Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
2020-02-04 Regular
E t N� CITY COUNCIL REGULAR MEETING AGENDA City Council Chambers 33 East Broadway Avenue Meridian, Idaho Tuesday, February 4, 2020 at 6:00 PM 1. Roll-Call Attendance X Liz Strader X Joe Borton X Brad Hoaglun X Treg Bernt X Jessica Perreault Luke Cavener X Mayor Robert E. Simison 2. Pledge of Allegiance 3. Community Invocation with Larry Woodard of Ten Mile Christian Church 4. Adoption of Agenda — Adopted as Amended (8-A Continuance) 5. Announcements 6. Future Meeting Topics - Public Forum (Up to 30 Minutes Maximum) Signing up prior to the start of the meeting is required. This time is reserved for the public to address their elected officials regarding matters of general interest or concern of public matters and is not specific to an active land use/development application. By law, no decisions can be made on topics presented under this public comment section, other than the City Council may request that the topic be added to a future meeting agenda for a more detailed discussion or action. The Mayor may also direct staff to further assist you in resolving the matter following the meeting. 7. Community Items/Presentations A. Mayor's Youth Advisory Council Update 8. Action Items Public Hearings for Land Use Applications follow this process: Once the Public Hearing is opened, City staff will present their report. Following the report, the applicant is allowed up to 15 minutes to present their application. Members of the public are allowed up to 3 minutes each to address council regarding the application. If a person is representing a large group such as a Homeowner's Association, indicated by a show of hands, they may be allowed up to 10 minutes. Following all public testimony, the applicant is then allowed 10 additional minutes to respond to comments. Once the public hearing is closed, no additional testimony will be received The City Council may move to continue the item for additional information or vote to approve or deny the item with or without changes as presented. The Mayor is not a member of the City Council and pursuant to Idaho Code does not vote on public hearing items, unless to break a tie vote. A. Public Hearing for Sky Mesa Highlands (H-2019-0123) by HHS Construction, LLC, Located at the NW Corner of S. Eagle Rd. and E. Lake Hazel Rd. — Continued to 2/25/20 1. Request:Annexation of 31.96 acres of land with an R-4 zoning district;and 2. Request: Preliminary plat consisting of 75 building lots, 11 common lots and 2 other lots on 30.6 acres of land in the proposed R-4 zoning district. B. Public Hearing for Hensley Station (H-2019-0120) by Northern Land Development, LLC, Located at 462 N. Black Cat Rd. - Approved 1. Request:Annexation of 7.17 acres of land with an R-15 zoning district;and 2. Request: Preliminary plat consisting of 65 building lots and 6 common lots on 6 acres of land in the R-15 zoning district. 9. Future Meeting Topics Meeting Adjourned at 7:15 pm Meridian City Council February 4, 2020. A Meeting of the Meridian City Council was called to order at 6:01 p.m., Tuesday, February 4, 2020, by Mayor Robert Simison. Members Present: Robert Simison, Joe Borton, Treg Bernt, Jessica Perreault, Brad Hoaglun and Liz Strader. Member Absent: Luke Cavener. Also present: Chris Johnson, Bill Nary, Kyle Radek, Mike Barton, Jeff Brown, Joe Bongiorno and Dean Willis. Item 1: Roll-call Attendance: Liz Strader _X_ Joe Borton _X_ Brad Hoaglun _X_Treg Bernt X Jessica Perreault Luke Cavener _X_ Mayor Robert E. Simison Simison: All right. I will call this meeting to order. For the record it is, Tuesday, February 4th. It's 6:01 p.m. Ask the clerk to call the roll. Item 2: Pledge of Allegiance Simison: Item No. 2 is the Pledge of Allegiance. (Pledge of Allegiance recited.) Item 3: Community Invocation with Larry Woodard of Ten Mile Christian Church Simison: Item No. 3 is the community invocation, which will be given to us by Larry Woodard of Ten Mile Christian Church. Thank you, Larry, for being here. Woodard: It's my pleasure. Let's bow our heads and thank God for all the blessings he has given to this city and to this Council. Our Dear Heavenly Father, you have blessed Meridian in an amazing fashion over the past few years. We have seen our city grow as thousands have poured into it from neighboring states. We used to be a pretty small community, but now we are the second largest city in Idaho. Bless these Council leaders and our Mayor Simison as they guide us through the next few years. We have a lot of road work going on within the city these days and periodic closures and lots of heavy equipment bring the potential for injury and accidents. Keep these workmen and the general public safe as this work continues. With rapid expansion all city services will be strained for a while and I pray that city services will continue unabated. Let us be ware of potential parklands as the city grows. I keep looking at a piece of land near the corner Meridian City Council Meeting Agenda February 18,2020— Page 32 of 270 Meridian City Council 2018 Page 2 of of Linder and Ustick, although today it's cut up with ditches and old farm facilities, I can see that someday it could be a beautiful park with water features. There are probably other places just like this one. I continue to be amazed at our low crime rate and the police who watch out for us. May you keep a hand on each officer as they do their duties. Watch over the firemen, medics and others who are prepared to protect us. Be with our teachers and school administrators as they teach our next generation of young people. Lord, you have richly blessed us. Help us never to forget your hand continues to be on us, in Jesus' name, amen. Item 4: Adoption of Agenda Simison: Thank you, Larry. I appreciate it very much. Item 5 -- or Item 4, adoption of the agenda. Bernt: Mr. Mayor? Simison: Councilman Bernt. Bernt: I would like to address Item 8-A. The applicant has requested continuance to February 25th, 2020. Mr. Clerk? Johnson: Mr. Mayor, Mr. Bernt, that is correct. Bernt: That's correct? Other than that it looks like we are good to go. So, with that change I would like to make a motion to adopt the agenda as amended. Hoaglun: Second. Simison: I have a motion to adopt the agenda as amended, moving to Item 8-A to February 25th, 2020. Is there any discussion on the motion? If not, all those in favor signify by saying aye. Opposed nay. The ayes have it. MOTION CARRIED: FIVE AYES. ONE ABSENT. Item 5: Announcements Simison: Item 5 is announcements. Just --just two quick items to make sure that these are on all Council's agenda and the community. We have the Meridian Police Department award ceremony on February 12th at West Ada School District and, then, we have a joint meeting with West Ada School District -- sorry, I thought it was this -- next day on the 13th at 5.00 p.m., which will be held here at City Council. Just to make sure everyone was aware of those items. Item 6: Future Meeting Topics - Public Forum (Up to 30 Minutes Maximum) Meridian City Council Meeting Agenda February 18,2020— Page 33 of 270 Meridian City Council 2018 Page 3 of Simison: Item No. 6, future meetings topics. Johnson: Mr. Mayor, there was nobody signed into this. Item 7: Community Items/Presentations A. Mayor's Youth Advisory Council Update Simison: Okay. Then Item 7-A is the Mayor's Youth Advisory Council now and I see them back there, so, Abbey, if you want to come forward. If you could, please, state your name and address for the record. At least your name and the organization you are with. Hutchins: Hi. My name is Abby Hutchins and I'm vice-chair of the Mayor's Youth Advisory Council. Gonzales: And my name is Sara Gonzales. Hutchins: And this is going to be our month recap. Okay. So, it just got announced that we have a new advisor taking -- in place of Jodi St. Martin. His name is Tim Hendrickson and this change is going to happen within the next few months. They are going to be going over roles and -- and then -- so, our next thing that we are going to be doing -- our Valentine's Day cards. We are doing this for Renaissance High School. We are also doing it in the other high schools, but we are going to make sure that everyone in Renaissance has a Valentine's Day card, because Logan Denen actually started this two years ago. He made sure that every single person got a Valentine's Day card and every single person made sure that they knew they were important. We have been implementing this throughout other schools as well. Gonzales: So, Youth Lobby Day. Yeah. Last Wednesday and it was a lot of fun and that's where a bunch of the Mayor's Youth Advisory Council go to the Capitol and talk to some representatives and senators about -- Simison- Can you pull the mic down? Gonzales: Sorry. About safe routes to school and the new tobacco law. And, then, the Pointe of Hope planning meeting is going to be May 2nd on a Saturday from 9:45 a.m. to 1.30 p.m. and it's a run that -- was it Logan? Yeah. Logan -- no. Colin? Hutchins: Colin started. Gonzales: Yeah. Colin started this in honor of his sister and it's just a mental health awareness run. Hutchins: Yeah. So, we started this run as a suicide prevention run and then -- so, this flyer is actually from last year. We don't have a current flyer at the moment. So, that's not all of the information that's going to be provided and I can provide that at the next Meridian City Council Meeting Agenda February 18,2020— Page 34 of 270 Meridian City Council 2018 Page 4 of meeting, we just don't have everything planned yet. So, I got the day as May 2nd and I will be providing additional information in each update. And, then, our last thing that we are doing in the next month is a Roaring '20s murder mystery party. In the past we -- we have done an anti-Valentine's Day party for people. This is going to be on February 28th. So, what we are doing is we are just getting together and it's kind of one of our bonding events. So, we are going to be doing games and just getting to know each other better, trying to start wrapping the year up and all that. Are there any questions? Simison: No. Hutchins: Okay. Thank you. Item 8: Action Items A. Public Hearing for Sky Mesa Highlands (H-2019-0123) by HHS Construction, LLC, Located at the NW Corner of S. Eagle Rd. and E. Lake Hazel Rd. 1. Request: Annexation of 31.96 acres of land with an R-4 zoning district; and 2. Request: Preliminary plat consisting of 75 building lots, 11 common lots and 2 other lots on 30.6 acres of land in the proposed R-4 zoning district. Simison: Thank you very much. Item 8-A was moved and so Item 8-B, public hearing for Hensley Station, H-2019-0120. Bernt: Mr. Mayor? Simison: Councilman Bernt. Bernt: I believe we still have to open the public hearing and maybe continue it to a different day. Simison: Is that accurate, Legal? Okay. All right. Then Item 8-A, public hearing for Sky Mesa Highlands, H-2019-0123, open this public hearing. Allen: Thank you, Mr. Mayor, Members of the Council. The first application before you tonight is a request for annexation and zoning and a preliminary plat. Oh, I am so sorry. I thought you already did that. Simison: So, do I have a -- do I have a motion for Item 8-A? Do we need to do -- take any further -- Meridian City Council Meeting Agenda February 18,2020— Page 35 of 270 Meridian City Council 2018 Page 5 of Nary: Mr. Mayor, Members of Council, you need to make a motion to move it to a future day, to a date specific. February 25th. Bernt: Mr. Mayor? Simison: Councilman Bernt. Bernt: I move that we continue this Item, H-2019-0123 to February 25th, 2020. Perreault: Second. Simison: I have a motion and a second to continue Item 8-A to February 25th, 2020. Is there any discussion on the motion? Bernt: Mr. Mayor? Simison: Councilman Bernt. Bernt: Is there a description of why this is being continued to February 25th? Maybe if there is anyone from the audience that would like to know. We certainly don't want to waste anyone's time. Sorry. Allen: Mr. Mayor, Members of the Council, I can respond to that if you would like. The ACHD report was issued late on Friday and the applicant would like additional time to respond and revise any plans necessary to comply with their conditions and to give the Council adequate time as well to review the report. Bernt: Awesome. Simison: All right. Hearing nothing else, roll call -- Nary: Voice vote. Simison: Voice. All those in favor of the motion signify by saying aye. Opposed nay. The ayes have it. MOTION CARRIED: FIVE AYES. ONE ABSENT. B. Public Hearing for Hensley Station (H-2019-0120) by Northern Land Development, LLC, Located at 462 N. Black Cat Rd. 1. Request: Annexation of 7.17 acres of land with an R-15 zoning district; and Meridian City Council Meeting Agenda February 18,2020— Page 36 of 270 Meridian City Council 2018 Page 6 of 2. Request: Preliminary plat consisting of 65 building lots and 6 common lots on 6 acres of land in the R-15 zoning district. Simison: Okay. Item 8-B, public hearing for Hensley Station, H-2019-0120. Open this public hearing with staff comments. Allen: Mr. Mayor, Members of the Council, the request for annexation and zoning and preliminary plat is before you. This site consists of six acres of land. It's zoned to RUT in Ada county and is located at 462 North Black Cat Road. The Comprehensive Plan future land use map designation is medium high density residential, which calls for eight to 15 units per acre and this proposed project was reviewed under the previous Comprehensive Plan as it was submitted under-- under that plan. Request for annexation and zoning of 7.17 acres of land with an R-15 zoning district for the development of 65 residential units at a gross density of 10.83 units per acre consistent with the medium high density residential future land use map designation. A preliminary plat is proposed as shown consisting of 65 building lots and six common lots on six acres of land for the development of single family attached and townhome dwellings. The plat is proposed to develop in one or two phases. The applicant is unsure at this time if it will be phased. Access is proposed via West Aviator Street, a collector street along the southern boundary of the site and emergency access only is proposed via Black Cat Road, an arterial street, and that is up here near the northwest corner of the site. Private streets are proposed for internal access. Off-street parking is proposed in accord with UDC standards. An additional ten spaces are proposed for guest parking along the southern end of the MEW and that is -- if you can see my pointer right here. A 25 foot wide landscape street buffer is required along Black Cat Road and a 20 foot wide buffer is required along Aviator Street as proposed. The director approved a request for alternative compliance to allow the street buffer along Aviator to be located in adjacent building lots, rather than in a common lot as typically required, which will allow the townhomes to be placed closer to the street to enhance the streetscape consistent with the new urbanism design and the design standards in the Ten Mile plan. A minimum of ten percent qualified open space and one site amenity is required to be provided within the development. A total of .71 of an acre or 12 percent is proposed consisting of half the street buffer along Black Cat, the 35 foot wide common MEW and the common area at the northeast corner of the site. Amenities are proposed to consist of a firepit with two benches, a 15 foot by 15 foot shade structure with picnic tables and a bocce ball court. A variety of structure configurations are proposed consisting of three single family attached structures, nine four-plex structures in two different configurations. One rear-loaded five-flex structure and three rear-loaded six-plex structures containing a total of 18 units. Overall, though, there are 65 units. Building materials consist of a variety of horizontal and vertical siding and stucco with stone veneer accents. Color schemes are the same on each of the buildings throughout. Revised elevations were submitted for the units facing Aviator Street to have front porches along at least 30 percent of the front facade in accord with the Ten Mile plan design guidelines and those are the units right here that I was just referencing. All structures, single family attached and townhome dwellings proposed in this development are subject to the design standards in the Ten Mile interchange plan and the standards listed in the architectural standards manual. I will just go over the Meridian City Council Meeting Agenda February 18,2020— Page 37 of 270 Meridian City Council 2018 Page 7 of summary of the Commission hearing. Kent Brown, the applicant's representative, testified in favor. David Peterson and Jason Hibbard testified in opposition. Written testimony was received from Kent Brown, the applicant's representative, and he is in agreement with the staff report. Key issues of discussion are as follows: There was public testimony against the proposed townhomes and private streets due to concerns children will be playing in the streets and cars won't fit in the driveways and garages and concern pertaining to increased traffic congestion in this area. Key issues of discussion by the Commission are as follows: Concern pertaining to noise impacts to residential development from trains on the adjacent railroad tracks and the need for a buffer in this area. Desire for children's play equipment to be provided as an amenity for the development. The need for pedestrian improvements within the railroad right of way along Black Cat Road and concern that there is enough guest parking provided. The Commission made the following change to the staff recommendation. They recommended the applicant work with staff to provide an amenity more conducive to children and outstanding issue for Council in response to the Commission's recommendation for a site amenity more conducive to children, the applicant proposes a bocce ball court, so that is for review by Council tonight. And there has been no written testimony submitted since the Commission hearing. Staff will stand for any questions. The applicant is here tonight to also testify. Simison: Thank you, Sonya. Any questions for staff at this point in time? Borton: Mr. Mayor? Simison: Councilman Borton. Borton: Real quick. Sonya, can you point out the Purdam Gulf drain that is proposed to remain open? Allen: Yes. It's right here on the northeast corner. Borton: Okay. Thanks. Simison: Any further questions? Okay. If not, will the applicant like to make his comments? Brown: For the record Kent Brown. 3161 East Springwood, Meridian, Idaho. To begin with, we saw the product that we haven't seen much of in Meridian and particularly in this portion that is in the Ten Mile plan. You have multi-family, you have single family to the north on the other side of the railroad tracks and you have single family that is on the south side of Franklin Road and if you go back to the Comprehensive Plan map, Sonya, for me I would really appreciate that. You -- you see our location and you have to the west of us that blue area is low density employment. The -- the next one is mixed use employment. And, then, the next one is general industrial. You have high density that is closer to the Ten Mile area and, then, you have this mixed use employment that -- that surrounds us and we were looking for a product type that people could purchase that Meridian City Council Meeting Agenda February 18,2020— Page 38 of 270 Meridian City Council 2018 Page 8 of would meet a different price point and still do quality type of work, but provide for those people that quite can't get into a larger single family home or they are making that choice because they don't have a need for that and would choose to own versus rent. I have had both of my children, my sons at least that have lived in similar type of developments and have -- they have been rentals and yet they are making good salary. They got great benefits with the company that they are with, but it's the price that they have to pay to -- to get in there. If you look at the layout on the site -- site plan, we have a number of different attached housing units. If you look at the very top of the screen you have a four- plex, a duplex and, then, a four-plex. Those are front -- front entry product. They have like a traditional neighborhood. They have the -- their private space that is in -- in the back of those units where their patios and so forth are just like in a regular single family development. The units that back up to Ten Mile -- or to Black Cat, they are also those same types of units and the ones on the east side are, too. They -- the ones on the east backup to the charter school's park space or a future sports field. The units in the center are loaded from the rear and, then, they have the MEW space that's in the middle. It's kind of interesting, my -- my youngest son, they lived in a -- one similar to this where the MEW was in the front and because their family was very young, the kids were happy to play in between the sidewalks that were right in front of the unit. This particular location had lots of playground equipment, but this met the need for while they were there. When -- when they needed more, then, they moved to a different type of place where they had more bedrooms and so forth. This we believe is why we proposed the amenities that we did. We proposed something that we thought that the target market that we are seeing would be interested in, as Millennials, and, then, also people downsizing. We don't anticipate, but we are not saying that single, you know, families wouldn't live there and that's why I guess we have been adamant that trying to stick with an amenity -- if you have an amenity that people care about it gets taken care of. I have been doing this for quite some time and sometimes you put in an amenity and it doesn't get used and -- and very few people want it. We believe the demographic supports what we are proposing and that's why we have had what we have done. Could you go to the elevation, Sonya, for me. We believe that we have proposed a really nice looking unit. If you look at the -- up here at the very top one you can see that the doors are on the -- on the side versus being right up in front. That same thing takes place on -- on these other units. Type two over here the door is on the side. Their garages are there on that street side. We believe that that just creates a nice character for these buildings. This Aviator Street, there is certain times that the school is going to be really busy. My kids went to Mountain View, you go -- at other times when you are -- when school is out it is really, really quiet there and that's what we believe and why we face these type of units versus turning them around and having the backyards there. And so we believe that it also is pretty to look at, but also a nice place for them to sit on the south side of that project. That's all that I have, unless you have some questions for me. I will stand for any questions. Simison: Any questions? Council Woman Perreault. Perreault: What's the length of the -- can you hear me okay? What is the length of the driveway for the alley loads? Will they have any other parking other than what's inside the two car garage? Meridian City Council Meeting Agenda February 18,2020— Page 39 of 270 Meridian City Council 2018 Page 9 of Brown: So, townhouses require that you have four parking spaces, two inside and two out. So, these are 20 foot pads that allow for that parking. Perreault: Okay. And what's the distance between the most eastern boundary of the project and the Compass building -- the Compass school, approximately? Brown: Oh -- I'm not very good at that. The closest two, three hundred feet, possibly. Perreault: Okay. Thank you. Simison: Council Woman Strader. Strader: Mr. Mayor. Thank you. I was hoping you could expand a little bit on the price point you are expecting to market that. I know that's a challenge to do in a public hearing, but maybe give us a range to speak to how you feel you are addressing the need for more reasonably priced housing in this area. Brown: Well, the -- the main things that end up taking place is that when you have the attached all of a sudden now you have less property that you are selling versus what you have to purchase those things for. So, the price is less, but my client said that he is willing to speak to that if-- is there any other questions that -- Strader: Yeah. I mean given the location right next to a charter school sounds like you could just expand upon, you know, the -- the -- why you feel there wouldn't be a lot of school children here necessitating a play structure amenity and are you marketing this toward a different group of people? Just give us a flavor for that and also I would like you to expand upon any kind of safety concerns, either about this canal --the canal right here and possibly a train line. Brown: The other side of the -- the north side of the railroad tracks -- how is that -- has a proposed regional pathway that goes along there. There isn't one proposed on the south and it's the same tracks that we are adjacent to. I grew up on the Vista bench next -- fairly close to the railroad tracks. I had neighbors that backed up to it. it's not any different than the housing that is there, so -- Strader: Mr. Mayor, if I could follow up. Simison: Council Woman Strader. Strader: Thank you. My apologies. Not to put too fine of a point on it, but what I'm concerned about is proximity to the railroad tracks and if there is a fence next to the railroad tracks proposed and if you have a fence next to this canal, because I'm just practically speaking, right, and I'm just being really up front with you, but I'm thinking, okay, you're putting this development right next to a school and I'm having a hard time believing there are not going to be children located here in this development, so I would just like you to address the thought process for the safety. Meridian City Council Meeting Agenda February 18,2020— Page 40 of 270 Meridian City Council 2018 Page 10 of Brown: So, there is -- there is fences all the way around the entire development, except for those units that face onto Aviator. So, there is no fence from them and as that -- the depiction was, the rest -- the landscape berm against Black Cat has a fence with the landscape berm, traditional what you see throughout the community. Then there is a fence along the northerly boundary and there is a fence between us and the sports field that is to the east of our site. So, that's taking place. The -- it's not necessarily a canal, it's a drain, so it -- it's -- we are leaving it open. It's fenced. We are fencing it, so it's fenced also. Strader: Thank you. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Mr. Mayor. Mr. Brown, Council Woman Strader's questioning is -- I went to the notes from the Planning and Zoning Commission meeting and talked about amenities for children and, then, I noticed a bocce ball court. Now, my kids are grown up and my grandkids are really little. Is bocce ball a thing for kids now? I have no idea. Why not a swing set? Brown: Well -- and we talked about that -- and my client can also speak to that. The interesting thing is is you struggle with this kind of development as to what is the most meaningful amenity. The existing home was located in this location, so there is some really nice mature trees and we believe that that is much better for a gathering space than the other and we -- after hearing Planning and Zoning we did add the bocce ball court and that was that we would give each person that purchased in there their own set of bocce balls and I know that we -- we spoke to Steve Siddoway that there -- there is some in the city parks -- or Kleiner Park at least and some discussion about the others. I have never played bocce ball and I don't -- it is the struggle of putting in an amenity -- as I tried to explain -- that really gets used. When it gets used it -- it gets taken care of and as I look at my younger son when he moved into this community -- and I mean they had a park facility just like what the city would have and they didn't take their kids there very often and the reason being was they were smaller and we anticipate that maybe a young family might live here, but these are two bedroom units, they get to that point they might start looking for some other place to purchase and maybe this helps them move to that traditional family home versus something else, so -- Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Mr. Brown. And I appreciate you are trying to figure out what the market will end up being, you know, younger adults, older adults and very young children, so it was just interesting to see that. Meridian City Council Meeting Agenda February 18,2020— Page 41 of 270 Meridian City Council 2018 Page 11 of Brown: And I mean we are definitely here to be approved and we -- we -- we want to provide an amenity that's meaningful. I guess that's why we haven't thrown in the -- Hoaglun: Mr. Mayor and Mr. Brown -- Simison: Councilman Hoaglun. Hoaglun: And this might be a question for Mr. Lucas of ACHD, but one of the things I noticed, too -- and when I -- I work in east Nampa now and sometimes when I take the back way home I come down Black Cat and I was surprised when Compass went in that there was no turn lane for that school --for Aviator. I -- I was just shocked why -- knowing the peak periods where kids are coming and going or families are coming going, what -- do you know what the future of that holds for -- Brown: So, this is -- this is on their capital plan to do improvements, so it's to take place. It's -- whether it's one or, you know, two or three years, but that's -- that's all that we know. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: I will probably ask Mr. Lucas to weigh in on that, so -- Brown: Okay. Hoaglun: -- appreciate that. Thank you. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: So, I actually can see this property from my backyard. My backyard does bump up to that track and I can give specifics on exactly when the trains come and go. I'm not concerned about that. The trains come once in the morning, once in the afternoon, they go twice a day, one way east, one way west. It's like 30 seconds. However, being a real estate broker I would agree with my fellow Council Members that likely we are -- we are not going to -- we are going to experience young families moving into that kind of location and so in the -- in the history of my fellow Council Member Genesis Milam and all that she's done with tot lots, I would like to encourage you to consider putting something in there that's --that's more geared towards children and not even just because it's next to Compass, but because I think that that is the kind of buyer that's going to come into that location that, you know, wants to own their own property, but just not at an income level that they are going to be able to do it and that's likely going to be a first time homebuyer or a young family. So, if I may encourage you to consider that -- your client to consider that. The other thing I would like to mention is about the safety. So, I drive by this multiple times a day and when Compass went in I was on Planning and Zoning Meridian City Council Meeting Agenda February 18,2020— Page 42 of 270 Meridian City Council 2018 Page 12 of and -- and asked them several times about whether there would be students that would be walking up and down Black Cat or whether there was -- you know, why is there not sidewalks, why is there not a crosswalk, why is there -- I really wanted all of that to be required. I really wanted that turn lane as well, which I understand is going to be somewhere between '21 and '25. But I had a lot of concerns when Compass went in and so this makes me even more concerned that we are going to have people there -- there are people that walk down along the tracks fairly frequently, not anything that's concerning, I don't have any safety issues where I live, but I think the more people you add into that the more dense you may get, the more those -- those issues can become prevalent. So, I just -- you know, being -- I don't -- I don't -- love resident -- residents of any sort, whether it's townhomes or multi-family, single family being that close to a school. However, I would like to say that I think this project itself is designed well. I think the buildings look great. I love the design of how they are done. I think they are interesting. The colors are great. So, let me applaud you on how those were -- were designed. But all that to say I wouldn't mind hearing your thoughts some more on if there has been some conversations with neighbors or more conversations with -- with Commission maybe on the safety in that area. I did get to read the Commission minutes, but I didn't feel like they got into that too much. Brown: So, as part of our requirements from reading the report, you see that we are required to do sidewalk in front of our project. We are finishing out Aviator that is a collector on our side and, then, we put in sidewalk and those arterial improvements are done by ITD or ACHD and that's -- you know, the biggest part of that is the railroad crossing and how you put those types of improvements. So, that's when those type of things are there. There were a few people that testified at that first hearing and it was interesting that they had students that went to that school and I suggested that they personally -- you know, it used to be Terry Little that you would talk to, go talk to them, because they are there to help fix your problems and if that's an issue, then, they can study it and they can make that happen. As a part of this project we are giving them the right of way section that they are asking for, so that they would have the room to do that improvement where previously they would have had to purchase that. So, that helps along those lines when development does take place and more impact fee money to help do their capital improvement projects. We will let the client speak. Simison: Are there any further questions? Thank you. Merkle: My name is Jim Merkle, Northern Land Development, the applicant. My address is 2150 North Canter Place in Eagle. A couple thoughts. The market we are trying to hit, we dug up some information about the median home price of new construction in this part of Meridian. So, in 2019 it was roughly 340,000. It was in the mid threes -- 360 1 think for the year maybe it was. In the fourth quarter it was -- it creeped up to like 368. Our goal on this project is to be about 20 percent under the median, so 252 to 280. We are trying to bring something to the market that, you know, like Kent said, maybe a single mom, maybe a Millennial couple with no kids, maybe empty nesters that downsize prior to going into a retirement place. Some -- try to provide workforce housing. Somebody can come in and buy, get some equity before they are ready to go on and -- and have a Meridian City Council Meeting Agenda February 18,2020— Page 43 of 270 Meridian City Council 2018 Page 13 of typical suburban 8,000 square foot lot, five bedroom home somewhere in the vicinity. It's kind of hard to -- for Millennials, 20 year old, even in the 30s to get started when home prices are raising up to almost 400,000 bucks. You got to save a lot of money. So, we are trying to bring something to fit the market on that issue. Regarding the sidewalk issue, like Kent said, we are putting our frontage along Black Cat and along Aviator. Giving up the right of way. There was some talk about the concern of the existing situation on Black Cat with people walking down it. That's going to be solved when ACHD does their five lane -- like -- like Council Woman Perreault said, '21 to '25 is the plan and I will bet the year or so that they are constructing it there won't be anybody walking down it. So, you can imagine when the arterial roads are under construction with ACHD going from two to five lanes, nobody's walking down that during that period. I mean they will -- they will provide those sidewalks from Cherry Lane to Franklin during that time. I think that was everything I wrote down. Simison: Any further question? Merkle: Any questions? Bernt: Mr. Mayor? Simison: Councilman Bernt. Bernt: Jim, how are you? Merkle: I'm doing well. Bernt: Thanks for being here. I got a quick question for you in regard to this application and if it's going to be investor owned where the entire subdivision is being bought by a company that deals with renters -- rentals specifically. Merkle: No. This is a townhomes project for sale. Bernt: Thank you. Borton: Mr. Mayor? Simison: Councilman Borton. Borton: Thank you. A comment on the Purdam Drain in the northeast corner. Is the width of that easement such that the fence is only on one side of it on your property? Merkle: Correct. Borton: Okay. So, there is not an out parcel -- Merkle: No. Meridian City Council Meeting Agenda February 18,2020— Page 44 of 270 Meridian City Council 2018 Page 14 of Borton: -- remain -- okay. Merkle: No. You -- are you looking -- are you looking at the same thing I'm looking at? So, the northeast corner you can see kind of a line diagonal across there. That's the edge of the easement. Borton: Okay. So, Mr. Mayor? Simison: Councilman Borton. Borton: So, that's the fence that was referenced earlier would be continuous along the northern perimeter, jog diagonal and, then, go -- Merkle: Correct. Borton: Okay. That's helpful. Mr. Mayor? Simison: Councilman Borton. Borton: Follow up on that. There is reference on Aviator, which, as a collector, instead of having that in an HOA common lot, that it would be in an easement. Is that an easement in the benefit of an HOA who is going to -- Merkle: Correct. And that's only west of our access where the lots front Aviator. You can see to the east of our access that would be the typical 20 foot lot, like in a normal subdivision. West is the lots front Aviator and that easement would be so it's commonly maintained. Borton: Okay. And that was the next -- Merkle: The individual units don't maintain. It's commonly maintained throughout the subdivision. Borton: Mr. Mayor? Simison: Councilman Borton. Borton: Just a follow up. That's relatively unusual, which I thought was interesting. I mean it was very creative and I get the new urbanism component to it and how it promotes it, but is it literally the entire front yard, which I guess might make sense is the easement or is there -- Merkle: Correct. Correct. Borton: Okay. There is no portion where the townhome owner would be maintaining his front yard. Meridian City Council Meeting Agenda February 18,2020— Page 45 of 270 Meridian City Council 2018 Page 15 of Merkle: On those that's correct. Borton: Okay. Mr. Mayor, the last thing -- Simison: Councilman Borton. Borton: It's also somewhat unusual to have that proximity to a collector street. Is there -- was there discussion either at ACHD or Planning and Zoning that just expressed any concern about what that collector is going to be at full build out of this area and having 11 units facing Aviator Road? Merkle: Yeah. It -- it is a little bit more common than you are leading to believe. There is areas around this valley and other -- other metropolitan areas where collectors are fronted by townhomes. Not on -- not the whole collector, but certain segments of the collector and it's not that unusual. From a -- from a streetscape it's great. Instead of seeing another berm and a fence, I mean you're going to see some, you know, architectural --the fronts of the townhomes. So, we feel it creates a good entrance where people coming into the development they are going to turn off Black Cat on the south side they will see the school and the north they will see some frontage of units when they pull in. It's just kind of an idea we thought of that would be nice for the community. Borton: Thanks. Merkle: You're welcome. Bernt: Mr. Mayor? Simison: Councilman Bernt. Bernt: Just reviewing my notes, Jim. I would also be in favor of an amenity that's more children focused instead of the bocce ball. I know you're -- Merkle: Loud and clear. We heard it. In fact, we have got a -- I think Kent has a sample as a backup amenity instead of the ball -- the bocce ball -- was for the children. Everywhere I see bocce ball courts they are -- they are used, so -- I'm an old shuffleboard player. Bernt: Really. Curling. Simison: Are there any further questions? All right. Thank you. Merkle: Thanks. Simison: Before we get into -- in the public testimony I would like -- Justin, if you wouldn't mind coming up, because I think that the issues you may be able to help address is where Meridian City Council Meeting Agenda February 18,2020— Page 46 of 270 Meridian City Council 2018 Page 16 of a lot of the conversation is going to be going, so -- state your name and address for the record, please. Lucas: Good evening, Mr. Mayor, Members of the Council. My name is Justin Lucas. I'm here representing the Ada County Highway District. My business address is 3775 Adam Street in Garden City, Idaho, and I'm glad to answer any questions you might have. I think I heard a couple, but I will allow you to guide me. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Yeah, I will kick things off. Thank you, Justin, for being here and -- and my question is -- when I was -- before I even was aware that this development was coming was the fact that there is a school and there was no turn lane for that -- for people to pull off and allow traffic and especially with the railroad tracks there, what -- what was the -- what was the thinking when -- how did that transpire? Your thoughts on that. Lucas: Mr. Mayor, Councilman Hoaglun, if you look at the configuration of Compass Public Charter School, that lot that they are built on doesn't actually have an extreme amount of frontage on Black Cat Road and I don't know if there is a parcel map available that we can look at. There is one on the front page of the ACHD staff report. Obviously, what we are talking about is not a part of this application, the charter school was a previous application from the -- from Compass Public Charter School to City of Meridian. That's has already been acted on. And I don't know if you can see it here on the aerial, but there is several single family lots or maybe there is small businesses, I don't know, especially to the south that front Black Cat Road and when we add in a turn lane, usually we are able to do that through development when the developer has control over the frontage of the -- of the property facing the roadway, because when we add in those lanes, oftentimes we need space to do that and in this specific situation -- here we go. You can see Aviator -- I don't know if I can run the mouse here. Aviator comes in -- I think it's -- so, the -- the parcel in question tonight is right here. Aviator comes in about right here. believe. And you can correct me if I'm wrong. And, then, there is still several homes here that have access points onto Black Cat Road and the question is could we get a significant turn lane and everything in in the right of way that we have and what I'm -- what I'm guessing is is we probably were not able to when public -- when the charter school went in without having -- if we don't have the right of way and the -- and the applicant has no ability to get that right of way, then, ACHD is not able to put in -- to require an applicant to put in a turn lane. Now to the north I don't know exactly how that would work. I'm -- I'm pointing us to the south. But, typically, if we are going to have a turn lane, we would want access to that turn lane from the north and from the south for it to be fully functional. If you have it just going one way you lose a lot of the -- the function of the turn lane. So, don't know if that exactly answers your question and, as I say, we are talking about a previous application that has already been acted upon, but I did my best there to try and answer it. Meridian City Council Meeting Agenda February 18,2020— Page 47 of 270 Meridian City Council 2018 Page 17 of Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Mr. Lucas, no, I figured, you know, right away probably figured into that and it looks like to me as I drive that that homeowners -- there are things happening, like they know that things are going to be expanding in the future. Can you give us any little -- little more tighter timeline than 2025? Lukas: Yeah. You know, our capital development plans are very dependent on funding. We are focusing a lot of our efforts as you can see on different parts of Meridian as we speak. Ten Mile Road is under active construction. There is a lot of work being done in other parts of Meridian. We are shifting some of our focus to South Meridian, Locust Grove Road, South Eagle Road, et cetera. So, I can't give you an exact timeline on Black Cat. It is certainly in our plans to widen it. It is not -- it's not -- it's not being designed right now, so it's certainly not within a three year window. It would have to move into our plans to -- to bump that up. Fortunately, you as a City Council have an opportunity to weigh in on the timing of improvements through our annual request process and if you believe Black Cat should be moved up and should be emphasized due to some of these issues, you have that opportunity to voice that to the ACHD commission. Simison: And just if I could piggyback on that, because since the railroad crossing came up, traditionally I know the railroad has a significant impact in terms of the timing of when these projects are being completed, because they typically construct their own railroad crossings if I'm not mistaken. Lucas: Mr. Mayor, you are correct. We have to work very carefully with the railroad on -- on any modifications to the crossings that are there. The -- the one crossing we are improving this year is the crossing there at Linder Road. Actually, just a couple -- well, I guess a mile over here. No. It goes Black Cat, Ten Mile and then -- I live in Meridian. I should know this, but -- so, a couple miles to the west and we actually got federal funding for that crossing. It's -- it's a relatively complex process to get those crossings fully improved and they are not cheap. The railroad constructs them, but we have to pay the railroad to do those -- to do those improvements and this is a very similar situation going onto the pedestrian connectivity, which I believe was another question. Those railroad crossings represent a significant barrier to pedestrians. I'm -- there is no doubt about that and solving that is difficult. Fortunately that's one of the reasons we are doing the one on Linder Road, because there is a high school right there just to the north on Linder Road and we struggled with that for many years and finally we were able to get the money through the state of Idaho to do that crossing and complete that -- that connection and I could see a similar situation here. I wish we could say we will be able to go out and do it next year, but it's not very likely just because the complexities of working with the railroad. Strader: Mr. Mayor? Simison: Council Woman Strader. Meridian City Council Meeting Agenda February 18,2020— Page 48 of 270 Meridian City Council 2018 Page 18 of Strader: Just a couple of comments. I attended the Transportation Commission last evening and -- substituting for one of my fellow Council Members who was watching remotely and I do know that they are working on a recommendation in terms of prioritization for ACHD. However, I don't recall this particular project being within the top 15. So, we will need to take a look at that. I was curious if you can provide some feedback on this particular development. Clearly they are granting an easement to widen the road eventually. What does that look like? I mean how close does that put those homes that are facing Black Cat and Aviator? Lucas: So, I don't want to get into the City of Meridian's policies. What ACHD does is acquire right of way dedication. It's typically 48 feet from the center line of the current roadway. We end up with 96 feet total of right of way. Then the city does have requirements related to street buffering and things like that that fall outside of ACHD's right of way. So, you typically have an additional 20 feet of landscaping or whatever it is that the city is requiring. So, it's outside of our right of way. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Thank you. That's very helpful. I'm hoping that staff could, then, comment upon our own requirements for buffering and whether our -- a widened road in the future from ACHD, plus our requirements is going to make sense and give us enough of a buffer between the townhomes and -- and the street. Simison: Sonya, can you answer that question? Allen: Sorry about that. Mr. Mayor, Council Woman Strader, we would need to allow for that future right of way dedication at this time and have the buffer provided outside of that area in order for there to be adequate buffer once that's dedicated. Strader: Mr. Mayor, follow up. Simison: Council Woman Strader. Strader: Sonya, in your opinion, looking at this project, do you believe that there would be adequate space for this? The reason I'm asking is that, oddly enough, in the Transportation Commission there was a particular piece of roadway that came up as a discussion where there were a bunch of townhomes and other homes far too close to the road that, then, is going to need to be widened and it was creating kind of a nightmare with the neighbors. So, that's the reason I'm asking. Allen: Yeah. I believe it's a definite concern. I don't know what the actual number of feet is that -- the additional right of way that would be dedicated and how that would impact the site. Meridian City Council Meeting Agenda February 18,2020— Page 49 of 270 Meridian City Council 2018 Page 19 of Lucas: Mr. Mayor, the -- yeah. The applicant can likely answer this question, but just looking at the site plan all the measurements are taken from the future right of way line. So, the applicant's assuming that they are going to dedicate this space and all of their measurements related to buffer and everything else are measured from what would be the future right of way line, not the current right of way line, which is typical among development. ACHD prefers that, too. We don't want to be buying private property in the future, we preserve the right of way through the development process. So, in the future we do not have to purchase right of way. Now, that being said, are there projects -- development projects that happened, you know, in the '90s that--that we did not preserve the right of way we --we needed and here we are in 2020 certainly there are and certainly we do buy that land. But in this case we have gotten a lot better about that and it's very rare when we have new developments coming in -- let's say in the last 15, 20 years, where we are having to go back and buy property. Strader: Mr. Mayor? Simison: And if -- well, if I could just add, you know, I'm new to this process up here, but you should never see an application before you to this point that doesn't have already the prescribed right of way that's required or the anticipated current road configuration, but it does not mean in the future if that road needs to be widened that there will be adequate space. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Thank you. That's very helpful. I'm new, so I'm still learning the particulars. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I don't have a question. I just want to say thank you very much for being here. So, coming from the Planning and Zoning Commission we didn't have ACHD representatives that we were able to ask questions, so it's very helpful. So, thank you very much for your time outside of business hours to be here and answer our questions. Lucas: Mr. Mayor, Council, glad to be here. That's -- that's why I come. Just for staffing reasons, we are not able to provide staff at all land use hearings, but we do our best and my staff specifically tries to come to every single City Council meeting when there is an application that there may be ACHD related questions and, hopefully, you don't have any when I'm not here. Hopefully, if I'm not here, though, they are really hard and you just have to figure it out yourself. Simison: Okay. Thank you, Justin. Appreciate it very much. All right. This is a public hearing. Clerk, if we had anybody sign up. Meridian City Council Meeting Agenda February 18,2020— Page 50 of 270 Meridian City Council 2018 Page 20 of Johnson: Mr. Mayor, there were no advanced sign-ups. Simison: Okay. This is a public hearing. If there is anyone here who would like to testify, please, come forward at this time and say your name and address for the record. Well, in that case I will see if the applicant, then, would like to have any final comments. Brown: Again for the record Kent Brown. 3161 East Springwood. Sonya, could you go back to -- like the aerial or the comp plan map? I want to speak -- Commissioner Borton asked about the collector. Allen: Are you driving or am I? Brown: I will let you drive. My wife has to drive, too, so I'm used to it. Let's -- let's pan to the left if we could a little bit. So, our property is -- is located right here and that collector -- the school owns all of this property, including the -- the sports field that's -- that's here. That collector basically comes this direction. There is a short distance that that can really go, because the Ten Mile church is in. There is apartments in. Then in Entrata Farms has been approved there. So, it's not like a normal collector that is going a long distance and so that was another reason that we thought that this was a good opportunity to do what we did, is that versus having a street that's going to have traffic on it all the time with lots of people traveling, basically what that road is going to have to do is it comes in off Black Cat and it's going to have to go down to Franklin. In fact, there is a public road connection that goes through Entrata that kind of follows along the Purdam Drain on the north side. That's a ways off. So, it would have to meander through this way to get to there. This is kind of how that would have to go. Most likely traffic is going to go south to get onto Franklin and get to the Ten Mile interchange. We -- we did provide that photo with the slides and so forth that if you think there is going to be children there and that's the one that we should do -- we generally get a lot of activity with a picnic cover and -- and that -- then that was why we have our original submittal. If you want to pick one or the other that -- that's fine. As we said, we are here -- we are here to be approved. We think that we have done a good job and provided something that is really needed in Meridian for sale by ownership with a smaller footprint. The only difference that you can really go to is go to condos and I never really liked that condo market, it ends up being kind of difficult. This gives people an opportunity to get into our marketplace that maybe couldn't afford to be into the marketplace and yet it's a prime location close to Franklin Road. It's a short distance -- go on Franklin to go to the facilities that are in Nampa. So, you are realistically halfway either direction. That's why we believe that we would have a bunch of young professionals. My oldest son is 40 and he lives in a similar facility, but he is renting. He likes that he has a garage. He likes that he has those facilities. And so we think that someone would be able to get into that market and that's why we feel really strongly about it. That's all. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Meridian City Council Meeting Agenda February 18,2020— Page 51 of 270 Meridian City Council 2018 Page 21 of Perreault: I know I kind of jumped around in jest about former Council Member Milam's love for tot lots, but I wanted to share some more thoughts on why I suggested it if I may. That area doesn't really have a lot of parks close by, especially not within walking distance. So, I -- I can walk to Fuller Park from where I'm at, but you can't get there from this location and from what I can tell from the comp plan there aren't going to be any -- any parks designated in that -- in that area. In addition, I don't think that Compass has any outdoor facilities that maybe the public would use, like they would at another elementary school in the area where they have had access to it, so if Compass had some open play areas that the public had access to I may be less inclined to suggest putting in some play -- you know, play structures, but because of lack of access really to any other park or play area that's -- that's why I had suggested that. So, just wanted to clarify. Brown: To the -- to the east of us that's at least planned as the current plan is for that to be a sports field. So, kicking a ball around or something like that might take place -- Perreault: Mr. Mayor? Brown: -- but I doubt -- Perreault: I'm sorry. Brown: -- if-- you know that they would put playground equipment or anything like that. Simison: Council Woman Perreault. Perreault: My apologies. I thought you were finished. If I remember correctly from their application, they intend that to be a -- a track with some green space in -- in it. So, yeah, I mean somebody could go run or use it for soccer, but I don't know they are actually going to have any structures that are for smaller children. Brown: Correct. I am not aware of that being on that location. Simison: So, question. Is the collector road, because it is owned by them, are they assuming that they don't want to be connected, that they are fine to be -- or it's just expected because that's what -- that's what the Ten Mile plan requires is a road through this area? I'm just curious. Once -- when you say that they own the property that your collector is going to go through, is that what we want? Need? Brown: It is a part of the Ten Mile plan for this -- of Aviator to be a collector. It -- what's kind of interesting in the '90s all the new developments, you would have mile sections being developed at the same time and -- and they would have a -- what they call the mid mile residential collector and they went in and died and that's kind of what the city's getting out of this, because of already the existing development that's gone in, so it's traveling a short distance, but eventually it's going to have to go down and connect to Franklin and I think that that would be where most of the traffic is going to go is go down to Franklin and travel that direction. But one of the things that's kind of interesting -- I know that a lot of Meridian City Council Meeting Agenda February 18,2020— Page 52 of 270 Meridian City Council 2018 Page 22 of the traffic on Black Cat is currently coming from Pine. Pine goes down there and dead ends. I know that there has been, if you will, a location where the bridge needs to go in and the landowner wasn't willing to sell and he's recently changed -- changed his mind because of land prices and so forth and so with Pine going through that would dramatically change the traffic that's on Black Cat and currently right now they got 5,000 vehicle trips going back to the west that really want to go the other direction than they are -- they are forced to go. So, again, it's -- it's time in how quickly those things happen that they probably will happen at the same time that Black Cat gets done and I know the developers want to go forward and those are future applications that haven't even been submitted to the city yet. So, thank you. Simison: Any further questions? All right. Thank you very much. Allen: Mr. Mayor, if I may clarify. The question you asked earlier, there is 25 feet existing right of way on Black Cat from center line and the applicant is proposing to dedicate 48 feet from center line on this property. So, those -- those road improvements will be accounted for -- planned for. Simison: Thanks, Sonya. Council, what's your pleasure? Councilman Hoaglun. Hoaglun: Mr. Mayor, I move that we close the public hearing on H-2019-0120. Perreault: Second. Simison: I have a motion and a second to close the public hearing. Is there any discussion on the motion? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Maybe a little bit of discussion. I -- I think the distinction for me at least in thinking through this one, we have seen other developments has townhomes. I think the difference here to me is this really seems like a priority area where we are planning to put some density. There has already been some preview of this. It may not meet what I would desire to see from an open space perspective, but this does feel like an area where we are planning for more density and where it's appropriate and for that reason I am supportive of approving it, with the addition of the tot lot. Simison: Is there any further conversation on the motion? If not, all those in favor of the motion signify by saying aye? Opposed nay. The ayes have it. MOTION CARRIED: FIVE AYES. ONE ABSENT. Hoaglun: Mr. Mayor? Meridian City Council Meeting Agenda February 18,2020— Page 53 of 270 Meridian City Council 2018 Page 23 of Simison: Councilman Hoaglun. Hoaglun: I move to -- that we approve H-2019-0120, as presented in the staff report for February 4th and with the condition that instead of a bocce ball court that a play structure suitable for young children be installed as an amenity with the others that are proposed. Perreault: Mr. Mayor, my apologies. I thought when you asked for discussion that you were asking for discussion on the motion to close the public hearing, not on the -- Simison: I was. Perreault: Okay. Simison: So, we have just moved forward to a motion that does not yet have a second. Borton: Second. Allen: Mr. Mayor? Simison: Motion and a -- Allen: Excuse me. Does that motion include a Council waiver for the Purdam Drain? Perreault: Mr. Mayor. Sonya, could you say that again, please. Allen: Does Council's motion on the table here include a waiver for tiling the Purdam Drain -- to allow it to remain open? Hoaglun: Yes. Mr. Mayor. Allen: Thank you. Hoaglun: Council. If I may interject that. I meant to do that, but also tiling of the Purdam -- waiver of the Purdam Drain tiling, so -- Borton: Second agrees. Perreault: Mr. Mayor, sorry. I had more to add before we -- are we going to be able to discuss -- Simison: Yeah. We have a motion and a second and now -- Perreault: Different process from -- Simison: -- have a motion and a second, so now is there discussion on the motion? Meridian City Council Meeting Agenda February 18,2020— Page 54 of 270 Meridian City Council 2018 Page 24 of Perreault: I thought I going to lose my chance there. Simison: Council Woman Perreault. Perreault: Okay. Thank you. So, I wanted to just share my experience with Black Cat Road, if I may, since I am one of those people that comes from Pine and drives onto Black Cat every day. We have seen significant increase in traffic, especially during rush hour because of the congestion now on Ten Mile. So, once the Ten Mile interchange went in and now Black Cat is very congested, people are figuring out that it's much faster to take Black Cat than to get back all the way up to the Chevron on Ten Mile and sit there and wait for the light when they can make a couple of right turns and get onto the Ten Mile interchange. So, in -- it -- that's all happening at the same time that children are coming into the Compass school at 7:30 and 8:00 o'clock in the morning and I had strongly recommended that -- that as Council Member Hoaglun had stated, that there be some safety measures put in when Compass went in and there weren't and Compass promised that there wouldn't be children wandering around in that area and there are children wandering around there all the time. They run out there for track. They have their track uniforms. They are out there for PE. They are walking along near the railroad tracks. They are walking in the gravel areas on either side of Black Cat. And so that was what I feared would happen when Compass went in and I wouldn't say it's all the time every day, but you definitely see it in those peak times that traffic is coming through. So, I do have a lot of concern, because I am -- I, myself, am always very aware of who might be walking around in that area and so while I think that the project is -- is great, the design -- I like the size. I love the fact that there is affordable housing coming in. That's -- that's huge for me to see that in the business that I'm in and also because I just meet people so frequently that aren't able to buy right now and so the project itself I have no concerns, but I'm wondering if there is anything else we can discuss that might alleviate some -- some potential safety issues. There is a part of me that's tempted to vote no, because I would like to wait until Black Cat gets widened before we start adding projects of this density along -- especially on that section where you have got a stoplight and, then, you have a school and, then, you have a railroad track and, then, you have another major road, Pine, which is going to become a thoroughfare coming out and a lot of people turning left and right out of there and, then, you have Cherry Lane and it's a half mile of just constant possibilities for pedestrian concerns. So, that's just my two cents and my daily experience that I have there. So, I don't know. This -- this is a struggle for me. It's not because it's near my house at all, it's just more along the lines of -- I'm not concerned about there being construction. I welcome that there would be construction, that they would bring more units, especially affordable units, especially in that area where we are seeing a lot of apartments go in, that there might be homes that -- that folks can own. Very very much in support of that, but I do have a lot of concerns about individuals turning right and left off of Aviator and not having any kind of, you know, traffic measure, other than a stop sign. So, just throwing that out there for consideration. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Meridian City Council Meeting Agenda February 18,2020— Page 55 of 270 Meridian City Council 2018 Page 25 of Hoaglun: Yeah. And --and Council Woman Perreault, the concerns are certainly justified. You know, as I looked at this same -- same thing. And, in fact, if this was a huge development of single family homes and you have 300 homes back there, I couldn't support anything because of that impact it would have. When I looked at this there are two things that kind of tilted it for me was, number one, it meets -- it meets a price point that -- that is certainly needed in this community. You know, my own kids -- you know. And you have heard me talk about this before -- that last year they finally bought a house, but trying to find a house -- and they got small kids, young professionals, getting started in their career, trying to find that house they can purchase, it was very difficult. And the other--the other is it's -- it's a --what was it, 65 units, and I felt that impact was something that while, yes, there are going to be times there is going to be backups, it's not going to be as significant as it would be with a major development. So, weighing those -- those items, it just seemed like this was --this --this one worked for this location, but as it grows and -- and ACHD is going to have to make sure -- and we can encourage them with our process of saying what we think the priority areas are and so that's --that's --that's where it tilted it for me. If that helps. Perreault: It does. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I -- Councilman Perreault, I definitely can see the concern. I guess what I'm struggling with is I don't see how this applicant can solve for that concern. If you had an idea I'm open to hearing it. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Really my only thought on that, unfortunately, would be to just delay for a little bit until there are some more -- there is some more roadway and sidewalks that can go in there. So, there --there is going to be a sidewalk put in, but it's going to go to nowhere. It's just going to be right there in front of the -- and there isn't any -- all of those homes that sit to the south are in the county still, so there is -- we can't require any of them to have sidewalks all the way down to Franklin and it's going to be a significant amount of time before Franklin connects the site -- you know, that -- there is probably seven private homes in the county that are still there between Franklin and where this property is. So, it's going to be a good long time before there are any safety elements put in for pedestrians. So, I don't -- I wouldn't say I have a solution other than that, you know, it may not be the right timing for this. Trust me I'm torn, because I very much think that the project is great and that I would love to see those additional units brought into Meridian, because I think that they are designed really well, so -- Strader: Mr. Mayor? Meridian City Council Meeting Agenda February 18,2020— Page 56 of 270 Meridian City Council 2018 Page 26 of Simison: Council Woman Strader. Strader: I guess in reflecting on that, you know, part of-- part of where my thought process is -- this is a good project and that we need to think -- as difficult as it is, we do need to have kind of a longer term time frame in mind as we approve things. It seems like a good project. The timing may not be perfect, but I think that the other factors for me outweigh that concern and, ultimately, I wouldn't deny the project over that just because I feel this is a priority growth area, this is a place that we plan for density. If this project were proposed in another location that was not an area that seemed like we were prioritizing density I think I would -- I would feel differently about the concern. That's all. Simison: Is there further discussion on the motion? If not, if the clerk will call the roll. Roll call: Bernt, yea; Borton, yea; Cavener, absent; Hoaglun, yea; Strader, yea; Perreault, nay. Simison: Motion passes. MOTION CARRIED: FOUR AYES. ONE NAY. ONE ABSENT. Item 9: Future Meeting Topics Simison: Is there --thank you for your time and attention to this matter. Item No. 9, future meeting topics. Anything for consideration from Council? If not, do I have any other motions this evening? Bernt: Mr. Mayor? Simison: Councilman Bernt. Bernt: I move that we adjourn the meeting. Hoaglun: Second. Simison: I have a motion and a second to adjourn the meeting. All those in favor signify by saying aye. Opposed nay. The ayes have it. MOTION CARRIED: FIVE AYES. ONE ABSENT. MEETING ADJOURNED AT 7:16 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) MAYOR ROBERT SIMISON DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK Meridian City Council Meeting Agenda February 18,2020— Page 57 of 270 (00� E IDIAN*=� iDaHo CITY COUNCIL REGULAR MEETING AGENDA February 4, 2020 Agenda Item Number : 6 Item Title : Future Meeting Topics - Public Forum ( Up to 30 Minutes Maximum ) Signing up prior to the start of the meeting is required . This time is reserved for the public to address their elected officials regarding matters of general interest or concern of public matters and is not specific to an active land use/ development application . By law , no decisions can be made on topics presented under this public comment section , other than the City Council may request that the topic be added to a future meeting agenda for a more detailed discussion or action . The Mayor may also direct staff to further assist you in resolving the matter following the meeting Meeting Notes : 2/4/2020 City of Meridian-Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 2/4/2020 Hearing Type: Public Forum Active: There are no signatures posted for this meeting type yet. Go Back To List Export To Excel ©2020 - City of Meridian, Idaho internalapps/SIGNINFORMTOOLS/SignlnFormDetails?id=419 1/1 E I D I A N IDAHO CITY COUNCIL REGULAR MEETING AGENDA February 4, 2020 Agenda Item Number : 7 A Item Title : Mayor 's Youth Advisory Council Update Meeting Notes : C-/WE I� ITEM SHEET Council Agenda Item - 7.A. Presenter: Estimated Time for Presentation: Title of Item - Mayor's Youth Advisory Council Update Council Notes: REVIEWERS: Department Reviewer Action Date Clerk. Johnson, Chris Approved 1/31/2020 - 10:22 AM Meridian City Council Meeting Agenda February 4,2020— Page 3 of 79 2019 - 2020 MAYOR ' S YOUTH ADVISORY COUNCIL City Council Update February 4 Update NV40r New Advisor ! Tim Hendrickson am am t care T am listening with '-- • °~' - ra ing � � g about � Y YOU. to you. you. for you. Valentine' s Day Cards Renaissance High School I. M! Youth Lobby Day P 1N� OF HOPE PcIeTte ollope Plann *ing lift Oedieated to Camille pone Freese MMy 5, 2018 7ulius M.Kleiner Memorial Park Pace Fee:$10 1900 N-Records Ave Meridian f [2-Mile) 9:45 am-1:30 pm - Racr Begins a[11:15 om SILENT AUC7IQN FQOQ TRUCKS RECISTRATFQN: VOLUNTEERS: aas�atar early GUf S75PEAKER Volunteers needed f4R[eWe hehwl Mali McCarter Ca�lact Corlln Fruuw ❑Irectrx at Idaho State for morn mformalien " Pept.orEducativn WEAR YOUR Ell' •13 CGLQRFUL C�es[[ons? TU7U'S1 Collin Frpesa-goCodisetrpse�gmaR.tom El ]oql Se-Mfrtln-jit-mart7n®meYtdlanCltyArg r e � r 20s Murder Mystery Party Roaring February 28 WE IDIAN*.= - IDAHO CITY COUNCIL REGULAR MEETING AGENDA February 4, 2019 Planning and Zoning Public Hearings Staff Outline and Presentation Meeting Notes : Changes to Agenda: • Item#8A: Sky Mesa Highlands(H-2019-0123)—Applicant requests continuance to Feb. 25t" in order to have adequate time to review&address the conditions in the ACHD report. Item#813: Hensley Station (H-2019-0120) Application(s): ➢ Annexation &Zoning ➢ Preliminary Plat Size of property, existing zoning, and location: This site consists of 6 acres of land,zoned RUT in Ada County, located at 462 N. Black Cat Rd. History: NA Comprehensive Plan FLUM Designation: MHDR(8-15 units/acre) Reviewed underprevious Comp Plan Summary of Request: Annexation of 7.17 acres of land with an R-15 zoning district for the development of 65 residential units at a gross density of 10.83 units/acre consistent with the MHDR FLUM designation. A preliminary plat is proposed consisting of 65 building lots&6 common lots on 6 acres of land for the development of single-family attached and townhome dwellings. The plat is proposed to develop in 1 or 2 phases,the Applicant is unsure at this time. Access is proposed via W.Aviator St., a collector street, along the southern boundary of the site; an emergency only access is proposed via Black Cat Rd., an arterial street. Private streets are proposed for internal access. Off-street parking is proposed in accord with UDC standards; an additional 10 spaces are proposed for guest parking along the southern end of the mew. A 25'wide landscaped street buffer is required along Black Cat&a 20'wide buffer is required along Aviator as proposed. The Director approved a request for alternative compliance to allow the street buffer along Aviator Street to be located in adjacent building lots rather than in a common lot as typically required,which will allow the townhomes to be placed closer to the street to enhance the streetscape consistent with new urbanism design and the design standards in the TMISAP. A minimum of 10%qualified open space& 1 site amenity is required to be provided with development.A total of 0.71 of an acre (or 12%) is proposed consisting of half the street buffer along Black Cat,the 35'wide common mew and the common area at the NEC of the site.Amenities are proposed to consist of a fire pit with 2 benches, a 15'x 15' shade structure with picnic tables and a bocce ball court. A variety of structure configurations are proposed consisting of(3)single-family attached structures (2 units in each structure for a total of 6 units); (9)4-plex structures in two different configurations(Type 1 —rear-loaded facing a mew, consisting of 8 units; and Type 2— front-loaded facing the street, consisting of 28 units); (1) rear-loaded 5-plex structure containing 5 units; and (3) rear-loaded 6-plex structures containing a total of 18 units. Building materials consist of a variety of horizontal and vertical siding and stucco with stone veneer accents; color schemes are the same on each of the buildings throughout. Revised elevations were submitted for the units facing Aviator St.that have front porches along at least 30%of the front fagade. All structures(i.e. single-family attached and townhome dwellings) proposed in this development are subject to the design elements in the Ten Mile Interchange Specific Area Plan (TMISAP)and the standards listed in the Architectural Standards Manual. Commission Recommendation: Approval Summary of Commission Public Hearing: i. In favor: Kent Brown,Applicant's Representative ii. In opposition: David Petersen, Jason Hibbard iii. Commenting: None iv. Written testimony: Kent Brown,Applicant's Representative (in agreement w/staff report) v. Key Issue(s): a. Against proposed townhomes&private streets due to concerns children will be playing in the streets and cars won't fit in driveways/garages. b. Concern pertaining to increased traffic congestion in this area. Key Issue(s)of Discussion by Commission: i. Concern pertaining to noise impacts to a residential development from trains on the adjacent railroad tracks&the need for a buffer in this area; ii. Desire for children's play equipment to be provided as an amenity for the development; iii. The need for pedestrian improvements within the railroad ROW along Black Cat Rd.; and, iv. Concern than enough guest parking is provided. Commission Change(s)to Staff Recommendation: i. The Commission recommended the Applicant work with Staff to provide an amenity more conducive to children. Outstanding Issue(s)for City Council: i. In response to the Commission's recommendation for a site amenity more conducive to children, the Applicant proposes a bocce ball court. Written Testimony since Commission Hearing: None Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2019-0120, as presented in the staff report for the hearing date of February 4, 2020: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2019-0120, as presented during the hearing on February 4,2020,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2019-0120 to the hearing date of for the following reason(s): (You should state specific reason(s)for continuance.) AdL Code Land Use Name Residential ❑ensity Ranges Preferred Zoning Rural Rural/ Estate 1 unit/ 5 acre or less R-2 LDR Low Density 1 to 3 units/acre R-2, R-4 MDR Medium Density 3 to 8 units/acre R-4, R-8, TN-R MHDR Medium High Density 8 to 15 units/acre R-8, R-15, TN-R HDR High Density 15 or greater units/acre R-15, R-40 D-T ❑ld Town Flexible Q-T MU-N Mixed Use Neighborhood 6 to 12 units/acre R-8, R-15, TN-R, TN-C, C-N, L-C MU-C Mixed Use Community 6 to 15 units/acre R-15, R-40, TN-R, TN-C, C-C, L-G MU-R Mixed Use Regional 6 to 40 units/acre R-15, R-40, TN-C, C-G, M-E MU-1 Mixed use Interchange See Comprehensive Plan See Comprehensive Plan Note: Some designations aflow for density bonuses dependent upon meeting other conditions described within the Comprehensive Plan. • am NOON ■ ■ wm �-- NOON ■ - ■ ■ E■ NONE ■ ■ - i - i ■ soon ■ ■ 1■ ■ ii NOON■ mm = _ ■ ■ ■■ NOON■■■■ _ ■ ■ Olson ■■ 1■ ■ i■ ■■■■n ii■� ■� ■■ ■ ■■ �� Z ■■ ■■■■r Z� I■ NOON■ ■ �� � ■ ■■ iii■i ■■_■■ # ■ �. 1111 1 ■Or■•: n=■!= 1111 1 Ora■ : ■ ■ ■ •- 1■111■1! 1111■11 . ■■ ■1 1■111■IO 1111■11 . 17 . 1� ■ i �11�1�1� JI 11111■1 i - ■ 1� ■ :� �11�1�1� JI 11111■1 - _ r ■ ■ �■IO NI■1IN 1111 y■ ___- ■■ �■IO NI■1IN __111- ,- ..of •, ,. ■ NY11 = ■ NY11 = -- ■ 1111 __ �2 ■ ■ 1111 =_ �2 _ -2 �IEry - -��� �i■ly INI11 =_ - �� _ z 11 1 2�11 MINI IlWldl$�1 2�II�MINI __ �MINI ■ ..�.. Ilion oil ■ 111111 �IIIh11111 I i■��,�„ IIR11111 �� � � _ _ IIIIN III 1111111 11111 i Mil - 1111111 11'; r I1Will INN ■ Preliminary Plat & Phasing Plan Landscape Plan 9 V I •! -ALL L 1 :� • — 13 �L �IJ _ 3 Jw SLIP�� � i2l6Ld'x�ati y i 14 Ls �rtrct vru 9�'[1JIER ��T, T€+Y .'�• f.46 nPLIP CJ _ C9. Q. __g. - ! .. , I ,•'• •,I' 1• I •I` .` ;: .I �rct utw Y-o•4n - I m �Tey1 4Awpees+e ill{- I ti l- V E'E ET t I I � �''S': �:'� I I 1 - I I - .. - 1 . i� ��,:P E��L•.•: —-- _C�R°rlme fut4 I I i �— � I I I II� � i�l� 4�`" � � 8�� ':'9'': I t I I 1 �.': eu�•~ �� IYJ I I •Y•. •:Y: _ ."...".".J x IIII � I I �e/+•4LF�11r .'l'a'.1<'. irS.`a �AT_••�l�r _-...-__- .-"... -._...-�cs...._ �m•_A4L�9- WPE XL B0.,[]m-4 ._ _ ,1•- r �- _ JamJ . . TILL -JI - /1xtJJrm 3y - - a -�- W"TOPEKALN. u `Y' � •r������. - .. \ �` 1 7 f y•• '`•s .�crrII.Tc��x--� ••'•'''•'•:':'':.•. :�5': I I __ - .I 6 �- �:..�. .. Blow 1'+ .*f' i': �R y y I I E� :r;'' ,.� .r`t�: rr: ;����+�•••• •F III I T - I � � PHASE ED I L I,"ail I a�F i :ONE z lzoi I 1{ G] I :{: "f:' •'` ` i b`• , `' .} . •• T4 J'F4� ti s�'T4L _ .. �•.w. [sMCi. r. ter. .. , .I W I A �I 1 Is, -r .4.fAEESTYLE . _ 7♦ r -- s --- �tiCo 4 W II r• a :� o :;:f �.:.♦`��e�♦ y'H�•L��E alto jl14141C — •.9'TALL_AnPdcN'k ~ _ _ _ -- _ l —•_ - r ` BFA'T'I^IGALI 4ID'•d'Nd W. AVIATORST- TItlWa£ 6rt K'.JWAfBH S. Site Plan ®pen Space Exhibit d PLEX TYPE 2 � CI IPLE7;T1'F'E2 4 PLCS:TYPE 2 rx�na,�so-vlTl. r�ff��� �� a� �.,^,�,_,'. _•.J`'r�,_..Y. - T .�I.._,�.r _ - ., yre- ti 1 W.TMAA V4 , 1 ar =rr ` -- - •sue. j as ur 44 $ — — I — — 10 uu ezl ti SP { aS JS 5 Y ' 1 'r',n:•v: i. " ":'vim.: +-I� k L U i ._— -�"'`._" - _- "; 1•C by I � "%'}:� I -�.�,�.: � � ■W .7 n.FRFE#TY4ELR- - -- r I i - W. _ 5 PLFX1 G PLFJi TYPE 1 c <:" .s F • r 1 -"�`•= . , i I I QUALIFIED OPEN SPACE LEGEND. - w. _ I I.�{ li I iSS I I_ Ma SS 4■ I _ �3,1� � irk r H4 I -i - -�:•,�x.t�:._:::.:;.:_,�:•��__`.:�:.".,�''�^'.i�. ::fix.,,.,-y:.�-•--^-r_,-^? ^T-^-•—ram N EIL J.frK{-AT R6 64FFEIRI 125•dr}6.F_:J . SF. ILrrtw-Sold •�. 3 - 91'"•sr. —_-- — — o L_NA rEAU;,PAr NLof. 1 t!" . QUALIFIED OPEN °,� ACE — — — -- -- ----1-----_--- —_--- o vexrArrjtH2nG TI IS Lc. rA { '+�. AVIlITQR S7. 51L FRAIr[lJN lap. Yo-r�z ,.NIrlca youaMC r��o-r.�ea sc2466 sr_ s Hensley Station"wr@;w/ ensley Station Vow [v ® r 11'1' � � � r � ■ 7mi all M FRONTI50 VIEW T e 1 — 4-Flex Units (fronting mew) ypNT 150 VIEW e - Attached (2-Flex) Units Yp ( 9 I� ■ ■ r7 ■ ; i 19 ,�r 'tea ��rr �'�: �I- r = IIi 1■mill, REAR ISO VIEW REAR ISO VIEW ■ rr .�- NNW 1 R � 1 o FRONTISOVIEW FRONT ISO VIEW -lop r M _ - -98v e 2 — 4-Plex ni s (at west, north & east) REAR ISO VIEW REAR ISO VIEW — Rear of 5- & 6-Plex Units (fronting mew & Aviator) 1 it e ii REAR ISO VIEW REAR ISO VIEW REAR ISO VIEW REAR ISO VIEW - IF _ r j, - - µ rp OF w LIE HHL' PI �j L C+(ERjDIAN*,,,-,IDAH4 CITY COUNCIL REGULAR MEETING AGENDA February 4, 2020 Agenda Item Number : 8 A Item Title : Public Hearing for Sky Mesa Highlands ( H - 2019 - 0123 ) By HHS Construction , LLC . Located at the NW Corner of S . Eagle Rd and E . Lake Hazel Rd . Applicant is requesting a continuance to February 25 , 2020 1 . Request : Annexation of 31 . 96 acres of land with an R - 4 zoning district 2 . Request : A Preliminary Plat consisting of 75 building lots, 11 common lots and 2 other lots on 30 . 6 acres of land in the proposed R - 4 zoning district. Meeting Notes : C.On Uo U n C-/WE I� ITEM SHEET Council Agenda Item - 8.A. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Sky Mesa Highlands (H-2019-0123) by HHS Construction, LLC, Located at the NW Corner of S. Eagle Rd. and E. Lake Hazel Rd. Click Here for Application Materials Council Notes: ATTACHMENTS: Description Type Upload Date Planning and Zoning Minutes Minutes 1/31/2020 REVIEWERS: Department Reviewer Action Date Clerk. Weatherly,Adrienne Approved 1/31/2020 - 8:17 AM Meridian City Council Meeting Agenda February 4,2020— Page 4 of 79 E IDIAN -- IDAHO CITY COUNCIL REGULAR MEETING AGENDA February 4, 2020 Agenda Item Number : 8 B Item Title : Public Hearing for Hensley Station ( H - 2019 - 0120 ) By Northern Land Development , LLC . Located at 462 N . Black Cat Rd . 1 . Request : Annexation of 7. 17 acres of land with an R - 15 zoning district 2 . Request : Preliminary Plat consisting of 65 building lots and 6 common lots on 6 acres of land in the R - 15 zoning district. Meeting Notes : I If CiWEI�� ITEM SHEET Council Agenda Item - 8.13. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Hensley Station (H-2019-0120) by Northern Land Development, LLC, Located at 462 N. Black Cat Rd. Click Here for Application Materials Click Here to Sign Up to Testify at Hearing Council Notes: ATTACHMENTS: Description Type Upload Date Planning and Zoning Recommendations and Staff Report Staff Report 1/29/2020 Planning and Zoning Minutes Minutes 1/29/2020 REVIEWERS: Department Reviewer Action Date Clerk. Weatherly, Adrienne Approved 1/29/2020 - 8:45 AM Meridian City Council Meeting Agenda February 4,2020— Page 31 of 79 2/4/2020 City of Meridian-Public Hearing Sign In Form Tools Details and Signatures For Public Hearing Hearing Date: 2/4/2020 Hearing Type: Council Item Number: 8-13 Project Name: Hensley Station AZ, PP, PS Project No.: H-2019-0120 Active: There are no signatures posted for this meeting type yet. Go Back To List Export To Excel ©2020 - City of Meridian, Idaho internalapps/SIGNINFORMTOOLS/SignlnFormDetails?id=407 1/1 STAFF REPORT E COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT HEARING February 4,2020 Legend DATE: leiPFaject Lflca i�ar TO: Mayor&City Council FROM: Sonya Allen,Associate Planner - 208-884-5533 Bruce Freckleton,Development _ Services Manager 208-887-2211 SUBJECT: H-2019-0120 Hensley Station—ALT,AZ,PP,PS - LOCATION: 462 N. Black Cat Rd.,in the SW '/4 of s F - Section 10,T.3N.,R.l W. I. PROJECT DESCRIPTION Annexation of 7.17 acres of land with an R-15 zoning district and Preliminary Plat consisting of 65 building lots and 6 common lots on 6 acres of land in the R-15 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 6 acres Future Land Use Designation MHDR(medium high density residential)in Ten Mile Interchange Specific Area Plan(TMISAP) Existing Land Use(s) Rural residential/agricultural Proposed Land Use(s) Single-family attached dwellings; and townhome dwellings Lots(#and type;bldg./common) 65 building lots;6 common lots Phasing Plan(#of phases) 1 or 2 phases(as shown on the plat in Section VILB) Number of Residential Units(type 6 attached units&59 townhome units of units) Density(gross&net) 10.83 gross; 14.47 net Open Space(acres,total 0.71 of an acre(or 12%) [%]/buffer/qualified) Amenities Fire pit with 2 benches Physical Features(waterways, The Purdam Gulch Drain crosses the northeast corner of hazards,flood plain,hillside) this site Neighborhood meeting date;#of 9/18/19;5 attendees attendees: History(previous approvals) None Page 1 — Meridian City Council Meeting Agenda February 4,2020— Page 32 of 79 B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD Commission No Action(yes/no) Access(Arterial/Collectors/State Private street access proposed via Aviator St.,a collector Hwy/Local)(Existing and Proposed) street;emergency access only via N.Black Cat Rd.,a minor arterial street(100'+/-south of the north property line)(the existing access via Black Cat is required to be closed) Traffic Level of Service Better than"E"(acceptable level of service for a 2-lane minor arterial is"E") Stub Street/Interconnectivity/Cross No stub streets or cross-access easement are proposed Access Existing Road Network Black Cat Rd.is currently improved with 2-travel lanes, approximately 25'of pavement and no curb,gutter or sidewalk abutting the site. Aviator St.was constructed as'/2 of a 3-lane collector 46' street section with 23' of pavement plus 12 additional feet of pavement totaling 35'with vertical curb,gutter&a 7' wide attached sidewalk on the south side of the roadway with a 3' gravel shoulder and borrow ditch on the north side of the roadway.As it continues east&transitions to a 2-lane roadway,it's constructed as'/2 of a 36' collector roadway with 18' of pavement plus 12' additional pavement totaling 30'with vertical curb,gutter and 7' attached sidewalk on the south side of the roadway with a 3'gravel shoulder and borrow ditch on the north side. Existing Arterial Sidewalks/ Buffers Proposed Road Improvements Black Cat Rd.is listed in the CIP to be widened to 5-lanes from Franklin Rd.to Cherry Ln.and the Black Cat/Cherry intersection to be widened to 5-lanes on the north leg,6- lanes on the south leg,4-lanes on the west leg and 5-lanes on east leg and signalized between 2021-2025 Fire Service • Distance to Fire Station 2.3 miles(Fire Station#2) • Fire Response Time 4:00 minutes(under ideal conditions) • Resource Reliability 81%(meets targeted goal of 80%or greater) ' r • Risk Identification 2(current resources would be adequate to supply service) • Accessibility Meets requirements • Special/resource needs None • Water Supply 1,500 gallons/minute for 2 hours(may be less if buildings are fully sprinklered) Police Service No comments submitted Wastewater • Distance to Sewer Services 0 feet • Sewer Shed South Black Cat trunkshed Page 2 Meridian City Council Meeting Agenda February 4,2020— Page 33 of 79 Description Details Page • Estimated Project Sewer See application ERU's • WRRF Declining Balance 13.8 • Project Consistent with WW Yes Master Plan/Facility Plan Water • Distance to Water Services 0 feet • Pressure Zone 1 • Estimated Project Water See application ERU's • Water Quality None • Project Consistent with Water Yes Master Plan • Impacts/Concerns The dead end water main in W.Freestyle Ln. should end with a fire hydrant,not a blow-off C. Project Area Maps Future Land Use Map Aerial Map Legend I I H MH] 6f LegendO 0 Pr &oi Lacfl Dior ��® � I F•u�ti= L = _ R si8en'fiol N AAed-Hi h u all _ unify _ - V Re ideAtial "xe P yrn of iv is Ti�l AUJ- - Zoning Map Planned Development Map Page 3 — Meridian City Council Meeting Agenda February 4,2020— Page 34 of 79 Legend I I H LegendI � Pro}ect Lacaiian �� LR.$ � Peale°t Lcnaiian M 1,® City Lirrft — Plonryed Parcels � ---I R AA-E UT R.1 --- R1P lwll R , M1 - R`8 III. APPLICANT INFORMATION A. Applicant: Northern Land Development,LLC—2150 N. Canter Pl., Eagle,ID 83616 B. Owner: Same as Applicant C. Representative: Kent Brown,Kent Brown Planning—3161 E. Springwood Dr.,Meridian, ID 83642 IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper notification published 12/13/2019 01/17/2020 Radius notification mailed to property owners within 300 feet 12/10/2019 01/14/2020 Public hearing notice sign posted 12/21/2019 1/18/2020 on site Nextdoor posting 12/10/2019 01/14/2020 V. STAFF ANALYSIS A. Future Land Use Map Designation(https://www.meridianci�.org/com�lan://www.meridianci�.org/com�lan) Medium High-Density Residential(MHDR): The purpose of the MHDR designation is to allow for the development of a mix of relatively dense residential housing types including townhouses, condominiums and apartments. Residential gross densities should range from 8 to 15 units per acre. These are relatively compact areas within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide Page 4 Meridian City Council Meeting Agenda February 4,2020— Page 35 of 79 convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and individual project identity. The proposed development consisting of a mix of attached dwellings and different types of townhouse dwellings at a gross density of 10.83 units/acre is consistent with the uses and density desired in the MHDR designation. B. Comprehensive Plan Policies (https://www.meridiancity.or /ccoompplan): Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use and development of this property(staff analysis in italics): • "Provide for a wide diversity of housing types(single-family,modular,mobile homes and multi-family arrangements)and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development." (3.07.03B) The proposed mix of attached and townhome dwellings will contribute to the diversity in housing types in the western portion of the City. Staff is unaware if the proposed units will be owner occupied or rental units. • "Provide housing options close to employment and shopping centers."(3.07.02D) The proposed development will provide housing options in close proximity to the existing and future employment and shopping centers along the Ten Mile corridor. • "Require open space areas within all development."(6.01.01A) A minimum of 10%qualified open space is required to be provided in accord with the standards listed in UDC 11-3G-3.As proposed, the development exceeds the minimum standards at 12%. • "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) Urban services can be provided and this development is contiguous to the City. • "Restrict private curb cuts and access points on collectors and arterial streets."(3.06.02D); One private street access is proposed for the development via the collector street along the southern boundary of the site; access is not available via a local street. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system."(3.03.03B) There are no pedestrian connections proposed to adjacent properties other than sidewalk proposed along the collector street at the southern boundary of the site. C. Existing Structures/Site Improvements: There is an existing home and accessory structures on this site that will be removed with development. Removal of these structures should take place prior to signature on the final plat by the City Engineer. D. Proposed Use & Site Design Analysis: Single-family attached and townhome dwellings are listed in UDC Table 11-2A-2 as principal permitted uses in the R-15 zoning district. The preliminary plat is proposed to develop in one or two phases as shown on the preliminary plat in Section VII.B; the Applicant is unsure at this time if it will be phased. Page 5 — Meridian City Council Meeting Agenda February 4,2020— Page 36 of 79 The site design is subject to the design elements in the Ten Mile Interchange Specific Area Plan (TMISAP). In accord with the Plan, structures are proposed to be built near the edge of the street buffer and front on Aviator St.,the primary street,with parking at the rear of the structures and pedestrian walkways from each unit to the perimeter sidewalk with trees and landscaping in the front yards; structures are proposed to be 2-stories in height. E. Specific Use Standards(UDC 11-4-3): None F. Dimensional Standards(UDC 11-2): All development is subject to the dimensional standards listed in UDC Table 11-2A-7 for the R- 15 district. The minimum lot size in the R-15 district is 2,000 square feet(s.f.); there are 14 lots that are below the minimum lot size—revisions should be made to the plat to comply. G. Access(UDC 11-3A-3, I1-3H-4): One access is proposed via W.Aviator St., a collector street along the southern boundary of the site; an emergency only access is proposed 100'+/-feet south of the north property line via Black Cat Rd.,an arterial street. Private streets are proposed for internal access within the site. Private streets are required to comply with the standards listed in UDC 11-3F-4. All drive aisles are required to be posted as fire lanes with no parking allowed; if curbs exist next to the drive aisle(s),they shall be painted red. H. Parking(UDC 11-3C): Off-street parking is required to be provided for the proposed single-family attached and townhouse units as set forth in UDC Table 11-3C-6. All of the units are proposed to have 3 bedrooms. Therefore,4 spaces are required per dwelling unit with at least 2 of those in an enclosed garage,the other spaces may be enclosed or a minimum 10' x 20' parking pad. All of the units have a 2-car garage and a parking pad for 2 cars that complies with these standards. Additionally, a total of 10 guest parking spaces are proposed along the south end of the mew. I. Pathways (UDC 11-3A-8): A pedestrian pathway is proposed through the central mew within this development; landscaping is required adjacent to the pathway as set forth in UDC 11-3B-12C as proposed. J. Sidewalks(UDC 11-3A-17): Sidewalk are required adjacent to all public streets as set forth in UDC 11-3A-17; detached sidewalks are required along arterial and collector streets. A detached sidewalk is proposed along N. Black Cat Rd., an arterial street, and an attached sidewalk is proposed along W.Aviator St., a collector street. The sidewalk along Aviator St.should be detached as set forth in UDC 11- 3A-17C at least 6-feet from the back-of-curb as required by ACHD with landscaping consisting of grass or vegetative groundcover(no trees)in the parkway area. K. Parkways (UDC 11-3A-1 : Parkways are not proposed within this development. L. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required along N. Black Cat Rd., an arterial street, and a 20-foot wide street buffer is required along W.Aviator St., a collector street, as set forth in UDC Table 11-2A-7, landscaped per the standards listed in UDC 11-3B-7C as proposed.A 2-3' tall berm is proposed within the buffer along Black Cat per the detail on Sheet L1.2 of the landscape plan. Page 6 Meridian City Council Meeting Agenda February 4,2020— Page 37 of 79 The UDC(11-3B-7C.2a)requires all residential subdivision street buffers to be on a common lot maintained by a homeowner's association. The Applicant requests approval of Alternative Compliance to this standard to allow the street buffer along Aviator St.to be placed in an easement on building lots(Lots 2-12,Block 1)rather than a common lot.This will allow the townhomes to be placed closer to W.Aviator St.to enhance the streetscape consistent with new urbanism design and the design standards in the TMISAP; these units will be accessed from the rear with the front doors facing Aviator St.All of the common area open space in the subdivision will be maintained by the Homeowner's Association for consistent maintenance and appearance. Staff is supportive of the request for Alternative Compliance based on the Findings in Section IX.D. Landscaping is required along the pathway in the mew in accord with the standards listed in UDC 11-313-12C as proposed. Landscaping is required within common areas per the standards listed in UDC 11-3G-3E as proposed. Mitigation is required for all existing 4"caliper or greater trees that are removed from the site with equal replacement of the total calipers lost on site;mitigation trees are in addition to all other landscaping required as set forth in UDC 11-313-10C.5. The landscape plan(Sheet L1.2) states 223 total caliper inches are required for mitigation;the plan also states existing trees to be saved on site will count toward mitigation—however, existing trees do not count toward mitigation.Therefore, additional trees(223 caliper inches) should be depicted on a revised landscape plan that comply with the minimum mitigation standards,or alternative compliance may be requested as set forth in UDC 11-5B-5. M. Qualified Open Space (UDC 11-3G): A minimum of 10% qualified open space is required to be provided within the development that complies with the standards listed in UDC 11-3G-3B. Based on 6 acres of land, a minimum of 0.60 of an acre/26,136 square feet is required. A total of 0.83 of an acre/36,285 square feet(or 14%) qualified open space is proposed as shown on the exhibit in Section VILD consisting of half the street buffer along Black Cat Rd., an arterial street; all of the street buffer along W.Aviator St., a collector street;the 35' wide common mew; and the open space at the northeast corner of the development. Because the street buffer along Aviator St. is proposed to be on an easement on privately owned lots rather than in a common lot owned by the HOA,the buffer(5,348 square feet/0.12 of an acre) does not count toward the minimum open space standards;however,the project still complies with the minimum standards without this area at 30,937 square feet/0.71 of an acre(or 12%). N. Qualified Site Amenities (UDC 11-3G): A minimum of one(1) site amenity is required based on the area of the site that complies with the standards listed in UDC 11-3G-3C. The Applicant proposes an open grassy area exceeding 50' x 100' in area; 2 benches near a 15' x 15' gathering area with a fire pit; and a pedestrian pathway through the central mew as site amenities. In order for the open grassy area to qualify as a site amenity, it would need to be at least 20,000 square feet over the minimum amount of qualified open space required; it's under that amount at 10,019 square feet. In order for the pedestrian pathway to qualify as a site amenity it would need to connect to an existing or planned pedestrian or bicycle route outside the development as designated in the Pathways Master Plan; it does not. The fire pit with 2 benches in itself doesn't qualify as a site amenity; after discussions with the Applicant,a 15' x 15' Page 7 Meridian City Council Meeting Agenda February 4,2020— Page 38 of 79 shade structure with picnic tables will also be provided in accord with UDC standards (see detail of shade structure in Section VILD). O. Waterways(UDC 11-3A-6): The Purdam Gulch Drain and associated easement crosses the northeast corner of this site as depicted on the site plan and plat. The UDC (11-3A-611.3)requires the waterway to be piped if it's not improved as a water amenity or linear open space as defined in UDC 11-A-1.The Applicant requests Council approval of a waiver to this provision as allowed by UDC 11- 3A-611.3a,to allow the short segment of waterway crossing this site to remain open and not be piped consistent with that upstream and downstream. The UDC allows Council to waive this requirement if it finds the public purpose requiring such will not be served and public safety can be preserved. Staff recommends a fence is installed along the easement of the drain to ensure public safety constructed per the standards listed in UDC 11-3A-6C.3. P. Fencing(UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-6 and 11-3A-7. Fencing is proposed as follows: 6' tall solid vinyl fencing is proposed along the back edge of the street buffer along Black Cat Rd.; and a 4' solid vinyl fence with 2' lattice is proposed along the north and east boundaries of the site. Fencing should be depicted as such on the landscape plan. Q. Utilities (UDC 11-3A-21): All utilities are required to be installed at or below grade in accord with the City's adopted standards, specifications and ordinances. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. Adequate fire protection is required in accord with the appropriate fire district standards. R. Pressurized Irrigation System(UDC 11-3A-15) An underground pressurized irrigation system is required to be constructed and service provided to each lot in the proposed subdivision. S. Storm Drainage (UDC 11-3A-18) An adequate storm drainage system is required to be provided in this development in accord with the City's adopted standards, specifications and ordinances; design and construction is required to follow Best Management Practices as adopted by the City. T. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): A variety of structure configurations are proposed consisting of(3) single-family attached structures (2 units in each structure for a total of 6 units); (9)4-plex structures in two different configurations(Type 1 —rear-loaded facing a mew, consisting of 8 units; and Type 2—front- loaded facing the street, consisting of 28 units); (1)rear-loaded 5-plex structure containing 5 units; and(3)rear-loaded 6-plex structures containing a total of 18 units(see site plan and building elevations in Sections VILE and F respectively). Building materials consist of a variety of horizontal and vertical siding and stucco with stone veneer accents; color schemes are the same on each of the buildings throughout. All structures(i.e.single-family attached and townhome dwellings)proposed in this development are subject to the design elements in the Ten Mile Interchange Specific Area Plan(TMISAP) and the design standards listed in the Architectural Standards Manual. Page 8 Meridian City Council Meeting Agenda February 4,2020— Page 39 of 79 Design review approval of the proposed structures should be obtained prior to submittal of building permit applications.A Certificate of Zoning Compliance is not required. The building design is subject to the design elements in the Ten Mile Interchange Specific Area Plan(TMISAP). In accord with the Plan,porches should be provided for each unit facing W. Aviator St. and should be a dominant element along at least 30% of the front fagade of the buildings—revisions to the elevations should be made to comply. Building materials, particularly at the street level facing Aviator St. should be high quality,such as terra cotta, natural stone,clay-fired units,or other approved masonry materials for architectural details or accents—the strongest use of such should be reserved for street level windows and entries. VI. DECISION A. Staff: Staff recommends approval of the requested annexation with the requirement of a Development Agreement and the preliminary plat with the conditions included in Section VIII per the Findings in Section IX. The Director approved the requests for private streets and alternative compliance per the Findings in Section IX. B. The Meridian Planning&Zonini?Commission heard this item on January 2,2020. At the public hearing,the Commission moved to recommend approval of the subject AZ and PP requests. 1. Summary of Commission public hearing_ a. In favor: Kent Brown b. In opposition: David Petersen,Jason Hibbard C. Commenting. None d. Written testimony: Kent Brown,Applicant's Representative(in agreement with staff re ort e. Staff presenting_application: Sonya Allen f. Other Staff commenting on application: None 2. Ke. ids)of public testimony a. Against proposed townhomes and private streets due to concerns children will be playing in the streets, cars won't fit in driveways/garages; and, b. Concern pertaining to increased traffic congestion in this area. 3. Ke, ids)of discussion by Commission: a. Concern pertaining to noise impacts to a residential development from trains on the adjacent railroad tracks and the need for a buffer in this area; b. Desire for children's plaequipment to be provided as an amenity for the development; C. The need for pedestrian improvements within the railroad right-of-way along Black Cat d. Concern that enough guest parking is provided. 4. Commission change(s)to Staff recommendation: a. The Commission recommended the Applicant work with Staff to provide an amenity more conducive to children. 5. Outstandingissue(s)ssue(s) for City Council: a. In response to the Commission's recommendation for a site amenity more conducive to children,the Applicant proposes a bocce ball court(see Section VII.D). Page 9 — Meridian City Council Meeting Agenda February 4,2020— Page 40 of 79 VIL EXHIBITS A. Annexation Legal Description&Exhibit Map Legal Description for Annexation Proposed Hensley Station Subdivision A parcel located in the SW'/4 of Section 10, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, and more particularly described as follows: Commencing at an Aluminum Cap monument marking the southwest corner of said Section 10, from which a Brass Cap monument marking the northwest corner of said SW '/d of Section 10 bears N 0°38'57" E a distance of 2653-05 feet; Thence N 0°38'57" E along the westerly boundary of said SWV'A a distance of 1087.83 feet to an angle point on the existing Meridian City Limits boundary,the POINT OF BEGINNING; Thence leaving said existing Meridian City Limits boundary and continuing along said westerly boundary N 0'38'57" E a distance of 633.96 feet to a point on the centerline of the Union Pacific Railroad right-of-way; Thence along said centerline S 88°25'50" IS a distance of 495.18 feet to an angle point on the existing Meridian City Limits boundary; Thence leaving said centerline and along said existing Meridian City Limits boundary S 0'36'41" W a distance of 626.77 feet to a point on the northerly right-of-way of W. Aviator St. as shown in Instrument 2018-100444, Ada County Records; Thence along said northerly right-of-way and the existing Meridian City Limits boundary N 89'1544"W a distance of 495.53 feet to the POINT OF BEGINNING. This parcel contains 7.17 acres more or less. Clinton W. Hansen, PLS AAI- LAlvp s Land Solutions, PC �5�e 5Te October 2,2019 , 0. 11 '118 {f 9P� OF \'Sy- �eNW . � Hensley Station Annexation 1.anO 5wwylnG and Camui�Og Job No.1947 Page 10 Meridian City Council Meeting Agenda February 4,2020— Page 41 of 79 CITY OF MERIDIAN ANNEXATION PROPOSED HENSLEY STATION SUBDIVISION LOCATED IN THE SW 1/4 OF SECTION 10, TOWNSHIP 3 NORTH, RANGE 1 WEST, B.M. IY4 CITY OF MERIDIAN, ADA COUNTY, IDAHO W. PINE AVE. s 1 a 0 75 ISO 300 J UNION PACIFIC RAILROAD RIGHT—OF—WAY S88'25'50"E 495.18' m Q TOTAL ANNEXATION Q AREA=7,17 ACRES Q r9 rrx m cV L PROPOSED HENSLEY STATION SUBDIVISION u $ o a 462 N. BLACK CAT RD. z Q v� m� w POINT OF BEGINNING EXISTING CITY LIMITS BOUNDARY N8915'44°W 415.53' W. AVIATOR ST. L LAN foil of o n �lutions g to W. FRAHIQ.1H Rd. � W.YlA i6 i5 Land Surveying and Consulting 237 Y 57HSY.,M R MERrOJAN,la 63642 (206)28&2M [208}28&2557 fax -Jand'&.tian.6iz Page 11 Meridian City Council Meeting Agenda February 4,2020— Page 42 of 79 B. Preliminary Plat(date: 10/07/2019) &Phasing Plan -- — PHASING PLAN --— u i HENSLEY STATION s SUBDIVISION A PARCEL OF LAND BEING LOCAiEC IN - 1— '3---r PAR 'S900 OF W2 SW<SECTION IG,T,3N•R,1k (� I MERIDIAN,AEA COUNTY CAHO o v OCTOBER 2019 J I QII w I m ® 0 PHASE olll TVVQ' _ InS — - - VICI�N SNAP ® I &ASE ~i DONE �I — I M.: m� nn e y I M � E�n• '-'V,. I_ — — OEVE EOPER ENGINrtER SURVEYOR �PLANNER E .iry n I v �....,... -arm. G I u = ii ne is n .••xm Birw ®�€ w s. ... ...., • 4 ®1 i •- 6 1 p k• 1 5 k 4 k k 6 4 �'� JP n _ ..... ' a osa • arm. F Page 12 Meridian City Council Meeting Agenda February 4,2020— Page 43 of 79 C. Landscape Plan(date: 10/07/2019) LANDSCAPE REQUIREMENTS PROJECT WT „ ECT BUILDING;SITE DATA / © LOCATION 1 r I - i DEVELOPER ENGINEER � rv9fimErcN uVo oe/fm PMETui L¢ cp—EvcINEeZM 2'C0 N'u:NTER FL CHAp KINKED 14 EeGLE ID°:EIE L E TTMEE;T C Z _ SALE i0[ •a -mvausrw �e�e yD a=ciG QI 7 PLANNERICONTACT - GENERAL LANDSCAPE NOTES KENT HRMN PurvNING s[rr E, r KENT 8NOM QUALIFIED OPEN SPACE LEGEND: 3161 E,SPRINWND DRIVE A ME FI DIAN,ID 83612 V P.2 —871—Gear m g °x.n.nxun N�. m6 rxr.�x nwu %�%/. IuuFleo orely ereeF 7 SITE MASTER'PLAN p� �".�w�.P „MRµ•��•„� L,� Ia4 � � k QUALIFIED OPEN SPACE 0� E 0 a 0; �FL1.0 Page 13 — Meridian City Council Meeting Agenda February 4,2020— Page 44 of 79 LEGEND: vuNT scneouLe via i a QI pq till II ,I I >c oa '' A'A—AT 0P 51 __ d, •• LANDSCAPE PLAN ©„ LEGEND_ TREE MITIGATION NOTES_ 3 ' I I L ---L _f—�_ q TREE PROTECTION NOTES114 _ u. W;lam x a ana °WQ MIN D o IITI TREE TRANSPLANT NOTE35���'�' �.. •�a��� r I _ L pq e ° , TYPICAL'LANDSCAPE BERM w 0 EXISTING-CONDITIONS TREE-MITIGATION-PLAN Page 14 Meridian City Council Meeting Agenda February 4,2020— Page 45 of 79 LANDSCAPE SPECIFICATIONS �._ •i0 Y ,u, n ma��E 77, .,...„.x,,,.m>aox.r. x a•...� - �.,. ....� ...x..oE .,,.�rwm3 r,a�a m q B _ V ao +q + 0 Page 15 Meridian City Council Meeting Agenda February 4,2020— Page 46 of 79 D. Qualified Open Space Exhibit(date: 10/07/2019) & Site Amenities -!. ° f I / LANDSCAPE REQUIREMENTS _ °I ° °I°I° jTj�j �j PROJECT J_�111J_LL MOM BUILDING!SITE DATA LOCATION MAP mTITIT DEVELOPER ENGINEER ffi voxlxwv unlo oLVELa=uEvr LLc �x-ENGINEEFIKG _ ° Yam"/:ftl/N irf/N.%V //A ilA�e y so N cAx1EA IL .'. 911PEIA IS_ - ._ _ — r. unemw.. ALE❑9]51c 1300E 9A1E sr do SUIT '•'�s y ms n - FacLF,lc a3ss 206-YB9-0590 7 PLANNEWCONTACT �m GENERAL LANDSCAPE NOTES rcE�3RaxvF I,<vnac sEtrncLs 9Qtl QUALIFIED OPEN SPACE LEGEND: ""'�''""^"^"""`�"`"""" - MW m m seaz°o fp pp 'S do e ITE MASTER PLAN QUALIFIED OPEN SPACE 0 0 0 _ r ,a! Page 16 Meridian City Council Meeting Agenda February 4,2020— Page 47 of 79 ..Y �� .. � ..'v �• A;Y ''afi r' � f#fir- �+�� / ai• -- _ -�, � •*fir`. ,a�� 1111 i Hensley Station ��► `-• ensley Station Meridian .uncil Meeting Agenda February0 of 79 E. Site Plan(date: 10/01/2019) 4PL.E)(TYPE 2 .�� ❑ADITYPE2.. 4Ap;TYPE I I ' p — °z aCw a W IL X J w as i' 3 - Z' Nm r i 1 s _. . & I �' SPlF7(TYPE1 ErL�:t T'PEI c tl _L--'----------_--_ _ ------------ W,ANATOR SITEPLIW �. i i � SRE PINJ AS1.0 Page 18 Meridian City Council Meeting Agenda February 4,2020— Page 49 of 79 F. Building Elevations(date: 10/04/2019) 1 11 /� , 1 N■ rrr el -'1■- ._ 11 A■ ■■ ■ s� _� �w ■■, ■ _ - Z FRONT ISO VIEW FRONT ISO VIEW w 2 ax oW J O O wI we Q'n Z LU O Cn i ¢O cn z I I I I I wo ar w QD r,T 11-11011RRLAN TYPE 1 Ao.o Page 19 Meridian City Council Meeting Agenda February 4,2020— Page 50 of 79 P� �e z REAR I50 VIEW REAR I50 VIEW WWII- I ax O w O w w� a� zW O _,. ") �o rz �z 7 r 1 \ -- w _ o mi Us 0LEVEL2-FI"IIIN TYPE 1 Ao., -- Page 20 Meridian City Council Meeting Agenda February 4,2020— Page 51 of 79 Py QpW�n aJ r 8 SIOEELEVATIONI 4 SIOE ELEVATION2 d X 0a o J LLj J d ll.I i z Lu Z Lu LD C� r _ _ - - - - _ = �r -_--- --- - --- - ---_ --- --- - -- ri z w F7-�71 MM7 z REAR ELEVATION �e -- - - - - - — ❑W41 fUH e A e 00 HH0 " 00 00 ��an - - - - - - - - TYPE 1 Ao.2 01 FRONT ELEVATION Page 21 Meridian City Council Meeting Agenda February 4,2020— Page 52 of 79 oil Jso:i- fr rrr um w FRONT ISO VIEW FRONT ISO VIEW � d X o u W� L v W �W zu) ~O })7- 1 O J F- W ° I I I I- •�J v "" III ��m QLEVE1I-1100R PLAN -- TYPE 1 �,>,�s A0.0 It W REAR l0 VIcA• REAR I50 VIEW 7-- d X O wd w"' ou) UT zw �o O`_' p7-o ¢z U o w_ o Y o Q� L D C71 2& LEVEL 2-FLOOR PLAN TYPE 1 U_.,, A0.1 Page 22 Meridian City Council Meeting Agenda February 4,2020— Page 53 of 79 �� "0 ors 94 - - - - - s- - - - - - - - - - - - - - A ------------- NO 3 SIOEELEVATIONI SSIDEELEVATION2 dX ' O W e J J LUa w oLU zW LU o� - ¢o rq Z o J H _—_—_—_—_—_—_—_—_ _—_—_—_— —v_i� Z: N"* 2 I I I I II I I I I I I II 2 REAR ELEVATION U�.,a r' - - ❑�— — —-—-—-— —❑� o ❑❑ � ❑❑L- 11 _ � - ERONrE�EvnnoN -- ----- ------ ------ --------_'-+ TYPE 1 0 A0.2 Page 23 Meridian City Council Meeting Agenda February 4,2020- Page 54 of 79 Py V�t vim IN FR:INT ISO'Evv FRONT ISO VIEW LLI "7 CL X 0 LU LU Cn LU E-0 U)z 0 zU) Uj 1JTT 1w gI W tm M ��ILIIL001�1"N P--T— TYPE 1 r07070 7 Page 24 Meridian City Council Meeting Agenda February 4,2020— Page 55 of 79 p1 P \ dr22y�� mp H z REAR ISO VIEW REAR ISO VIEW W ax O W J W� OW Z LU Z W H= Q O J H ® N Y Y F Y Y w r 1 V = - ®XHML &F J ❑�yo J ' ❑�ao --- o --- --- o Z P - ..<.. O.. ,m„ &If MT LINELlB (DLEVEL 2-FLOOR PLAN TYPE 1 PEAo°;s ga QP�OyQ H Z LU (�SIOE ELEVATIONI (4 SIOEELEVATION2 O W vR v�,m J J d W o W �CO Z W O u7 --- ---------- — '�: Q O [n Z 7 J F -—-—-—- �e-� - - - -- � rn LU F- I -fir- - -v 2 !E-R ELEVATION o- v_ s� -- Ll - ___ ___ -_- ______----___--- ELI LA UER --IA 0 oolJ oo �� _ Eb /1FRONT ELEVATION "TYPE A0.2 Page 25 Meridian City Council Meeting Agenda February 4,2020— Page 56 of 79 Ml FRONT ISO NEW FRONT ISO VIEW w O 7; n- C)LH LH El rEl w RHO- PERSPECTIVES 0��11 110ORPUll 00 TYPE 2 AO.0 Page 26 Meridian City Council Meeting Agenda February 4,2020— Page 57 of 79 8� ■ ` I S �w �ii ■ �. III 11 ■ Z REAR ISO VIEW REAR ISO VIEW W ax O w -1 J W d w. W O V7 Z IL O F 0 CO C_ ----- ---- \I q ------ ----- rp ----- n "" .,, .. 0 = Z LU ..'. .. '.... ,,. F dt0EE,.EEz-PL00RPIAN TYPE 2 n . E. Page 27 Meridian City Council Meeting Agenda February 4,2020— Page 58 of 79 pi 0 0 o a UB - --- -------IW - w �SIOE ELEVATION 1 �31OE ELEVATION 2 d X w L v w o� zw o7D H a0 - - - - - - ----------- LLJ 2 REAR ELEVATION 1ONT ELEVATION �FR,..., TYPE 2 ao.2 Page 28 Meridian City Council Meeting Agenda February 4,2020— Page 59 of 79 for, 0 FRONT 180 VIEW FRONT ISO VIEW LU O 2 CL x 0 LLJ LLI LU LLJ LD Cn L i CI—) cn 4. -ki- OLIEWLI FLOORPLAN (7) 1EV 11 1101 TYPE 2 LE.Lj Page 29 Meridian City Council Meeting Agenda February 4,2020— Page 60 of 79 r n grog- o �e �� III Ili� 1■ m .rr�• — REAR ISO VIEW REAR INO VIEW H Z W ax O W J J W a W W . Z LU Z W O Q O �Z LLJ Z (1Si0E ELEVATION t n 310E ELEVATION 2 =— 3 TELI IJJ U E ELI]I i - _ - , �ELEVATIgiS z REAR ELEVATION 1 FµRONT ELEVATION TYPE 2 �AO-.�VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING 1. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance,a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum,incorporate the following provisions: a. Future development of this site shall be generally consistent with the site plan, preliminary plat,phasing plan, landscape plan and conceptual building elevations included in Section VII and the provisions contained herein. b. The existing structures on the site shall be removed prior to signature on the final plat by the City Engineer. c. All structures (i.e. single-family attached and townhome dwellings)proposed in this development are subject to the design elements contained in the Ten Mile Interchange Specific Area Plan(TMISAP) and the design standards listed in the Architectural Standards Manual. Design review approval of the proposed structures shall be obtained prior to submittal of building permit applications.A Page 30 Meridian City Council Meeting Agenda February 4,2020— Page 61 of 79 Certificate of Zoning Compliance is not required. Porches are required for the units that front on W.Aviator St. and should be a dominant element located along at least 30% of the front facade of buildings. Building materials, particularly at the street level facing Aviator St. should be high quality,such as terra cotta, natural stone, clay fired units, or other approved masonry materials for architectural details or accents—the strongest use of such should be reserved for street level windows and entries. 2. The preliminary plat, dated: 10/7/2019, shall be revised as follows: a. The sidewalk along W. Aviator St., a collector street,is required to be detached from the curb at least 6 feet,measured from back of curb, in accord with UDC 11-3A-17C and ACHD standards. b. All building lots shall be a minimum of 2,000 square feet in accord with UDC Table 11- 2A-7. c. Depict zero lot lines on the plat where buildings will span the lot line(s). 3. The landscape plan, dated: 10/7/2019, shall be revised as follows: a. Depict a fence along the Purdam Gulch Drain easement to preserve public safety in accord with UDC 11-3A-6B.3a per the standards listed in UDC 11-3A-6C.3 if Council approves a waiver to UDC 11-3A-6B.3 allowing the drain to remain open. b. Depict a total of 223 additional caliper inches of trees on the site as mitigation for the same amount of caliper inches being removed from the site in accord with the standards listed in UDC 11-3B-1OC.5; or alternative compliance may be requested as set forth in UDC 11-5B-5.Existing trees proposed to be retained on the site do not count toward this requirement. c. The sidewalk along W. Aviator St. is required to be detached from the curb at least 6 feet, measured from back of curb; landscaping consisting of grass or vegetative groundcover per the standards in UDC 11-3B-5N(no trees per ACHD) shall be installed within the parkway between the back of curb and sidewalk along W. Aviator St. d. Depict fencing as follows: 6' tall solid vinyl fencing along the back edge of the street buffer along Black Cat Rd.; and 4' solid vinyl fence with 2' lattice along the north and east boundaries of the site. 4. The Purdam Gulch Drain shall be piped where it crosses this site in accord with UDC 11-3A- 6B.3,unless otherwise waived by City Council. The Applicant requests Council approval of a waiver to this provision as allowed in UDC 11-3A-6B.3a. 5. A picnic area with tables and a 15' x 15' shade structure shall be provided as amenities in addition to the proposed fire pit and two benches, in accord with the standards listed in UDC 11-3G-3C. 6. Private streets are required to comply with the design and construction standards listed in UDC 11-3F-4.All drive aisles shall be posted as fire lanes with no parking allowed; if curbs exist next to the drive aisle(s),they shall be painted red. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 The dead-end water main in W Freestyle Ln should end with a fire hydrant,not a blow off. Page 31 Meridian City Council Meeting Agenda February 4,2020— Page 62 of 79 1.2 Each lot/unit shall be required to have independent water and sewer services. 1.3 Revise the landscape plan for Lot 24 to remove the trees within the 20-foot wide sanitary sewer easement. The plan shall also need to show a minimum of a 14-foot wide compacted grave access road over the sewer mainline per Meridian Public Works Standards. The drainage basin design may also need to be modified to not encroach within the area needed for the sewer mainline. 2. General Conditions of Approval 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 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. 2.3 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. 2.4 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. 2.5 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. 2.6 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 addressed 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. 2.7 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. Page 32 Meridian City Council Meeting Agenda February 4,2020— Page 63 of 79 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. 2.9 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. 2.10 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. 2.11 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. 2.12 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. 2.13 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. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 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. 2.18 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. 2.19 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. 2.20 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. 2.21 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. 2.22 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 Page 33 Meridian City Council Meeting Agenda February 4,2020— Page 64 of 79 surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 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. C. FIRE DEPARTMENT http://weblink.meridiancity.org/WebLink8/Doc View.aspx?id=180596 D. CENTRAL DISTRICT HEALTH DEPARTMENT(CDHD) http://weblink.meridianciU.org/WebLink8/DocView.aspx?id=180513 E. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) http://weblink.meridianciU.org/weblink8/0/doc/180729/Pa e�spx F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) http://weblink.meridianci U.org/weblink8/0/doc/180782/Pagel.aspx G. ADA COUNTY HIGHWAY DISTRICT(ACHD) http://weblink.meridianciU.org/weblink810Idoc/1811371Pa eg 1.aspx IX. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Required Findings: Upon recommendation from the Commission,the Council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Commission finds the proposed development and map amendment to R-1 S is consistent with the land uses and density anticipated in MHDR designated areas such as this and is generally consistent with the provisions in the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds the proposed map amendment and development complies with the regulations of the R-1 S district and allows for a variety of residential land use types (i.e. single-family attached and townhomes). 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds the proposed map amendment shouldn't be materially detrimental to the public. Page 34 Meridian City Council Meeting Agenda February 4,2020— Page 65 of 79 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The Commission finds the proposed map amendment shouldn't adversely impact the delivery of services in the City. 5. The annexation(as applicable)is in the best interest of city. The Commission finds the proposed annexation is in the best interest of the City. B. Preliminary Plat(UDC 11-613-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the decision making body shall make the following findings: 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) The Commission finds the proposed plat is in general conformance with the Comprehensive Plan and is consistent with the Unified Development Code if the Applicant complies with the conditions of approval listed in Section V111. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; The Commission finds public services are available and will be extended with development to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The Commission finds the proposed plat is in conformance with the scheduled public improvements in the C1P. 4. There is public financial capability of supporting services for the proposed development; The Commission finds there is public financial capability of supporting services for the proposed development although the Developer will be funding the improvements necessary for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The Commission finds the proposed development should not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. The Commission is unaware of any significant natural, scenic or historic features on this site that need to be preserved. C. Private Street(UDC 11-3F-5): In order to approve the application,the director shall find the following: 1. The design of the private street meets the requirements of this article; Staff finds the proposed design of the private streets meets the standards listed in UDC 11- 3F-4. Page 35 Meridian City Council Meeting Agenda February 4,2020— Page 66 of 79 2. Granting approval of the private street would not cause damage,hazard, or nuisance, or other detriment to persons,property,or uses in the vicinity; and Stafffinds granting approval of the proposed private streets will not be detrimental to any persons or property in the general vicinity. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. Stafffinds the proposed use and location of the private streets shall not conflict with the Comprehensive Plan or regional transportation plan for this area. 4. The proposed residential development(if applicable)is a mew or gated development. Stafffinds a portion of the proposed residential development is a mew development. D. Alternative Compliance(UDC 11-5B-5E): Required Findings: In order to grant approval for an alternative compliance application,the Director shall determine the following: 1. Strict adherence or application of the requirements are not feasible; or Stafffinds strict adherence to the requirements are feasible but would affect the design of the project. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and Stafffinds the proposed alternative compliance provides an equal means for the meeting the requirement in UDC 11-3B-7C.2a. and will provide a streetscape consistent with new urbanism design as desired in UDC 11-5B-5B.2e and the design standards in the TMISAP. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. Stafffinds the alternative means of compliance with UDC 11-3B-7C.2a will not be materially detrimental to the public welfare or harm the intended uses and character of the surrounding area. Page 36 Meridian City Council Meeting Agenda February 4,2020— Page 67 of 79 i , t LL i Hensley Station Proposed Tot Lot Facility ( if bocce not approved ) Ages 5 -12 (00� E IDIAN*=� IHO CITY COUNCIL REGULAR MEETING AGENDA February 4, 2020 Agenda Item Number : 9 Item Title : Future Meeting Topics Meeting Notes :