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Goddard Creek Townhomes (H-2019-0068) CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI DIAN AND DECISION& ORDER A In the Matter of the Request for a Modification to the Development Agreement to Allow the Development of Single-Family Attached Dwellings and Townhome Dwellings Instead of Office Uses; Rezone of 5.03 Acres of Land from the R-4 to the R-15 Zoning District; and Preliminary Plat Consisting of Forty One(41)Buildable Lots and Eight(8) Common Lots on 4.62 Acres of Land in the R-15 Zoning District for Goddard Creek Townhomes,by Gibson Family Revocable Living Trust. Case No(s). H-2019-0068 For the City Council Hearing Date of: January 21,2020 (Findings on February 4,2020) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of January 21, 2020,incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of January 21,2020, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of January 21, 2020, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of January 21,2020,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public. 6. That the City has granted an order of denial in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR GODDARD CREEK TOWNHOMES—MDA,PP,RZ H-2019-0068 - 1 - Meridian City Council Meeting Agenda February 4,2020— Page 125 of 298 Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this denial is based on the Findings all in the attached Staff Report for the hearing date of January 21,2020,incorporated by reference. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § I I-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's request for a modification to the Development Agreement,Rezone and Preliminary Plat is hereby denied per the Findings of Fact and Conclusions of Law and Order in the Staff Report for the hearing date of January 21,2020, attached as Exhibit A. D. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight(28)days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight(28)days after the date of this decision and order seek a judicial review as provided by Chapter 52,Title 67,Idaho Code. E. Attached: Staff Report for the hearing date of January 21,2020 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR GODDARD CREEK TOWNHOMES—MDA,PP,RZ H-2019-0068 -2- Meridian City Council Meeting Agenda February 4,2020— Page 126 of 298 By action of the City Council at its regular meeting held on the y � day of I' E.1OrLkaY A , 2020. COUNCIL PRESIDENT TREG BERNT VOTED COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED Are COUNCIL MEMBER JESSICA PERREAULT VOTED COUNCIL MEMBER LUKE CAVENER VOTED Q„p COUNCIL MEMBER JOE BORTON VOTED te COUNCIL MEMBER LIZ STRADER VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert Sim on IED AUG .. A G ow = City of ttes . Af DIAN is Jo tppNO ty Cl s� SEAL J J O�yr�R of the TREP'SJ��i Copy served upon Applicant, Commum Development Department, Public Works Department and City Attorney. By : UO Dated : City Clerk' s Office FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER FOR GODDARD CREEK TOWNHOMES - MDA, PP, RZ 11-201M068 - 3 - EXHIBIT A STAFF REPORTC�WE IDIAN:-- COMMUNITY DEVELOPMENT DEPARTMENT A H O HEARING January 21,2020 Legend ® DATE: Continued from ® ® I101�Projecf Location ® � December 10,2019 _ _ J TO: Mayor&City Council ® ® FROM: Bill Parsons, Current Planning Supervisor 208-884-5533 Bruce Freckleton,Development - Services Manager 208-887-2211 _ __ HEH SUBJECT: H-2019-0068 - ERE Goddard Creek Townhomes LOCATION: Northwest corner of W.McMillan Rd. and N. Goddard Creek Way. I. PROJECT DESCRIPTION • Modification to the recorded Development Agreement(Inst. #102012598)to allow the development of single family attached homes and townhomes instead of offices; • Rezone of 5.03 acres of land from the R-4 to the R-15 zoning district; and, • Preliminary Plat consisting of 41 residential building lots and 8 common lots on 4.62 in an proposed R-15 zone; and • Private street to provide access to the townhome development. Page 1 Meridian City Council Meeting Agenda February 4,2020— Page 128 of 298 II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 4.62 Future Land Use Designation MU-C Existing Land Use vacant Proposed Land Use(s) Single-family residential Current Zoning R-4 Proposed Zoning R-15 Lots(#and type;bldg/common) 41 SFR building/8 common 111111F- Number of Residential Units(type 41 (SF attached and townhome units) of units) Density(gross&net) 9�8.87 units/acre(gross); 11.92 Open Space(acres,total[%]/ 1.045 acres,22.62% buffer/qualified) Amenities Children's play structure,pedestrian pathways,covered picnic and barbeque area,passive open space and dog park Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date;#of February 7,2019; 10 attendees attendees: History(previous approvals) This property was granted annexation,preliminary plat,and a conditional use permit as part of the Lochsa Falls Subdivision in 2002(AZ-02-010,PP-02-009,CUP 02-012)and has a development agreement(Instrument#103012598).These approvals granted office uses in the R-4 district. In 2017,the property received CPAM approval from Office and High Density Residential to Mixed-use Community. A PP and FP were also approved.A concurrent RZ,CUP and MDA was proposed to develop the property with 76 multi-family units however,that request was withdrawn.A PP and FP were also approved(H-2017-0007 and H-2018-0014)to develop the self-storage protion of the development. Written Testimony Written response from 9 residents in opposition of the project (see public record). Community Metrics Description Details Page Ada County Highway District • Staff report Yes (yes/no) • Requires ACHD No Commission Action(yes/no) West Ada School District • Distance(elem, Willow Creek Elementary:+/- 1 miles ms,hs) Sawtooth Middle School:+/- 1.2 miles Rocky Mountain High School:+/- 1.1 miles Page 2 Meridian City Council Meeting Agenda February 4,2020— Page 129 of 298 • Capacity of Willow Creek Elementary: 650 students Schools Sawtooth Middle School: 1000 students Rocky Mountain High School: 1800 students • #of Students Willow Creek Elementary: 685 students Enrolled Sawtooth Middle School: 1043 students Rocky Mountain High School:2485 students • Anticipated school The project is anticipated to add 35 students. aged children generated by this development Wastewater • Distance 0 to Sewer Services • Sewer White Drain Trunkshed Shed • Estimated 41 Project Sewer ERU's • WRRF 13.69 Declining Balance • Project Yes Consistent with W W Master Plan/Facili ty Plan • Impacts& None Concerns Water • Distance 0 to Water Services • Pressure 2 Zone • Estimated 41 Project Water ERU's • Water Yes—The current plan results in two 330 LF dead ends which is a concern Quality for water quality. This concern can be mitigated by looping the water mains Concerns together at the north edge of the site and connecting to existing water main in W Apgar Creek Ln. • Project Yes Consistent with Water Master Plan • Impacts& Applicant to extend and connect proposed water on the east side of the site Concerns to the existing water in W Apgar Creek Ln to provide redundant connection.Also,loop proposed water mains at the north edge of the site. Page 3 Meridian City Council Meeting Agenda February 4,2020— Page 130 of 298 Applicant to eliminate water mains in shared drives,replace with water services. Connect water to the north. 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NIl41ry ■11�-- I x• - 0'O��--nn•IU Q''�'Iu1f ry-- • -`� `�� nnpl•�'.�. hr_ .�i -=° NL♦��1•rrlrl• '.�:nulih:� .:::: i�i~"N�ir�� ► � ♦-i arnlrla-.' II11/1..--1i 4 Lw '+' :: ��►•u-rannl ♦ 4. nl.uu 7�••r■ rawnl ♦ q!+•-• nqh ilnn IUY"'I.:: \�IIIYf,pq■IIII./��H\If�luArA U� ��uln/�Ii■IIII.+��,j�i�lullr��j�x1[;. � ,�� 1�• uw uuxx,C v Innµ�+y. ®III Iuw�:uux,,,±L 1 hrynlllpr+y T.IIu. ulll.i uu111"-►'4i�nlrq Mii'. n ��IIIIYI-�luu'1"-►Y:i Ir'nnry Nii'.:: ICq.- d 1 nr�.nlxl �•iqr �a u1►��4�: �.0 nr Iluu�nn �alnlNd:.. pail•.':•. _ �.ou .aNlnrg111grra�.o1b 1-- i.nY �ilun1111•u!r�.Ia111 1.-.pp`. - ,i-q♦ ♦♦♦,i "Yu4 nnrrr6ylfx.. + ,4i Nnm1-Yu runrr hfx..0 ew::: •pum-pp:HnL•rp..j►'. t ♦pum-.rinrr� 6r ♦-.•,�,,,... �i+1iLlVib• �\rr.��♦iVi'•�iLI xw I"C1r1�a♦ er•�et�4�'{��y'l��i i:'i��. � i,�1 ' �a 4 � mlyr��.�^•�yH♦�.hl,,+i.m n:m��. '�'��y4u►♦ �rae•ti/�j�.,•�.�•ir♦%rd .:li•' -.�,ln.u.� r 1 , • , B. Representative: Scott Noriyuki,Northside Management 6810 Fairhill Pl. Boise, ID 83714 IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 9/13/2019 1/3/2020 Radius notification mailed to properties within 300 feet 9/17/2019 12/31/2019 Public hearing notice sign posted 10/14/2019 1/10/2020 on site Nextdoor posting 9/17/2019 12/31/2019 V. STAFF ANALYSIS Comprehensive Plan: The subject property is designated MU-C on the future land use map. The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential,and to avoid mainly single-use and strip commercial type buildings.Non-residential buildings in these areas have a tendency to be larger than in Mixed Use-Neighborhood areas,but not as large as in Mixed Use— Regional areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to,but also walk or bike to(up to three or four miles). Employment opportunities for those living in and around the neighborhood are encouraged. When the FLUM was changed in 2017, staff had analyzed the viability of three different land uses on the subject property. At the time, of the FLUM change,the plan consisted of multi-family and a self- service storage facility. In determining the appropriateness of the land use change staff determined that other commercial and office uses approved next to the storage and multi-family development would serve as the third land use type to support the requested FLUM change. Prior to City Council's action on the previous development,the applicant of the multi-family project withdrew their CUP application. Therefore,the subject 4.62 acre parcel is still governed by the original development agreement which allows office to develop on the property. The applicant now desires to develop the site with 41 single family attached and townhome units. Staff has evaluated the existing land uses and zoning in the area to determine if this stand-alone residential project is attainable. This area is primarily developed with single-family homes with the exception of the apartment complex to the north. Because the applicant is proposing to provide housing diversity in the area and include useable open space and amenities as part of the development, staff believes the plan is consistent with the MU-C designation. The project also falls within the target density of 6 and 15 dwelling units per acre; as proposed gross density is 8.87 dwelling units to the acre. DESIGN: The design of structures on this site is required to comply with the design standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards Manual. The development should incorporate high quality architectural design and materials consistent with the MU-C designation. Page 6 Meridian City Council Meeting Agenda February 4,2020— Page 133 of 298 GOALS,OBJECTIVES,&ACTION ITEMS: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Support a variety of residential categories (low-,medium-, medium-high and high-density single-family,multi-family,townhouses, duplexes,apartments, condominiums, etc.)for the purpose of providing the City with a range of affordable housing opportunities."(3.07.01E) The proposed development will contribute to the variety of residential categories that currently exist in this area (i.e. low and medium density). Staff is unaware of how "affordable"the units will be. • "Provide housing options close to employment and shopping centers."(3.07.02D) Because of its location in close proximity to nearby shopping centers (the corner off. Ten Mile Road and W. McMillan Road), and major transportation corridors, this property is • "Require common area in all subdivisions."(3.07.02F) The subject property is under 5 acres in size and the UDC does not require that the applicant provide common open space. To ensure the project is compatible with the adjacent neighborhoods, the applicant is proposing to provide 24 percent common open space for the development and include three amenities as follows: tot lot, covered picnic area and dog park. • "Amend the Unified Development Code and Comprehensive Plan Future Land Use Map to ensure a wide variety of housing types can be developed and properly zoned and land is available"(3.07.01A) The area in the vicinity of W. McMillan Road and N. Ten Mile Road is limited in housing options. The proposed project would promote housing diversity and provide greater opportunities for residents to live near their place of employment and shopping centers. • "Adopt land use designations that will allow for housing opportunities for all income levels." (3.07.01D) Few of the major employment areas within the City are adequately supported with enough housing options. Density near employment centers allow for workforce housing and promote community resiliency,potentially reducing commute times and expenses, and allowing for increased community and economic engagement. • "Restrict private curb cuts and access points on collectors and arterial streets."(3.06.02D) The UDC(11-3A-3) restricts access to arterial streets when access is available from a local street. Access tto and from the development is provide along the north boundary via a private street(W.. Apgar Creek Lane). Access is not proposed to McMillan Road. REZONE The applicant requests to rezone of the 5.03 acres of land from the R-4 zone to the R-15 zone consistent with the MU-C FLUM designation. DEVELOPMENT AGREEMENT MODIFICATION The applicant is requesting to modify the recorded Development Agreement(Inst. #102012598) to development the site with 41 single family attached homes and townhomes instead of offices. The applicant is requesting to exclude the subject property from the boundary recorded DA and Page 7 — Meridian City Council Meeting Agenda February 4,2020— Page 134 of 298 enter a new one that governs the site. Staff s recommended DA provisions are include in Exhibit VIII. below. PRELIMINARY PLAT The proposed preliminary plat consists of 41 building lots and 8 common lots on 4.62 acres in a proposed R-15 zone. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the minimum dimensional standards listed in UDC Tables 11-2A-7 for the R-15 zoning district. The proposed plat complies with these standards. Access(UDC 11-3A-3): Access is proposed via a private street,W. Apgar Creek Lane and access via McMillan Road is prohibited. Therefore, internal private streets are proposed on Lot 34,Block 1 for internal access within the development. Private streets are not typically intended for single-family developments; however,because the development is proposed to be designed with a common mew and access is restricted to McMillan Road, staff is of the opinion the internal private street is appropriate. However,the townhome units proposed for lots 36-49 should be oriented with the front of the units on the mew. Private streets are required to comply with the design and construction standards listed in UDC 11-317-4.The proposed private street is 24 feet wide with 5-foot sidewalks on both sides.To ensure adequate guest parking is provided,the applicant is proposing a guest parking area along the north side of the private street across from Lots 16-20,Block 1. Additionally,the private street standards prohibit common driveways from taking access from private streets,unless approved by the director with an alternative compliance application.Alternative compliance has been requested in accord with 11-3174A.6,to allow the two(2) common driveways to be accessed off the private street.Because this a mew development and is a small compact,infill development,the Director approves the request for alternative compliance. Common Driveways (UDC 11-6C-3) All common driveways are required to comply with the standards listed in UDC 11-6C-3D. Two (2)common driveways are proposed that comply with UDC standards. Common driveways should be a maximum of 150' in length or less,unless otherwise approved by the Fire Dept. An exhibit is required to be submitted with the final plat application that depicts the setbacks,fencing,building envelope and orientation of the lots and structures.Driveways for abutting properties that are not taking access from the common driveway(s)should be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5-foot wide landscaped buffer. A perpetual ingress/egress easement for the common driveway(s)is required to be filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment.A copy of the easement should be submitted to the Planning Division prior to signature on the final plat. Page 8 — Meridian City Council Meeting Agenda February 4,2020— Page 135 of 298 Signage should be provided at the ends of the common driveways for emergency wayfinding purposes as requested by the Fire Department. Landscaping(UDC 11-3B): Landscaping is required within street buffers(11-3B-7C , and within common open space areas (11-3G-3E in accord with UDC standards. Note: The only required landscaping for the site is the 25-foot wide landscape buffer along McMillan Road. Qualified Open Space(UDC 11-3G-3): The UDC does not require the applicant to provide any qualifying open space because the project is less than 5 acres. However,the applicant recognizes that this is an infill development and the surrounding residential developments have ample open space. In order to complement the surrounding developments,the applicant is proposing to provide approximately 20%of qualified open space within the development; this also includes the following amenities: tot lot,covered picnic shelter and dog park. The existing utilities to serve this development are stubbed in from McMillan Road.The alignment of these utility stubs are offset from the central open lot(Lot 18).In order to facilitate,the logical expansion of City services,staff recommends that the applicant relocate this open space along the east boundary of lot 20.Further,the applicant should coordinate with the fire department to determine if the access road for the Public Works Department can be utilized as the secondary emergency access. Staff is supportive of the amenity package and qualified open space for this development. Parking(UDC 11-3C): Parking for single-family dwellings is required based on the number of bedrooms per unit.For 1- bedroom units, a minimum of 2 spaces per unit are required with at least one of those spaces in an enclosed garage, other space may be enclosed or a minimum 10' x 20' parking pad.For 2-3 bedroom units, a minimum of 4 spaces per unit are required with at least 2 of those spaces in an enclosed garage, other spaces may be enclosed or a minimum 10' x 20' parking pads. Each of the units are required to comply with the parking standards set forth in UDC 11-3C-6. Because of the proposed 24-foot wide street section, on street parking is restricted.As mentioned above,the applicant is providing 16 guest parking stalls to provide additional parking for the development. Parking stalls are required to measure 9' x 19' in accord with UDC Table 11-3C-5. NOTE: Parking is concern in the area. The City has received multiple complaints from residents in the area because the existing apartment complex does not have adequate parking. Fencing(UDC I1-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A- 7. Utilities(UDC 11-3A-21): Connection to City water and sewer services is proposed. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. See Section VIII-B below for Public Works comments/conditions. Page 9 — Meridian City Council Meeting Agenda February 4,2020— Page 136 of 298 Pressurized Irrigation System(UDC 11-3A-1 : An underground pressurized irrigation system is required to be provided for each lot within the development. Storm Drainage(UDC 11-3A-18 : An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations are proposed as shown for the townhomes. The applicant has not provided elevations for the single-family attached units. As noted above, staff also recommends that the applicant orient the front of townhomes abutting the mew. The townhomes submitted with the application do not contemplate this design. Therefore,staff recommends that the applicant provide three distinct elevations for the development. Prior to the Commission hearing,the applicant should provide the two additional elevations planned for the development. All structures within the development are required to comply with the residential design standards listed in the Architectural Standards Manual.An administrative design review application must be submitted to the Planning Division and approved prior to submittal of building permit applications; one design review application may be submitted for the overall development. Page 10 — Meridian City Council Meeting Agenda February 4,2020— Page 137 of 298 VI. DECISION A. Staff: Staff recommends approval of the proposed rezone, development agreement modification and preliminary plat and the Director approved the private street and alternative compliance applications per the conditions included in Section VIII. in accord with the Findings in Section IX. B. The Meridian Planning and Zoning Commission heard these items on October 24,and November 7,2019.At the public hearing,the Commission moved to recommend denial of the subject RZ and PP requests. 1. Summary of Commission public hearing: a. In favor: Scott Noriyuki b. In opposition: Bennett Hadden,Tami Kruger,Yori Del Rosa,Bernadette Reisbeck, Pam Fiscus,Penny Fisher,Rod and Angie Ludlow,Danner and Tina Patchell, Craig and Roxanne Patchell, Scott Gill, Lars Smith, Sayward Rowley, Chris and Connie Wilson, Chris Zimmer,Bre Forsythe, y Bradshaw,Mark,Allyce and Amber Mullenbach, Janie Pollman and signed petition with 46 signatures c. Commenting: Ryan Kruger,Laurie Bower,Janie Pollman,Dan and Penny Fisher, Danner Patchell and John Bellamy d. Written testimony: See above e. Staff presenting,pplication: Bill Parsons f. Other Staff commenting on application: None 2. Key issue(s)of public testimony_ a. Saturation of higher density residential in the area. b. Increased traffic on already congested streets. c. Proposed parking for the development. d. Preference to develop office uses as currently allowed under the development agreement. 3. Key issue(s)of discussion by Commission: a. Continuing the project because parent teacher conferences were occurring the same night as the October 24,2019 hearing. b. Overcrowded schools in the area and the possibility of busing students to other schools. C. Current thresholds of the roads and impacts that this development will have on them. d. Shifting the central open space along McMillan to the east as recommended by staff. e. Differences between townhomes and multi-family developments. f. Uses allowed under the Lochsa Falls planned unit development. g_ Commission's action on the previous Goddard Creek applications; CUP denial of the apartments and CUP approval for the storage units. h. Office uses provides the third land use in conjunction with the Selway Apartments and storage facili , in compliance with the MU-C land use designation. i. Supportive of the design, open space and guest parking but wrong location. 4. Commission change, (s)to Staff recommendation: a. Commission recommended denial of the townhome project in favor of office uses as allowed under the current PUD. 5. Outstandingissue(s)ssue(s) for City Council: a. None Page 11 Meridian City Council Meeting Agenda February 4,2020— Page 138 of 298 C. The Meridian Citv Council heard these items on January 21,2020.At the public hearing.the Council voted to deny the subject MDA. PP and RZ requests. 1. Summary of the City Council public hearing a. In favor: Scott Noriyukj,Applicant's Representative and Taylor Schmidt b. In opposition: Janie Pollman,Pam Fiscus,Penny Fisher and Cheryl Tollman c. Commenting: Justin Lucas.ACHD d. Written testimony: Ron Ramza e. Staff presenting application: Sonya Allen £ Other Staff commenting on application: Joe Bongiorno 2. Key issue(s)of public testimony: a. Increased traffic on already congested streets. b. Selway and future resident's of the proposed development using Kelly Creek and Lochsa Falls private amenities. C. Over-crowding-of the schools. d. Housing diversity in northwest Meridian. e. Price range of the proposed residential units. f. Number of estimated trips generated by the proposed development. g_ Method of obtaining_petition signatures. 3. Key issue(s)of discussion by City Council: a. Proposed parking for the development and providing additional parking along the north boundary to mitigate parking concerns associated with the Selway Apartments. b. Design of the proposed residential units. c. Viability of office uses developing on the property. d. Proposed density of the development. 4. City Council change(s)to Commission recommendation: a. None Page 12 — Meridian City Council Meeting Agenda February 4,2020— Page 139 of 298 VIL EXHIBITS A. Rezone Legal Description and Exhibit Map RE-ZONE DESCRIPTION FOR R15 ZONE GODDARD CREEK TOWNHOUSE SUBDIVISION Lot 2,Block 1 of Goddard Creek Subdivision as filed in Book 114 of Plats at Pages 17060 through 17062 and a portion of the SE 114 of the SW 114 of Section 26, TAN., RAW.,B.M.,Meridian,Ada County, Idaho more particularly described as follows: BEGINNING at the NW corner of said Lot 2-, thence along the along the North boundary line of said Lot 2 South 88°5636" East,476.28 feet to the NE corner of said Lot 2; thence along the easterly boundary line of said Lot 2 the following 5 courses and distances, thence South 00°31'll 7"West, 107.36 feet; thence 7.85 feet along the arc of a non-tangent curve to the right, said curve having a radius of 30.00 feet,a central angle of 14°59'49"and a long chord which bears South 08'06'33"West,7.83 feet; thence South 15'3633"West,96.54feet: thence 131.94 feet along the arc of a nvn-tangent cure to the left,said curve having a radius of 252,00 feet,a central angle of 29°59'51"and a long chord which bears South 00°36'25"West, 130.43 feet; thence South 14°23'27"East, 58-02 feet; thence continuing along the easterly boundary line of said Lot 2 and the southerly extension thereof South 00"37'38"West,78.37 feet to a point on the South boundary line of said Section 26; thence along said South boundary line North 89°58'46"West,468.83 feet; thence leaving said South Boundary line and along the West boundary line of said Lot 2 and the southerly extension thereof North 01'01'14''East,473.31 feet to the POINT OF BEGINNING- Containing 5.03 acres,more or less. 7729 � .SjtiJl�a OF C-C Page 13 Meridian City Council Meeting Agenda February 4,2020— Page 140 of 298 W. SELWAY RAPIDS LN. 588'58'36"E 476.28'_ ——4——— REAL POINT 3 I OF BEGINNING N r I C1 I , M MI +� � i+1 U vl BLOCK 1 0 wl 5,03 ACRES a 4 � n ZI Z I 1 I S14'23'27"E I �58.02' I 1---50'37'38"W 78.37' Ap N88756'4B"V4 458.83' dY CURVE TABLE CURVE RADIUS LENGTH CHORD DIST. CHORD SRO ❑ELTA C1 30.00 7•B5 T83 N.B'06'33"E 14'59'49" 02 252.00 131.94 13D.43 S0'3B'25`W 29'59'51" a R 25 100 300 C 7729 GZ pT� \pa 4 SCALE: 1" I DAH Q EXHIBIT DRAWING FOR g955 W.EpERAL1I ST R15—REZONE DESCRIP 90N s�T ram. SURVEY ioeie�ea�sruaara GODDARD CREEK TOWNHOUSE SUBDIVISION � GROUP, LLC j=ATEO W THE SE 1/4 OF THE 5W 1/4 T*SECnaN 25.TAN..RAW-S.M.. OW0.DATE IEm61AN,ADA CWNTY.IDA" 5/13/2614 Page 14 — Meridian City Council Meeting Agenda February 4,2020— Page 141 of 298 B. Preliminary Plat(date: 10/15/2019) �SY�BOLS W vI GODDARD CREEK TOWNHOMES EF—E�=1rE— �Oz _ o� PRELIMINARY PLAT 5.N �z a RE-SUBDIVISION OF LOT 2 BLOCK1,GODDARD CREEK SUBDIVISION, ` 0ww TAN,R.IE,SEC.26,ADA COUNTY,MERIDIAN,IDAHO .._..fig Z r 2019 ZZI "xawnr-,wnnrNcn�s QWA WO y 11—ao ox o Icx of s xEs oExrwL , ____ ax.n - -_ ____ ona�x !I LINETYPES:w Q CL tom'- --- - ---- C w —---- rv. o — mow<w ABBREVIATIONS:mm — ..M.x.s, .mwvoe_� - �zw mm®oxc ddm' . �z wnxae, °` cEz.xx siuMunzq �� Yw�vau 7V BL5 SECnoN s ��,_ Page 15 — Meridian City Council Meeting Agenda February 4,2020— Page 142 of 298 C. Landscape Plan(date: 10/18/2019) PLANT SCHEDULE ..LL Oe 2,T , zoxEo Fxsmxx�ocxr nL =*Q ��•�' """" ""`" W.SELWAY RAPT S LN ,,;" ;^.o,.. ��'^" •P' E �r" ""mow^' .-ryxe�e � ... m,= IAI✓SA O nV^�Y—w:u�."VSrinuu ,e.i ,=qx,<we. iON.B4 e - N,' � O ~"n".nF�..��pr.w xsx =y..,.e• Q e CREEx�pR 1 '� �� mr�xrnm rt�ec o mswo�wa "� xuxuy°c <xeLY1Yh Q =pr..,"we• � 0 z A a a CITY RECU I REM ENTS PRE-PLAT QWi a. i' ��. .. �Es ��o z 9 o a W.M[MILLA�I RD. cams x sm.r Fa O 1 p g LANDSCAPE PLAN o�s�T o=MT'ao LEGEND: SITE DEVELOPMENT FEATURES n,�es�1A?jN°T'*'s' srEessseRr r.Tx rmm aussa �o.�.riory Leew+egEe-pwa,r T.>.r Type Ta��Ta=uro niTr�aTion.ow r,ErnvaL wTirr.Tree E n� o a'xc.T.WxupHi irtpx TExcu✓u teEE vETa,L�,Lrsml . OWNER DEVELOPER s ENGINEERS N V IC NITY MAP �. s.�T.rozo vix.L, ci,�«,Ee veTniL a.szm� wvivwTe n ae`e'"iw,sF.zmmm. xnms.in sTse �`mun .�io e3ssi ww io a m =L1.0 Page 16 Meridian City Council Meeting Agenda February 4,2020— Page 143 of 298 Puoel7 -- D. Rendering&Conceptual Elevations �odd�� cr(?(?& 2TOw0 Opo(?19 -.... - uxoxmaex saArt • �_ L-ocation Map Projcct Data w SFLVVAY RAPios LN. Family and Community - If rl �.} w U � w.WMILLAN RD. Architectural Renderings AEVELOVER OWNER ChrySail / dlHlf+"iIFCK& K.a 4 Page 18 — Meridian City Council Meeting Agenda February 4,2020— Page 145 of 298 M — _ ll� FM n 1 n -- Chrysalis GODDARD CREEK TOWNHOUSES fxpir 0 0 0 0 m D 0 n 0 Chrysalis GODDARD CREEK TOWNHOUSES Page 19 — Meridian City Council Meeting Agenda February 4,2020— Page 146 of 298 V� rgal,is l GODDARD CREEK TOWNHOUSES L / , � I 2�I �„ wEST s��wav PwalosuNF, -- - ' � 4i 2B'x66'UNIT(ATf0.CXF�! �'r,.L -..� �_ - ,''��,� � zs•wr uxlT touaLEx! . „ 36'e60'UNIi{DUPLE%! rL �— - �— �1 � lxorvlouAluxrt Iq ST MCMaiRN Chrysalis GODDARD EREEK]OWNHDUSES Page 20 Meridian City Council Meeting Agenda February 4,2020— Page 147 of 298 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION a. The existing utilities to serve this evelopment are stubbed in from AUM-Hilk-mv-4-k-o-p-Ad- order to facilitate, th -1,11--m-A shall rdm Wa department to - the access r--- 6. An mihibit shall b@ soboti*Wd with t @ final plat apph@a6@n f@r-th@ Wts ao@@sg�� Page 21 Meridian City Council Meeting Agenda February 4,2020— Page 148 of 298 El voqmw building PoFfflit applications; one do-i 10, The front Ofthe townhome units proposed on[sots 36 49,Block!shall t irds the 44, The applicant shall provide three (3) distinct devations for-Cho deavelopme.A. the applicant shall provide the twe a_--tiona— be in alig"m proN4do wwi-m- ptIblio fight of way, Mini Gity Page 22 Meridian City Council Meeting Agenda February 4,2020— Page 149 of 298 )) and appr-Ov@4 pf-ior-to plan appfova6 single point 00HROO40*404he OulinalLy Shall be F-equir-Od. 1fa sing!- sly •.• Q 1 n ,.._a U n O Tl:,.t_:,.t i7,.,.l al. l._...,.t..._a..._......,.._� • pe Page 23 Meridian City Council Meeting Agenda February 4,2020— Page 150 of 298 P�gi�pm shall be,FOq- spa@@s of dFainage faeflity within this pr-pjeot that —0 0, the,jwisdkoti f- -S. This mtifi F,_........,_...,. :.,.F,_.,......,. &E DE n t , No PRA—f-lo , . . Page 24 Meridian City Council Meeting Agenda February 4,2020— Page 151 of 298 n_ Tin cn� n i 4. WEST ADA SCHOOL DISTRICT(WASD) http://weblink.meridianciU.org/WebLink8/0/doc/177333/Pa eg l.aspx 5. ADA COUNTY HIGHWAY DISTRICT(ACHD) http://weblink.meridianciU.org/WebLinkB/0/doc/177314/Pa el.aspx IX. FINDINGS A. 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 Council finds the proposed density and associated R-15 zoning designation is not consistent with the applicable provisions of the Comprehensive Plan and supports office uses developing on the site. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Council does not find that the proposed map amendment and subsequent development will contribute to the range of housing opportunities available in the northern portion of the City. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Council finds that the proposed zoning amendment will be materially detrimental to the public health, safety, or welfare with the increased traffic. Page 25 — Meridian City Council Meeting Agenda February 4,2020— Page 152 of 298 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 Council finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation(as applicable)is in the best interest of city. The rezone of this property is not in the best interest of the City. B. PRELIMINARY PLAT(UDC 11-613-6) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The Council finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; The Council finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers) 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Because City water and sewer and any other utilities will be provided by the developer at their own cost, the Council finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; The Council relied on comments from the public service providers (i.e., Police, Fire,ACHD, etc) to determine this finding. (See Exhibit B for more detail) 5. The development will not be detrimental to the public health, safety or general welfare; and The Council finds platting of this property would be detrimental to the health, safety, or genneal welfare (increase density and impacts to the surrounding neighborhoods). The Council considered all public testimony presented when determining this finding. 6. The development preserves significant natural, scenic or historic features. The Council is unaware of any significant natural, scenic or historic features that need to be preserved with this development. C. PRIVATE STREET(UDC 11-3F-4) 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; The design of the proposed private streets complies with the standards listed in UDC 11-3F-4. See analysis in Section Vfor more information. Page 26 Meridian City Council Meeting Agenda February 4,2020— Page 153 of 298 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 Staff does not anticipate the proposed private streets would cause any hazard,nuisance or other detriment to persons,property or uses in the vicinity if they are designed as proposed and constructed in accord with the standards listed in UDC 11-3F-4B. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. The location of the private streets does not conflict with the Comprehensive Plan and/or the regional transportation plan. Both ACHD policy and the UDC prohibits access to McMillan Road if local street access is provided. With the development of the property to the north, staff finds that local street access has been provided via a private street. 4. The proposed residential development(if applicable)is a mew or gated development. The proposed residential development includes a mew. D. ALTERNATIVE COMPLIANCE In order to grant approval for alternative compliance,the director shall determine the following findings: 1. Strict adherence or application of the requirements is not feasible; OR Access to this development is provided by a private street and the UDC restricts access to McMillan Road, an arterial street. Because the property is not served by internal public streets,the Director finds strict adherence to the UDC is not feasible and approves the request for the common driveways to take access from the private streets as proposed. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the infill development proposed by the applicant as a whole provides an equal or superior means for meeting the requirements in that it contributes to the unique character of the area,provides open space and amenities in excess of UDC standards and provides diversity in housing types available within the City. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of the surrounding properties. The Director finds that the proposed alternative means will not be detrimental to the public welfare or impair the intended use/character of the surrounding properties and will actually contribute to the character and variety of housing types in this area of the City. Page 27 Meridian City Council Meeting Agenda February 4,2020— Page 154 of 298