Z - Findings Signed 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
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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.
Page 4
Meridian City Council Meeting Agenda February 4,2020— Page 131 of 298
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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.
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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
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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.
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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.
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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.
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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
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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
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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
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OF C-C
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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
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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
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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
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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
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LINETYPES:w Q
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tom'- --- - ---- C w —----
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ABBREVIATIONS:mm
—
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. �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'
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e CREEx�pR 1 '� �� �� mr�xrnm rt�ec o mswo�wa "� xuxuy°c <xeLY1Yh Q
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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
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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
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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
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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!
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Chrysalis GODDARD EREEK]OWNHDUSES
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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��
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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
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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.
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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.
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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.
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Meridian City Council Meeting Agenda February 4,2020— Page 154 of 298