application for approval of the site layout and building elevations. The proposed site layout and structures are required to comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual. 1.6 Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 1.7 The Applicant shall have a maximum of two (2) years to commence the use as permitted in accord with the conditions of approval listed above. If the use has not begun within two (2) years of approval, a new conditional use permit must be obtained prior to operation or a time extension must be requested in accord with UDC 11-5B-6F. 1.8 The applicant shall complete all required improvements prior to issuance of a Certificate of Occupancy. It is unlawful to use or occupy any building or structure until the Building Official has issued a Certificate of Occupancy. Meridian City Council Meeting Agenda October 4, 2018 – Page 251 of 273 EEG Office Building – CUP H-2018-0081 PAGE 14 1.9 Prior to the Planning and Zoning Commission hearing, the applicant shall provide revised elevations that comply to the standards set forth in the City of Meridian Architectural Standards Manual. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.1.1 Sanitary sewer and water mains/services are currently available on the subject site. The applicant shall be responsible for the abandonment, per Meridian City standards, of any existing mainlines or services that are not utilized. 2.2 General Conditions of Approval 2.2.1 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.2 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.3 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. Meridian City Council Meeting Agenda October 4, 2018 – Page 252 of 273 EEG Office Building – CUP H-2018-0081 PAGE 15 3. FIRE DEPARTMENT Meridian City Council Meeting Agenda October 4, 2018 – Page 253 of 273 EEG Office Building – CUP H-2018-0081 PAGE 16 Meridian City Council Meeting Agenda October 4, 2018 – Page 254 of 273 EEG Office Building – CUP H-2018-0081 PAGE 17 Meridian City Council Meeting Agenda October 4, 2018 – Page 255 of 273 EEG Office Building – CUP H-2018-0081 PAGE 18 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns with this application. 5. REPUBLIC SERVICES 5.1 Coordinate with Republic Services on the location and design of the trash enclosure. 6. PARKS DEPARTMENT 6.1 The Parks Department has no comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT 1. At the time of this report, no comments had been received from the Ada County Highway District. Meridian City Council Meeting Agenda October 4, 2018 – Page 256 of 273 EEG Office Building – CUP H-2018-0081 PAGE 19 C. Required Findings from Unified Development Code 1. Conditional Use Permit (UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit request upon the following: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that the subject property is large enough to accommodate the proposed use and the dimensional & development regulations of the L-O district as required by the UDC (see Analysis Section IX for more information). b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed use is consistent and harmonious with the UDC and Comprehensive Plan Future Land Use Map designation of Commercial for this site if designed in accord with the conditions listed in Exhibit B. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use should be compatible with other existing and future uses in the general area and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation were provided to this property with development of the subdivision; services will be extended to the proposed building by the developer. Staff finds that the proposed use will be served adequately by all of the public facilities and services listed above. f. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. If approved, the applicant will be financing any improvements required for development. Staff finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community’s economic welfare. Meridian City Council Meeting Agenda October 4, 2018 – Page 257 of 273 EEG Office Building – CUP H-2018-0081 PAGE 16 g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Staff finds the proposed use will not involve excessive traffic, noise, or odors that will be detrimental to any persons, property or the general welfare. h. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance in this area. Meridian City Council Meeting Agenda October 4, 2018 – Page 258 of 273 Planning and Zoning Commission Regular Meeting Agenda Meeting Date: October 4, 2018 Agenda Item Number: 4 F Project File Number: H-2018-0101 Item Title: Public Hearing for Meridian High School Auditorium H-2018-0101 by LCA Architects, Located at 1900 W. Pine Ave. Request: Conditional Use Permit approval to expand an existing non- conforming use (parking lot); and Request: Conditional Use Permit to expand a public education institution an additional 31,992 square feet in the R-4 zoning district Meeting Notes: Aff(ove I TEM SHEET C ouncil Agenda I tem - 4.F. Presenter: Estimated Time f or P resentation: Title of I tem - Public Hearing for M eridian High S chool Auditorium H-2018-0101 by L C A Architects, L ocated at 1900 W. P ine Ave. C lic k Here for Applic ation Materials C lic k Here to S ign Up to Tes tify at Hearing AT TAC HM E NT S: Description Type Upload D ate S taff Report S taff Report 9/28/2018 Meridian City Council Meeting Agenda October 4, 2018 – Page 259 of 273 City of Meridian - Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 10/4/2018 Hearing Type: PZ Item Number: 4-F Project Name: Meridian High School Auditorium Project No.: H-2018-0101 Active: ❑-/ There are no signatures posted for this meeting type yet. Go Back To List Export To Excel © 2018 - City of Meridian, Idaho Page 1 of 1 http://internalapps/SIGNINFORMTOOLS/SignInFormDetails?id=81 10/4/2018 Meridian High School Auditorium – H-2018-0101 PAGE 1 STAFF REPORT Hearing Date: October 4, 2018 TO: Planning & Zoning Commission FROM: Josh Beach, Associate City Planner 208-884-5533 SUBJECT: Meridian High School Auditorium – H-2018-0101 I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, LCA Architects, has applied for two (2) conditional use permits (CUP) for the following: 1) construct a new 31,922 square foot auditorium addition to the existing Meridian High School in an R-4 zoning district and 2) extend the use of the non-conforming parking area along W. Pine Ave. See Section IX Analysis for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CUP applications with the conditions listed 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 approve File Number H-2018- 0101, as presented in the staff report for the hearing date of October 4, 2018, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0101, as presented during the hearing on October 4, 2018, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2018-0101 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: 1900 W. Pine Avenue (Parcel No. S1211141841) Located in the northeast ¼ of Section 11, Township 3 North, Range 1 West B. Owner(s): Meridian Joint School District No. 2 2301 E. Lanark Street Meridian, ID 83642 Meridian City Council Meeting Agenda October 4, 2018 – Page 260 of 273 Meridian High School Auditorium – H-2018-0101 PAGE 2 C. Applicant/Representative: Scott Henson, LCA Architects 1221 Shoreline LN. Boise, ID 83702 D. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for a conditional use permit. A public hearing is required before the Planning & Zoning Commission on this application, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: September 14, 2018 C. Radius notices mailed to properties within 300 feet on: September 7, 2018 D. Posted to Next Door: September 10, 2018 E. Applicant posted notice on site(s) on: September 20, 2018 VI. LAND USE A. Existing Land Use(s) and Zoning: The site is currently zoned R-4 and is developed with a public high school. B. Character of Surrounding Area and Adjacent Land Use and Zoning: This is a school site that is surrounded by residential properties. North: Baseball field and residential properties in Vineyards Subdivision, zoned R-4 West: Rural residential/agricultural property, zoned RUT in Ada County South: School property, Pine Avenue, & residential properties in Merrywood Subdivision, zoned R-8 East: School property, zoned R-4 C. History of Previous Actions: Over the years multiple applications have been approved for the site. Below are the more recent applications regarding the property: 1. CZC-01-009 – Meridian High School Cafeteria and classroom addition; 2. AZ-05-059, CUP-05-053 and VAR-06-003 – Annexation and conditional use permit to develop the Tech Center. This building was constructed on a separate parcel owned by the school district. 3. CZC-06-022 –Meridian High Tech Center (59,279 sf). 4. CUP-12-015/MCU 15-002 – Meridian High School building expansion (51,855 sf). 5. CZC-12-035 – Meridian High School Tennis Facility (167 sf). 6. CZC-12-054 – Meridian High School Central Plant Addition (2,056 sf). 7. CZC-14-025 – Meridian High School Class room Addition (10,511 sf). 8. A-2017-0048 – The school was approved for a parking lot expansion. 9. A-2018-0084 – Meridian High School Diesel Addition (3,220 sf). D. Utilities: Meridian City Council Meeting Agenda October 4, 2018 – Page 261 of 273 Meridian High School Auditorium – H-2018-0101 PAGE 3 1. Public Works: a. Location of sewer: Existing utilities are located on site. b. Location of water: Existing utilities are located on site. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches Irrigation: The Rutledge Lateral runs across this site but is tiled. The Nine Mile Creek transverses the north boundary. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This property is not within the floodplain. VII. COMPREHENSIVE PLAN POLICIES AND GOALS The subject property is designated “Civic” on the Comprehensive Plan Future Land Use Map. Per the Comprehensive Plan (page 34), these areas are designated to provide areas throughout the Area of Impact which provide educational opportunities, community gathering places, and green space. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics):  Encourage compatibility of schools uses with neighborhoods and adjacent land uses (Chapter 3, pg. 46). Since the school use of the site is not changing, staff is of the opinion that the expansion should have minimal impact on the surrounding residential uses. The proposed addition is internal to the site.  Ensure that facilities and services keep up with growth (Chapter 3, pg. 46). The property is currently developed with a public high school. The proposed addition is needed to provide additional classroom space to meet the educational needs of the school.  Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City. (Chapter 3, pg. 45) The site is already connected to city services. The building addition should not impact the services being provided to this site.  Encourage Infill Development. (Chapter 3, pg. 50) The proposal is an expansion of the existing Meridian High School Campus. The site is 33 acres in size and accommodates the proposed expansion. VIII. UNIFIED DEVELOPMENT CODE A. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the permitted, accessory, conditional, and prohibited uses in the R-4 zoning district. Expanding the footprint of the building requires obtaining a conditional use permit. B. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-5 for the R-4 zoning district apply to this site. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: Meridian City Council Meeting Agenda October 4, 2018 – Page 262 of 273 Meridian High School Auditorium – H-2018-0101 PAGE 4 The applicant requests conditional use approval to construct a new 31,922 square foot building addition to Meridian High School. The proposed addition will be placed in the existing courtyard and will consist of an auditorium, a new lobby, new restrooms, a prop shop, dressing/make-up rooms and a new band room. Because the education facility is expanding, the UDC requires the approval of a conditional use permit. Per UDC Table 11-2A-2, a CUP is required for the proposed addition to the Public Education Institution, subject to specific use standards listed 11-4-3-14, in the R-4 zoning district. Specific Use Standards: There are specific use standards listed in UDC 11-4-3-14, Education Institution that apply to the proposed use. If approved, the proposed use is required to comply with the standards pertaining to accessory uses and portable classrooms, as applicable. Non-conforming use: As noted below, Meridian High School has had several additions and improvements made to the site over many years; some pre-date the adoption of the UDC. Due to the number of improvements after the adoption of the UDC, the landscape ordinance requires some of the site to be brought up to meet current landscape standards. Specifically, UDC 11-3B-2D requires compliance with the landscape ordinance if the building on the site expands beyond certain thresholds. Because of the number of additions after 2005 is approximately 49% of the existing structures on the site (114,354/230,363 square feet), perimeter and right of way landscaping is required to be installed. With several of the expansions to the site, the applicant has incrementally increased landscaping to the site to comply with UDC standards. The two (2) areas that don’t currently meet UDC standards is a portion of the parking area along Pine Ave. and a portion of the site on the east boundary, north of the bus access along Linder Road. Per UDC 11-1B-4, the applicant has submitted a conditional use permit to allow the school to extend the use of the non-conforming parking lot along Pine Ave. to maintain the current parking stalls constructed on the site. As an alternative, the applicant is recommending the following improvements to the site: 1. Construct a new 25 foot wide buffer with (39) 2 inch caliper trees along N. Linder Road. 2. Construct a new 5 foot wide landscape buffer between the parking lot and the adjoining property to the west (the Seminary) with (8) 2 inch caliper trees. Meridian City Council Meeting Agenda October 4, 2018 – Page 263 of 273 Meridian High School Auditorium – H-2018-0101 PAGE 5 3. The new trees planted around the new auditorium will include 5 inch caliper trees where possible for a total of 52 new caliper inches. 4. Because the applicant is proposing to add additional landscaping to the site, staff is supportive of the alternative landscape improvements as noted above. Staff highly recommends once this parking are is scheduled for replacement that the School District reconstruct this parking area in accord with UDC standards.. Tree Mitigation: Due to the proposed building expansion, several of the mature trees in front of the school may be relocated or removed. The applicant is coordinating with the City Arborist to determine which trees need to be mitigated. The submitted landscape plan must detail the mitigation plan coordinated with the City Arborist and demonstrate compliance with the tree mitigation standards in accord with UDC 11-3B-10. Parking: The applicant has provided a parking analysis to ensure the site has adequate parking in accord with the parking standards in the UDC. Under the UDC, non-residential uses require 1 stall per 500 square feet of gross floor area. Currently, the site is developed with 894 parking stalls which exceed the minimum of 746 parking stalls required by code. Multi-use Pathway: The City’s pathways Master Plan has had a multi-use pathway designated along the south side of the Nine Mile Creek since at least 2010 when the Meridian Pathways Master plan was adopted. Since that time, several CZC’s have been approved for the site and no improvements have been made in terms of constructing the multi-use pathway. Staff is of the opinion that requiring the pathway and associated landscaping may not be feasible with this application, but that obtaining a pathway easement will set up the construction of the pathway with a future Certificate of Zoning Compliance. Building Elevations: The primary building material of the existing school is brick. The applicant is proposing a more contemporary design that includes horizontal metal paneling, decorative metal screening panels and glass. Staff is of the opinion that the proposed addition will add a modern touch to the existing building and complement other structures (tech building to the west) developed near the site. . Certificate of Zoning Compliance: The applicant is required to submit an application for Certificate of Zoning Compliance for the proposed use prior to establishment of the new use in accord with UDC 11-5B-1. Design Review: The applicant is required to submit an application for Design Review concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. Staff recommends approval of the applicant’s request subject to the conditions of approval listed in Exhibit B. Meridian City Council Meeting Agenda October 4, 2018 – Page 264 of 273 Meridian High School Auditorium – H-2018-0101 PAGE 6 X. EXHIBITS A. Drawings 1. Vicinity/Zoning & Aerial Map (dated 8/22/2018) 2. Proposed Site Plan (dated 8/22/2018) 3. Landscape Plan (dated 8/22/2018) 4. Proposed Elevations (dated 8/22/2018) B. Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department 5. Sanitary Service Company 6. Ada County Highway District 7. Parks Department C. Required Findings from Unified Development Code Meridian City Council Meeting Agenda October 4, 2018 – Page 265 of 273 Meridian High School Auditorium – H-2018-0101 PAGE 7 Exhibit A.1: Vicinity & Aerial Map (dated 8/22/2018) W Willard St NW 1 1 t h S t W Sheryl St W Sonoma Dr W Forecast St NW 1 2 t h A v e W Carlton Ave W Camellia Ln NW 1 3 t h P l NW 7 t h S t W Carlton St W Snyder Dr W Jayton Dr W S u n n y Slope Dr NW 1 0 t h S t W State St N W 1 5 t h S t N W a r d A v e W S anta Clara Dr W Taylor Ave NW 8 t h S t W Elm Pl W Maple Ave W Snyder S t W Leonard St N O c e a n A v e W S l a t o n Dr NW 7 t h A v e W Marcon Ln W Washington Dr N W 9 t h A v e N L e i s u r e L n N T i n a M a r i e A v e NW 1 3 t h A v e NW 1 5 t h A v e W North Gate Ave W Wave Ct W Rebecca W a y N S i l v e r a d o P l N T a l l P i n e P l W Elm Ct W Clarinda St NW 1 4 t h A v e W Lucerne St N R o t a n A v e N Y a k i m a W a y N M a u r a P l W Leroy Ct NW 7 t h S t W Wave Ct W Santa Clara Dr W State StNW 1 5 t h A v e W Pine Ave W Cherry Ln N L i n d e r R d W Franklin Rd NW 8 t h S t R-4 I-L I-L R-8 R-8 L-O RUT R-15 C-N C-C R-8 C-G L-O R-15 L-O R1 R-8 R-8 L-O C-C L-O L-O L-O RUT L-O L-O L-O R-40 RUT L-O R-15 R-15 L-O L-O L-O R1 R1 C-G C-C R-8 L-O R1 C-NR-15 L-O L-O R-4 RUT W State St W Snyder Dr NW 1 5 t h S t W Jayton Dr W Maple Ave N T i d w e l l W a y W Sl a t o n D r W Santa Clara Dr W Carlton St W Washington St NW 1 5 t h A v e N T a l l P i n e P l NW 1 3 t h A v e N M i n e r a l W e l l s A v e NW 1 4 t h A v e W Biddick StN R o t a n A v e W Idaho Ct NW 1 5 t h A v e W Santa Clara Dr NW 1 3 t h A v e N R o t a n A v e W Pine Ave N L i n d e r R d 1900 531 1351 2090 21 5 0 1 6 8 0 1155 16 6 5 1 7 8 5 17 2 5 20 4 0 112 1 1514 165 5 8 2 0 1 4 0 5 739 1616 2 3 1 3 1 9 0 3 17 0 5 696 1 6 2 5 73 1 1007 1017 1027 1527 1528 830 77 5 753 740 988 78422752175 1908 7 6 1 761 1998 691 694 222 5 13 0 9 660 221 7 20 8 1 21 9 9 568 814 712 728 754 788 772 12 7 1 690 1 5 0 4 740 21 7 3 1775 17 0 2 13 2 0 14 3 6 980 585 20 4 3 15 3 3 1443 14011115 17 4 7 17 1 3 18 4 9 17 9 3 17 7 5 18 2 3 573 705 585597 1104 609 778 625643 749 20 9 5 21 5 9 21 2 1 1036 20 7 1 20 1 5 689 673 659 631 593617 674 834 860 698 720 742 795 857 841 823 716 18 5 8 586 772 753 732 757 1282 721 13 5 0 713 745 13 5 5 15 1 5 15 0 1 14 2 7 14 0 9 14 0 2 13 8 6 13 6 4 13 4 2 13 8 9 15 3 0 15 3 0 15 3 0 13 4 3 13 2 2 20 6 5 15 2 3 15 0 7 14 3 5 14 1 9 20 7 3 21 5 9 21 1 5 20 8 7 21 3 7 20 9 9 19 6 7 20 1 9 20 0 1 19 4 5 19 8 9 20 4 3 19 5 4 13 0 6 Meridian City Council Meeting Agenda October 4, 2018 – Page 266 of 273 Meridian High School Auditorium – H-2018-0101 PAGE 8 Exhibit A.2: Proposed Site Plan (dated 8/22/2018) Meridian City Council Meeting Agenda October 4, 2018 – Page 267 of 273 Meridian High School Auditorium – H-2018-0101 PAGE 9 Exhibit A.3: Landscape Plan (dated 8/22/2018) Meridian City Council Meeting Agenda October 4, 2018 – Page 268 of 273 Meridian High School Auditorium – H-2018-0101 PAGE 10 Exhibit A.4: Elevations (dated 8/22/2018) Meridian City Council Meeting Agenda October 4, 2018 – Page 269 of 273 Meridian High School Auditorium – H-2018-0101 PAGE 11 B. Conditions of Approval 1. PLANNING DIVISION 1.1 The site plan, landscape plan and building elevations prepared by LCA Architects (dated 8/22/2018) contained in Exhibit A are approved with the comments and conditions in this report. 1.2 The applicant shall have the continuing obligation to meet the specific use standards for the approved education institution use as set forth in UDC 11-4-3-14. 1.3 The existing trees that are proposed to be removed on the site plan shall comply with the standards for mitigation listed in UDC 11-3B-10C.5. 1.4 The applicant is not required to install the 25-foot wide landscape buffer along Pine Ave, if the Commission approves conditional use permit to allow the extension of the non-conforming parking area. The applicant shall install the following landscaping as part of their project : 1. Construct a new 25 foot wide buffer with (39) 2 inch caliper trees along N. Linder Road. 2. Construct a new 5 foot wide landscape buffer between the parking lot and the adjoining property to the west (the Seminary) with (8) 2 inch caliper trees. 3. The new trees planted around the new auditorium will include 5 inch caliper trees where possible for a total of 52 new caliper inches. 1.5 The applicant shall submit an application for Certificate of Zoning Compliance for the proposed use prior to establishment of the new use in accord with UDC 11-5B-1. 1.6 The applicant shall submit an application for Design Review concurrent with the Certificate of Zoning Compliance application in accord with UDC 11-5B-8. 1.7 The applicant shall have a maximum of two (2) years to commence the use as permitted in accord with the conditions of approval listed above. If the use has not begun within two (2) years of approval, a time extension may be requested in accord with UDC 11-5B-6F prior to expiration. If a time extension is not requested or granted and the CUP expires, a new conditional use permit must be obtained. 1.8 Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 1.9 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC 11-2-A-5.1.10 The applicant shall coordinate with the Parks Department on the desired location of a pedestrian pathway easement on the south side of the Nine Mile Creek and prior to obtaining a certificate of occupancy for the addition, shall record a pedestrian pathway easement. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer and water service for this proposed expansion will come from existing mains located on site. Record drawings will be required prior to a Certificate of Occupancy is issued. 3. FIRE DEPARTMENT 3.1 The Fire Department did not submit comments on this application. 4. POLICE DEPARTMENT 4.1 The Police Department did not submit comments on this application. 5. REPUBLIC SERVICES Meridian City Council Meeting Agenda October 4, 2018 – Page 270 of 273 Meridian High School Auditorium – H-2018-0101 PAGE 12 5.1 Republic Services has no comments related to this application. 6. ADA COUNTY HIGHWAY DISTRICT 7. PARKS DEPARTMENT 7.1 The Parks Department has no comments related to this application. Meridian City Council Meeting Agenda October 4, 2018 – Page 271 of 273 Meridian High School Auditorium – H-2018-0101 PAGE 13 C. Required Findings from Unified Development Code 1. Conditional Use Permit (UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit request upon the following: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the R-4 district. (see Analysis Section IX for more information). b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed use is consistent with the Comprehensive Plan future land use map designation of Civic for this site. Further, staff finds the proposed use of the site is consistent with the Comprehensive Plan in that the proposed addition of the school facility will assist in keeping up with growth in the City. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds that if the applicant complies with the conditions outlined in this report, the expansion of the use should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Staff finds that if the applicant complies with the conditions outlined in this report, the expansion of the use will not adversely affect other properties in the area. The Commission should rely upon any public testimony provided to determine if the development will adversely affect other properties in the vicinity. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff finds that the expansion of the use will be served adequately by all of the public facilities and services listed above. f. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. If approved, the applicant will be financing any improvements required for the expansion of the use. Staff finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community’s economic welfare. Meridian City Council Meeting Agenda October 4, 2018 – Page 272 of 273 Meridian High School Auditorium – H-2018-0101 PAGE 13 g. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Staff finds the expansion of the use will not involve any of the above listed activities or processes that would be detrimental to persons, property, or the general welfare. h. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff finds the expansion of the use will not result in the destruction, loss or damage of any natural, scenic or historic feature. Meridian City Council Meeting Agenda October 4, 2018 – Page 273 of 273