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PZ - Staff Report
STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING March 19, 2020 DATE: Continued from: March S, 2020 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0134 Hill's Century Farm North LOCATION: Southeast corner of S. Eagle Rd. and E. Amity Rd., in the SW '/4 of Section 33, T. 3N., R.IE I. PROJECT DESCRIPTION C� fIEN! DIAN�-- .►AHO The Applicant requests approval of the following applications: • Modification to the existing development agreement for Hill's Century Farm Commercial (H- 2018-0127, Inst. #2019-033207) to update the conceptual development plan and certain provisions of the agreement to allow for the development of a self-service storage facility and retail/professional office uses where single-family residential uses are currently approved; • Rezone of a total of 39.9 acres of land from the R-8 zoning district to the C -N (4.9 acres), C -C (4.35 acres), and R-15 (30.65 acres) zoning districts; • Preliminary plat consisting of 147 building lots and 18 common lots on 43.02 acres of land in the R-8, R-15, C -N and C -C zoning districts; • Planned unit development for an age -restricted 55 and older gated community with deviations from certain development standards; • Conditional use permit for a 73,730 square foot 443 -unit self-service storage facility on 3.89 acres of land in the C -C zoning district; • Private streets for access to single-family attached and detached units in a gated development; and, • Alternative compliance to UDC 11-3F-4A.4b to allow 124 units accessed off private gated streets; and to 11 -3F -4A.6 to allow 2 common driveways off private streets. Page 1 II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 43 Existing/Proposed Zoning R-8 (Medium -Density Residential) and C -N (Neighborhood Business) Future Land Use Designation MU -N (Mixed Use — Neighborhood) Existing Land Use(s) Vacant/agricultural land, (2) single-family homes and a cell tower Proposed Land Use(s) Single-family residential, self-service storage facility and retail/office Lots (# and type; bldg./common) 147 buildable lots/ 18 common lots Phasing Plan (# of phases) 4 phases (2 residential & 2 commercial) Number of Residential Units (type 137 single-family attached and detached of units) Density (gross & net) 4.07 units/acre (gross); 7.28 units/acre (net) Open Space (acres, total 5.55 acres (16.4%) [%]/buffer/qualified) Amenities 2 amenities required; a clubhouse, swimming pool, segment of the multi -use pathway system, and outdoor activity complex (specific amenities in this area are to be determined at CZC review o the clubhouse) are proposed Physical Features (waterways, None hazards, flood plain, hillside) Neighborhood meeting date; # of November 14, 2019; 5 attendees (see sign -in sheet attendees: included in application) History (previous approvals) CPAM-15-001, AZ -15-004 (DA #2015-061375); H-2016- 0092 (MDA #2016-119080); H-2018-0087 (CUP for cell tower); H-2018-0127 (MDA - 2" d Addendum to DA #2019-033207) B. Community Metrics Description Details Page Ada County Highway District • Staff report (yes/no) Yes (a Traffic Impact Study was not required) • Requires ACHD No Commission Action Access (Arterial/Collectors/State Hwy/Local)(Existing and Proposed) Traffic Level of Service Stub Street/Interconnectivity/Cros s Access _ Existing Road Network Existing Arterial Sidewalks / Buffers Proposed Road Improvements Access is proposed from the west via S. Eagle Rd. (W. Rockhampton St.) and from the north via E. Amity Rd. (S. Tavistock Ave.), both arterial streets; from the south via S. Wayland Ave., a local street; and from the east via Hill Park St. Better than "E" (Acceptable level of service for a 2 -lane principal/minor arterial is "E") Stub streets are proposed to be extended into this site from the south boundary (S. Wayland Ave.) and from the east boundary (Hill Park St. — approved but not yet constructed) None loreTa Amity Rd.: Widen pavement to 17' from centerline & construct 5' detached sidewalk 36' from centerline Page 2 Description Details Page Eagle Rd.: Widen pavement to 17' from centerline & construct 5' detached sidewalk 41' from centerline Distance to nearest City Park Hillsdale City Park is in the development process at the project's east (+ size) boundary Priority 3 Fire Service • Distance to Fire Station 1.8 miles • Fire Response Time 3:00 minutes (under ideal conditions) from Station #4 7:09 • Resource Reliability 78% - does not meet the target goal of 80% or greater • Risk Identification 1 and 3 — current resources would be adequate to supply service the 10:42 proposed project • • Accessibility Meets all required access, road widths & turnarounds • Special/resource needs Aerial device not required • • Water Supply Residential requires 1,000 gallons/minute for one hour; Storage requires 0.78% 1,500 allons/minute for two hours Police Service • Distance to Police 4 miles Station • Police Response Time Priority 3 3:48 Priority 1 7:09 Priority I 10:42 • Calls for Service 257 (in RD `M779') • % of calls for service % of P3 CFS 0.78% split by priority % of P2 CFS 51.75% % of PI CFS 37.74% % of PO CFS 9.73% • Crimes 14 (in RD `M779') • Crashes 6 (in RD `M779') West Ada School District • Distance (elem, ms, hs) Enrollment capacity i es • Capacity of Schools **Silver Sage Elementary" 307 405 Dew. to Schoo 4.6 miles • # of Students Enrolled Lake Hazel Middle School 1085 1000 1.9 miles Mountain View High School 2262 2400 4.1 miles Wastewater • Distance to Sewer Directly adjacent to site Services • Sewer Shed South Black Cat trunkshed • Estimated Project Sewer See application ERU's • WRRF Declining 13.82 Balance • Project Consistent with Yes WW Master Plan/Facility Plan • Impact/Concerns Manholes cannot be located in landscaped areas unless they are located within an access road per City standards provided. Water • Distance to Water Directly adjacent to site Services • Pressure Zone 4 Page 3 escri tion Details • Estimated Project Water See apI ERU's • Water Quality None • Project Consistent with Yes Water Master Plan • Impacts/Concerns A portion of the proposed 8" water main will need to be upsized to 12". The reason for the 12" size is for future abandonment of the existing 12" in Eagle Road due to avoiding utilities crossing the roundabout at the Amitv intersection. C. Project Area Maps Future Land Use Map Aerial Map Zoning Map Planned Development Map Page 4 Note: The subject property also includes a 172'x 709'+/- remnant piece of R-8 zoned land on the northern portion of the east side of the site (not included in the selected area on the above maps) that was left out of the preliminary plat for Hill's Century Farm Commercial Subdivision to the east (see zoning map above with arrow pointed toward referenced area). This area was allowed to be included in a future plat with the property to the west (i.e. the subject property). III. APPLICANT INFORMATION A. Applicant: Martin L. Hill, Hill & Hill Properties — 3625 E. Amity Rd., Meridian, ID 83642 B. Owner: Same as Applicant C. Representative: Michael D. Wardle, Brighton Corporation — 2929 W. Navigator Dr., Meridian, ID 83642 IV. NOTICING Planning & Zoning PostinLy Date Notification published in 2/14/2020 newspaper Notification mailed to property owners within 300 feet 2/11/2020 Applicant posted public hearing notice on site 3/8/2020 Nextdoor posting 2/11/2020 V. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan) City Council Posting Date (Note: This project was submitted prior to the new Comprehensive Plan being adopted; therefore, this project will be reviewed under the previous Plan) The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates this property as Mixed Use — Neighborhood (MU -N). The purpose of the Commercial designation is to assign areas where neighborhood -serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominantly single - use developments by incorporating a variety of uses. Land uses in these areas should be primarily residential with supporting non-residential services. Non-residential uses in these areas tend to be smaller scale and provide a good or service that people do not travel far for (approximately one mile) and need regularly. Employment opportunities for those living in the neighborhood are encouraged. Connectivity and access between non-residential and residential land uses is particularly critical in MU -N areas. Tree -lined, narrow streets are encouraged. Developments are also encouraged to be designed according to the conceptual MU -N plan depicted in Figure 3-1 in the Comprehensive Plan. Residential densities should comprise a minimum of 40% of the development area at densities ranging from 6 to 12 units/acre. The majority of the site (more than the minimum 40%) is proposed to development with single-family residential attached and detached homes at a gross density of 4.07 units/acre; the remainder of the site is proposed to develop with non-residential services consisting of a self-service storage facility and commercial retail/office uses. Although multi -family or duplexes aren't proposed as a transition Page 5 between single-family homes and the commercial uses as depicted on the conceptual MU -N plan in the Comprehensive Plan, attached dwellings on smaller lots are proposed along the northern shared boundary. Although Staff would prefer more of a transition in uses in this area, the required 25' wide landscaped buffer on the commercial property and the 6' tall cedar fence proposed along the residential boundary will assist in buffering the residential from the commercial uses. The north phase of the residential area will have narrow (i.e. 29') tree -lined streets. The storage facility will provide a needed service for area residents and the commercial uses should provide employment opportunities and services for residents in the area. 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): • "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 single family attached and detached homes with standard and age qualified (SS+) options will contribute to the variety of housing types available in the City. • "Provide housing options close to employment and shopping centers." (3.07.02D) The proposed development will provide housing options in close proximity to office and commercial uses planned to develop in this area. • "Require open space areas within all development." (6.01.O1A) An open space exhibit is included in Section VIII.G that complies with the minimum UDC standards listed in UDC 11-3G-3. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (3.01.0117) The proposed development is currently within the City and urban services can be provided to this development. • "Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D) One (1) public street access (W. Rockhampton St) is proposed via S. Eagle Rd. and one (1) public street access (S. Tavistock Ave) is proposed via E. Amity Rd. Staff is of the opinion the proposed accesses shown in Section HITE are acceptable unless otherwise restricted by the City Council and/or ACHD. • "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) Detached sidewalks are proposed throughout the development along internal local streets and adjacent to abutting arterial streets (i.e. Eagle Rd. & Amity Rd.). There are no pathway connections to this development from the south except for the sidewalk along the stub street to this property. A pathway stub is proposed to the commercial portion of the development to the north for interconnectivity. A micro path connection is also proposed mid -block at the west boundary of the site connecting to the sidewalk along S. Eagle Rd. In reviewing development applications, the following items will be considered in all Mixed Use areas, per the Comprehensive Plan (pgs. 23-24): (Staffs analysis in italics) • "Residential densities should be a minimum of six dwellings/acre." The gross density for the overall residential portion of the development is 4.07 units per acre with a net density of 7.28 units per acre, which is consistent with the density range in the Development Agreement of 4 to 8 units/acre (net) previously approved for this project. Page 6 • "Where feasible, higher density and/or multi -family residential development will be encouraged, especially for projects with the potential to serve as employment destination centers and when the project is adjacent to US 20/26, SH -55, SH -16 or SH -69." Medium density single-family residential uses are proposed; this project is not adjacent to a State Highway although it is within a mile of E. Lake Hazel Rd., a mobility corridor. "A conceptual site plan for the entire mixed-use area should be included in the application." A conceptual development plan was submitted for the proposed mixed use development, included in Section VIII. C. "In developments where multiple commercial and/or office buildings are proposed (not residential), the buildings should be arranged to create some form of common, usable area, such as a plaza or green space." Staff recommends the future buildings in the retail/professional office area are arranged in accord with this provision. To ensure future consistency with this provision, Staff recommends a concept plan for that overall area is submitted prior to the City Council hearing that demonstrates how this will be accomplished. "The site plan should depict a transitional use and/or landscaped buffering between commercial and existing low- or medium -density residential development." There are no existing residential uses, only proposed residential uses, adjacent to the commercial portion of the development; a minimum 25' wide dense landscape buffer landscaped per the standards listed in UDC 11 -3A -9C will be required on the commercial property with development. • "A mixed-use project should include at least three types of land uses [i.e. commercial (includes retail, restaurants, etc.), office, residential, civic (includes public open space, parks, entertainment venues, etc.), and industrial]. Exceptions may be granted for smaller sites on a case-by-case basis." The proposed development will include a mix of residential, commercial retail, office, and industrial (storage units) uses as desired. • "Community -serving facilities such as hospitals, churches, schools, parks, daycares, civic buildings, or public safety facilities are expected in larger mixed-use developments." Medical offices (St. Luke's), a City Park (Hillsdale), the YMCA and an elementary school (Hillsdale) all exist within % mile to the east of this site. "Supportive and proportional public and/or quasi -public spaces and places including but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools are expected; outdoor seating areas at restaurants do not count." A City Park abuts the east boundary of this site and an elementary school, YMCA and small library is on the east side of the park. A site plan is not included for the retail/office portion of the development. The Applicant should design this area with buildings arranged to create some form of common, usable area, such as a plaza or green space in accord with this provision. • "All mixed-use projects should be directly accessible to neighborhoods within the section by both vehicles and pedestrians." The commercial portion of the development will be accessible to the residential neighborhood by vehicles via a local public street; a pedestrian connection is proposed at the north boundary of the residential area to the commercial area. • "Street sections consistent with the Ada County Highway District Master Street Map are required within the Unified Development Code." The Master Street Map does not depict any streets across this property. Page 7 • "Because of the existing small lots within Old Town, development is not subject to the Mixed - Use standards listed herein." The proposed development is not within Old Town; therefore, this provision is not applicable. In reviewing development applications, the following items will be considered in MU -N areas, per the Comprehensive Plan (pg. 25): (Staffs analysis in italics) • "Development should comply with the items listed for development in all Mixed Use areas." See previous section and associated analysis. "Residential uses should comprise a minimum of 40% of the development area at densities ranging from six to 12 units/acre." With the 26 independent living units planned to the east of the single-family portion of the development, the overall gross density of the residential area is 4.4 units/acre (7.35 units/acre net), which is below the desired target range of the MU -N designation but within the range listed in the DA of 4 to 8 units/acre (net). "Non-residential buildings should be proportional to and blend in with residential buildings." Concept elevations submitted for the storage facility while somewhat proportional in height, do not "blend" with the residential buildings in color, materials or design; concept elevations were not submitted for the commercial retaiUoffice or independent living portions of the development. To ensure consistency with this provision in the future, Staff recommends the Applicant make changes to the storage facility elevations to comply with this provision and submit concept elevations for the commercial buildings and independent living units that demonstrate a cohesive design that is proportional to and blends with the single-family residential buildings prior to the City Council hearing. In the alternative, design guidelines may be submitted for the overall development that demonstrate consistency with this provision. "Unless a structure contains a mix of both residential and office, or residential and commercial land uses, maximum building size should be limited to a 20,000 square -foot building footprint. For the development of public school sites, the maximum building size does not apply." Residential uses are not proposed with the commercial retail and office uses. None of the structures within the storage facility exceed the 20,000 square foot (sf.) building footprint. Future commercial retail/office buildings (without residential uses) should not exceed 20,000 sf. • "Supportive and proportional public and/or quasi -public spaces and places such as parks, plazas, outdoor gathering areas, open space, libraries, and schools should comprise a minimum of 10% of the development area. Outdoor seating at restaurants do not count towards this requirement." A City Park, YMCA, and elementary school exist to the east of this site and comprise over 10% of the MU -N designated area. "Where the development proposes public and quasi -public uses to support the development above the minimum 10%, the developer may be eligible for additional residential densities and/or an increase to the maximum building footprint." Public and quasi public uses have already been developed or are in the development process directly to the east of this site exceeding the minimum 10%. No such increases to density or building footprint are requested. VI. UNIFIED DEVELOPMENT CODE ANALYSIS (UDC) A. DEVELOPMENT AGREEMENT MODIFICATION (MDA) A modification to the existing Amended Development Agreement (H-2018-0127, Instrument #2019-033207) is proposed consisting of an update to the conceptual development plan for the Page 8 site and text changes to some of the provisions in Section #5.1 of the agreement as noted in Section VIII.A of this report. The existing approved concept plan depicts a bubble plan for medium density residential, a proposed cell tower, commercial (C -N zoned), elementary school, YMCA, City Park, library, and health center complex uses on the site. The proposed plan still includes these uses but amends the northern portion of the residential area to also include self-service storage and retail/professional office uses; and amends the southern portion of the commercial (C -N zoned) area to also include independent living, and assisted living (see Section VIII.A). The northern portion of the site proposed for storage and commercial uses is proposed to be rezoned from R-8 to C -N and C -C and the portion proposed for independent living is proposed to be rezoned from C -N to R-15 to accommodate the proposed uses. Because the proposed uses are all listed as allowed uses in the applicable zoning districts per UDC Tables 11-2A-2 and 11-2B-2 and are uses that are desired within the MU -N FLUM designation, Staff is supportive of the proposed MDA. The proposed changes to the text of the agreement are noted in strike-out/underline format; Staff's comments in response to the proposed changes are noted in italic text. Staff is supportive of the proposed MDA request. B. REZONE (RZ) A rezone of a total of 39.9 acres of land from the R-8 zoning district to the C -N (4.9 acres), C -C (4.35 acres), and R-15 (30.65 acres) zoning districts is proposed, as depicted on the legal descriptions and associated exhibit maps in Section VIII.B. The proposed rezone and uses in these districts are consistent with the MU -N FLUM designation as discussed above in Section V; the C -C zoning district is requested for the storage facility as such uses are prohibited in the C -N district. The City may require a Development Agreement (DA) in conjunction with a rezone pursuant to Idaho Code section 67-6511A. In order to ensure future development as proposed with this application is consistent with the associated design elements of the Mixed Use FLUM designation, staff recommends new DA provisions are added to the proposed amended DA provisions included in Section VIII.A. C. CONDITIONAL USE PERMIT (CUP) - SELF-SERVICE STORAGE FACILITY A CUP is proposed for a 73,730 square foot (s.f.) 443 -unit self-service storage facility consisting of 8 structures ranging in size from 7,075 to 13,709 square feet on 3.89 acres of land in the C -C zoning district in accord with UDC Table 11-2B-2. Development of the facility should be consistent with the dimensional standards listed in UDC Table 11-2B-3 for the C -C zoning district. A variety of storage unit sizes are proposed ranging from 5' x 5' to 14' x 35' as shown on the schematic site plan in Section VIII.D. One hundred thirty two (132) of the storage units are proposed to be climate controlled. Specific Use Standards: The proposed use is subject to the following standards: (Staff comments in italics) UDC 11-4-3-34, Self -Service Storage Facility, as follows: Page 9 A. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial place of business. The manufacture or sale of any item by a tenant from or at a self-service storage facility is specifically prohibited. The Applicant shall comply. B. On site auctions of unclaimed items by the storage facility owners shall be allowed as a temporary use in accord with chapter 3, article E, "Temporary Use Requirements", of this title. The Applicant shall comply. C. The distance between structures shall be a minimum of twenty five feet (25'). The proposed site plan complies. D. The storage facility shall be completely fenced, walled, or enclosed and screened from public view. Where abutting a residential district or public road, chainlink shall not be allowed as fencing material. The perimeter buildings and a 6' tall fence (where no buildings are proposed) will screen the site from public view. E. If abutting a residential district, the facility hours of public operation shall be limited to six o'clock (6:00) A.M. to eleven o'clock (11:00) P.M. The site abuts planned residential uses along the south boundary; the Applicant shall comply. F. A minimum twenty five foot (25') wide landscape buffer shall be provided where the facility abuts a residential use, unless a greater buffer width is otherwise required by this title. Landscaping shall be provided as set forth in subsection 11-313-9C of this title. A 25' wide landscape buffer is proposed along the southern boundary of the site adjacent to planned residential uses; the buffer should be planted with a mix of materials (i.e. evergreen and deciduous trees, shrubs, lawn or other vegetative groundcover) that results in a barrier that allows trees to touch at maturity — more trees/shrubs should be added to achieve the desired barrier. To prevent incidences of crime in this area that isn't visible from a public street, Staff recommends the area is fenced off from public access in accord with CPTED (Crime Prevention through Environmental Design) guidelines. G. If the use is unattended, the standards in accord with section 11-3A-16, "Self -Service Uses", of this title shall also apply. See standards below. H. The facility shall have a second means of access for emergency purposes. A secondary emergency only access is proposed at the west end of the site via E. Amity Rd. as depicted on the site plan. 1. All outdoor storage of material shall be maintained in an orderly manner so as not to create a public nuisance. Materials shall not be stored within the required yards. Stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. The Applicant shall comply. J. The site shall not be used as a "vehicle wrecking or junk yard" as herein defined. The Applicant shall comply. K. For any use requiring the storage of fuel or hazardous material, the use shall be located a minimum of one thousand feet (1,000) from a hospital. No fuel or hazardous material will be stored on the site. UDC 11-3A-16, Self -Service Uses, as follows: Any unattended, self-service uses, including, but not limited to, laundromats, automatic teller machines (ATMs), vehicle washing facilities, fuel sales facilities, and storage facilities, shall comply with the following requirements. The Meridian Police Chief or designee may approve Page 10 alternative standards where it is determined that a similar or greater level of security is provided. A. Entrance or view of the self-service facility shall be open to the public street or to adjoining businesses and shall have low impact security lighting. B. Financial transaction areas shall be oriented to and visible from an area that receives a high volume of traffic, such as a collector or arterial street. C. Landscape shrubbery shall be limited to no more than three feet (3') in height between entrances and financial transaction areas and the public street. Staff has reviewed these standards and found the proposed plan to be in general compliance with these standards with the recommended conditions. Access: Access to the facility is proposed via a driveway from E. Amity Rd. on the east side of the site; the entry to the facility faces future commercial uses to the east. An emergency only access is proposed via E. Amity Rd. as depicted on the site plan. 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. 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 aren't 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. Signage should be provided at the ends of the common driveways on Lots 19 and 54, Block 1 for emergency wayfinding purposes as requested by the Fire Department. Parking: Off-street parking for the office associated with the storage facility is required to be provided in accord with the standards listed in UDC 11-3C-6. Based on 800 square feet for the proposed office, a minimum of one (1) space is required; a total of 4 spaces are proposed in excess of the minimum required. Landscaping: A 25' wide street buffer is required along E. Amity Rd. as set forth in UDC Table 11-2B-3, landscaped per the standards listed in UDC 11 -3B -7C; the proposed buffer complies with UDC standards. Landscaping is proposed in accord with UDC standards. A 25' buffer to residential uses is also required as discussed above. Sidewalk/Pathway: A detached sidewalk is required along E. Amity Rd., an arterial street, per UDC 11 -3A -17C. The Park's Department requests a 10' wide detached multi -use pathway is provided instead of a 5' wide sidewalk. Hours of Operation: Business hours of operation in the C -C district are limited from 6:00 am to 11:00 pm when the property abuts a residential use or district per UDC 11 -2B -3B consistent with UDC 11-4-3-34E. Building size: As discussed above in Section V, the Comprehensive Plan states, building size should be limited to a 20,000 s.£ building footprint if the structure doesn't have a residential Page 11 component with the office or commercial use; this applies to all fixture commercial retail/office on the site. The Applicant requested a deviation from this standard for the storage facility; however, none of the individual structures exceed 20,000 square feet, therefore, a deviation from this provision is not necessary. Building Elevations: Conceptual building elevations were submitted for the storage facility structures, included in Section VIILL Building materials consist of vertical reveal metal panels with stucco finish, fiber cement panels with metal channel reveals, and typical fascia with stone wall accents. Structures have step -backs for modulation along E. Amity Rd. As discussed above in Section V, the proposed elevations do not demonstrate a cohesive design that is proportion to and blends with the residential buildings within the development as desired in the MU -N FLUM designation. Therefore, the proposed concept elevations are not approved. Revised concept elevations (or design guidelines) should be submitted accordingly prior to the City Council hearing. Final design is required to comply with the design standards listed in the Architectural Standards Manual. Certificate of Zoning Compliance/Design Review: A Certificate of Zoning Compliance and Design Review application shall be submitted to the Planning Division and approved prior to submittal of building permit applications for the site. Prior to submittal of these applications the property is required to be subdivided. D. PRELIMINARY PLAT The proposed preliminary plat consists of a total of 147 buildable lots (137 residential and 10 commercial) and 18 common lots on 43 acres of land in the R-8, R-15, C -N and C -C zoning districts. A phasing plan is depicted on the plat that reflects four (4) phases of development (see Section VIII.E); however, the residential phase is anticipated to develop in one phase. The storage facility is proposed to develop first. Existing Structures/Site Improvements: There is an existing home and accessory structures at the northeast corner of the site that are proposed to be removed with development; these structures should be removed prior to the City Engineer's signature on the final plat for the phase in which they are located. There is also an existing home and accessory structure that is proposed to remain on Lot 150, Block 1, which complies with the dimensional standards (i.e. setbacks) of the R-8 district listed in UDC Table 11-2A-6. Dimensional Standards (UDC LL -2: All development should comply with the dimensional standards for the applicable district as follows: UDC Tables 11-2A-6 (R-8 district); 11-2A-7 (R-15 district); and 11-2B-2 (C -N and C -C districts). Design: All subdivisions are required to comply with the subdivision design and improvement standards listed in UDC 11 -6C -3C (i.e. streets, alleys, common driveways, block face, etc.). An exception to UDC 11 -6C -3A.1, which prohibits through properties is requested through the PUD (see analysis below). Access (UDC 11-3A-3): Access is proposed on the plat as follows: One (1) public street access (W. Rockhampton St.) via S. Eagle Rd.; one (1) public street access (S. Tavistock Ave.) via E. Amity Rd.; and one shared driveway access for the proposed storage facility and commercial retail/office development via E. Amity Rd. Staff believes the proposed access is consistent with the standards listed in UDC 11- 3A-3. Page 12 Private streets are proposed for internal access within the North Phase of the development (see analysis below); two (2) common driveways are also proposed off private streets. Private Streets: Private streets are required to comply with the standards listed in UDC 11-3F-4. Private streets are not intended for single-family developments other than those that create a common mew through the site design or that propose a limited gated residential development. Private streets are proposed within the North Phase of the development for access to proposed attached and detached units; two (2) gated entries and mews with alley accessed homes are proposed in the central portion of the development. The private street standards restrict development to no more than 50 dwelling units and don't allow common driveways off of a private street. The Applicant requests alternative compliance to UDC 11-3F-4A.4b to allow 124 units accessed off private gated streets; and to 11 -3F -4A.6 to allow 2 common driveways off private streets. Requests for alternative compliance are only allowed when one or more of the conditions in UDC 11 -5B -5B.2 exist. The Applicant's justification is, "The proposed design includes innovative design features based on "new urbanism," "neotraditional design," or other architectural and/or site designs that promote walkable and mixed use neighborhoods." The Applicant believes the unique site design of gated, private streets, alleys, and common driveways; and common areas and pathways in combination with the character and diversity of the proposed dwellings achieves the aforementioned objective. Further, the Applicant believes approval of the alternative compliance request will provide a superior means of meeting the requirements of the UDC as is the intent for requests for Alternative Compliance. For these reasons, the Director has approved the Applicant's request for private streets and alternative compliance as it meets the requirements for such a request; see associated Findings in Section XE and F. The Applicant or Owner shall have one year to complete the tasks listed in UDC I1 -3F -3B for final approval of the private streets proposed within the development. No building permit shall be issued for any structure using a private street for access to a public street until the private street has been approved. The Applicant should coordinate with Terri Ricks and Fire Dept. for addressing lots accessed by alleys without frontage on a public street. Address signage for wayfinding purposes should be provided in these areas as well as at the private street for homes accessed by common driveways. Pathways (UDC 11-3A-8): The Park's Dept. requests a 10' wide multi -use pathway is provided within the street buffers in place of sidewalks along S. Eagle Rd. and E. Amity Rd. within a 14' wide public use easement. The pathway should be depicted on a revised plan submitted with the final plat application. A pathway stub is proposed to the sidewalk along S. Eagle Rd. and to the commercial development to the north, which will extend along the east side of the service driveway adjacent to the commercial retail/office pads to the sidewalk along E. Amity Rd. Sidewalks (UDC 11-3A-1 : Sidewalks are required to be provided along all streets as set forth in UDC 11-3A-17. Five foot wide detached sidewalks with 8' wide parkways are proposed throughout the development in accord with UDC standards. As noted above, Staff recommends a 10' wide detached multi -use pathway is provided instead of a typical 5' wide sidewalk along S. Eagle Rd. and E. Amity Rd., as requested by the Park's Dept. Page 13 Parkways (UDC 11-3A-1 : Parkways are required to be constructed and landscaped in accord with the standards listed in UDC 11 -3A -17E. Eight -foot wide parkways are proposed with Class II trees adjacent to all streets within the development in accord with UDC standards. Landscaping (UDC 11-3B): A 25 -foot wide street buffer is required along S. Eagle Rd. and E. Amity Rd., both arterial streets, per UDC Tables 11-2A-7 and 11-2B-3, landscaped per the standards listed in UDC 11 -3B -7C as proposed. If the unimproved right-of-way is 10' or greater from the edge of pavement to the edge of sidewalk or property line, the developer shall maintain a 10' compacted shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative ground cover as set forth in UDC 11 -3B -7C.5; this appears to apply along E. Amity Rd. Parkways are required to be landscaped in accord with the standards listed in UDC 11-3A-17 and 11 -3B -7C as proposed. Open space areas are required to be landscaped in accord with the standards listed in UDC 11- 3G -3E as proposed. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5' wide landscaped buffer per UDC 11 -6C -3D.5. If applicable, depict landscaping in accord with this standard on a revised landscape plan. Qualified Open Space (UDC 11-3 : A minimum of 10% qualified open space is required to be provided for the residential development as set forth in UDC 11 -3G -3B. Based on a total of 33.64 acres for the residential area, a minimum of 3.36 acres is required to be provided; a total of 5.5 acres (or 16.4%) is proposed, which exceeds the minimum standards. This calculation does not include 8' wide parkways along internal streets which also qualify toward the qualified open space standards. Qualified Site Amenities (UDC 11-3 : Based on 33.64 acres for the residential area, a minimum of two (2) qualified site amenities required; a clubhouse, swimming pool, segments of the multi -use pathway system, and outdoor activity complex (specific amenities in this area are to be determined at CZC) are proposed in excess of the minimum standards. Waterways (UDC 11-3A-6): There are no significant waterways that cross this site other than possibly user ditches. All irrigation ditches crossing the site are required to be piped with development. Fencing (UDC 11 -3A -6,11-3A- • All fencing is required to comply with the standards listed in UDC 11-3A-7. Six-foot tall solid stained cedar fencing is proposed (or exists) along the perimeter boundary of the subdivision. Open vision wrought iron fencing and some closed vision fencing is proposed adjacent to internal common areas; fences abutting pathways and common open space that aren't entirely visible from a public street such as on the east side of Lot 107, Block 1, shall be revised to comply with the standards listed in UDC 11 -3A -7A.7. A detail of the open vision wrought iron fence that complies with the standards listed in should be included on a revised landscape plan. Utilities (UDC 11-3A-21): Utilities shall be installed with development in accord with the standards listed in UDC 11-3A- 21. Building Elevations: Conceptual building elevations were submitted for the single -story, single- family attached and detached dwellings in "Cadence", the age restricted 55 and older portion of Page 14 the development, included in Section VIII.I. Building materials consist of a variety of materials including vertical, horizontal and shake siding and stucco with stone/brick accents. Conceptual elevations were not submitted for the estate lots in the R-8 district along the southern boundary of the development. Final design of the attached structures is required to comply with the design standards listed in the Architectural Standards Manual. A Design Review application is required to be submitted to the Planning Division and approved prior to submittal of building permit applications for the single-family attached units; all attached structures are required to comply with the design standards listed in the Architectural Standards Manual. A Certificate of Zoning Compliance and Design Review application is required to be submitted for the clubhouse and swimming pool area and approved prior to submittal of a building permit application. The design of the structure is required to comply with the design standards listed in the Architectural Standards Manual. The Applicant requests approval for this area to be constructed prior to subdivision of the property; Staff is amenable to this request. E. PLANNED UNIT DEVELOPMENT (PUD) A Planned Unit Development is proposed to enable the provision of a mix of attached and detached age -qualified 55+ dwelling units that incorporate a variety of housing types and setbacks unique to unit and site design. The development is proposed to be gated for security purposes and have private streets, alleys and a common driveway for access to the units within the development. Setbacks: Deviations to the typical R-15 building setback requirements are proposed as noted below; and to UDC 11 -6C -3B.5, which requires alleys to be designed so that the entire length is visible from a public street. Although not visible from a public street as public streets aren't proposed within the PUD area, the entire length of the alleys are visible from internal private streets. "0Iq; W rfPM FRONT= GARAGE: 51M4 *MET SIMM RIARi RATIO- MrNT GOR46E iEMY SRA•' -'47 E743' IZA' STANWMI)-FWQNr6t61u4E 1$'-0' W -F 5-' 16-V 1$' • C ATrAQHEG 4 6E%%0%S&.AEAiffiNEAk*30WFM&" F&Nmwi No deviations to the setbacks are requested or approved to the setbacks along the periphery of the planned development in accord with UDC 11-7-4A.1. Through Properties: The UDC (11 -6C -3A.1) prohibits through properties except where it is shown that unusual topography or other conditions make it impossible to meet this requirement; through properties shall be limited to one street access on one frontage, designated by a note on the final plat. Lot 150, Block 1, where the existing home is proposed to remain, is a considered a "through" lot as it has frontage on two streets (E. Hill Park Ln. & W. Rockhampton Ct.). As part of the PUD request, the Applicant requests Council approval of an exception to this standard due to the unusual 2.57 acre size of the proposed lot, the northerly orientation and location of the residential structure, and its separation from the Page 15 detached shop structure 150' to the south to allow access to be provided from both streets (E. Hill Park Ln. for the home and W. Rockhampton Ct. for the shop). Parking (UDC 11 -3C - Off -street parking is required to be provided in accord with the standards listed in UDC Table 11- 3C-6 for residential uses, which requires parking pads to be provided in addition to garage parking spaces based on the number of bedrooms per unit (i.e. 1-2 bedroom units require 2 spaces per unit with at least one of those being in an enclosed garage, the other space may be enclosed or a minimum 10' x 20' parking pad; 3-4 bedroom units require 4 spaces per unit with at least two of those being in an enclosed garage, the other spaces may be enclosed or a minimum 10' x 20' parking pad). The standard — front garage and patio — front garage units allow for 20' parking pads but the traditional — alley garage and traditional — alley park side lots do not. An application for alternative compliance to the off-street parking standards listed in UDC Table 11-3C-6 for single-family dwellings shall be submitted and approved by the Director prior to the City Council hearing. Because 29' wide private streets are proposed within the development, parking is only allowed on one side of the street and should be provided on the street side adjacent to the alley accessed units rather than the patio homes with front accessed garages to allow for more spaces that aren't encumbered by driveways. An extra 30 parking spaces are proposed in the central portion of the development next to the community center which can accommodate guest parking in addition to on -street parking. Analysis of Compliance with PUD Standards (UDC 11-7-4) The proposed uses within the PUD area are interconnected through a system ofprivate streets and pathways through common areas. Buildings are clustered to enable larger, more usable areas for common use and enjoyment. A minimum of 80 square feet of private, usable open space is required to be provided for each unit; this requirement can be satisfied through porches, patios, decks and enclosed yards as set forth in UDC 11-7-4B. A variety of housing types are proposed consisting of conventional single-family detached homes on estate lots, single-family attached patio homes, traditional detached alley -loaded homes and traditional detached alley park side homes. The residential gross density of the north phase (i.e. age restricted portion) of the development is 4.66 units/acre with a net density of 9.03 units/acre, which is consistent with the Development Agreement provisions for desired density. VII. DECISION A. Staff. Staff recommends approval of the proposed DA modification, RZ, PP, CUP and PUD applications; the Director approved the request for ALT and tentatively approved the PS request. Page 16 VIII. EXHIBITS A. Existing & Proposed Conceptual Development Plans and Text Changes to Development Agreement Inst. #2019-033207 for Proposed Development Agreement Modification Existing Concept Plan: Propew RFVISEO Vpdafed Plan (dated: 1 ;9 1211IV201 )Awugk.vd b) t A3 iMFiyIUM DEMUTV RFO89MT1AL i 1 _ . } CENTURY FAM! COMMERCIAL ZUB OI V 51814 S2QNti, i:, ... FMu's C111MIRV FARM SU80PASION ,,....�.._�.�.. ,«. Proposed Concept/Bubble Plan: Page 17 i -HEALTHY LIVING Z � sutvsxlslaNr� WIEST AVA ILEVENI'ARY 3CM01- ----------------- ----------------- 1 INCAL CITY PAR., LMPART. NE.ILTH CENTER C06PPLFi7 FMu's C111MIRV FARM SU80PASION ,,....�.._�.�.. ,«. Proposed Concept/Bubble Plan: Page 17 Proposed Changes to the Text [pgs. 1-3 of Second Amendment to Development Agreement Inst. #2019-033207 (H-2018-0127): (Staffs comments in italics — not to be included in final DA) 1. OWNER/DEVELOPER shall be bound by the terms of the original Development Agreement, except as specifically amended as follows: 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. Owner/Developer shall develop the Property in accordance with the following special conditions: a. impr-eve S. Hillsdale Avenue as a ptiblie stfeet adjaeent to the east boundafy of this site as FeEttiir- No longer applicable (street has been constructed). b. Business hours of operation in the C -N district shall be limited from 6:00 am to 10:00 pm as set forth in UDC 11 -2B -3A.4, except for the YMCA which is allowed to operate from 5:00 am to 10:00 pm. The residential care facility use does not violate the limitation on the hours of operation. c. Future development of this site shall be generally consistent with the amended concept plans dated Deeembe . 19,241 -9 -October 30, 2019 included in the Staff Report attached to the Findings of Fact and Conclusions of Law from the modification to Development Agreement (14 20iz-�v 1 9 0127H-2019- 0 134) 1 7H-2019- 0134) attached hereto as Exhibit "A". (Updated per MDA request) d. Future development of this site should include a pedestrian pathway network that links the mixed use area with the residential and the elementary school/YMCA site as well as adjacent off-site properties. Vehicular connections should also be provided for interconnectivity within the site. e. The existing home in the R-8 zoning district that is proposed to remain at the south boundary of the annexation area midway between S. Eagle Road and S. Hevffy Lane Hillsdale Ave. shall be required to hook up to City water and sewer service within 60 days of services becoming available from the development of the adjacent R-8 zoned property, per MCC 9-1-4A; the existing home that fronts on E. Amity Road that is proposed to be removed with redevelopment of the site and the existing home that fronts on S. 14awfy Lane Hillsdale Ave. that is proposed to remain in the C -N district as long as the Hill's reside there are not required to hook up to City services. (Street name changed) f. The rear or sides of homes on lots that face S. Eagle Road and E. Amity Re shall incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. (No longer applicable — no homes are proposed along Amity Rd.) g. To ensure future development is consistent with the objectives and vision of the MU -N designation the following items will be considered in reviewing development applications: i. Community serving facilities (i.e. a school, park, YMCA, library, hospitals, churches, daycares, civic buildings, or public safety facilities) should be provided; ii. Publie and quasi publie spaees (i.e. > , open spaee, ° ; No longer applicable — these areas have been provided with development of the City Park, YMCA and library and elementary school at approximately 20% of the overall development area. iii. Street sections consistent with the Ada County Highway District Master Street Map are required; Page 18 iv. Neighborhood serving uses and dwellings should be integrated; V. Residential uses should comprise a minimum of 40% of the development area with net densities ranging from 4 to 8 units per acre with supporting non-residential services. Non-residential uses should be smaller scale and provide a good or service that people typically don't travel more than a mile for and need regularly; vi. Non-residential buildings should be proportional to and blend in with residential buildings; To ensure consistency with this provision in the future, Staff recommends the Applicant make changes to the storage facility elevations to comply with this provision and submit concept elevations for the commercial buildings and independent living units that demonstrate a cohesive design that is proportional to and blends with the single-family residential buildings prior to the City Council hearing. In the alternative, design guidelines may be submitted and included in the DA for the overall development that demonstrate consistency with this provision. vii. Employment opportunities for those living in the neighborhood are encouraged; viii. The mixed use project should be directly assessible to neighborhoods within the section by both vehicles and pedestrians; ix. Planning of the C -N property north of the park and YMCA shall consider appropriate visibility, parking and emergency access to the future neighborhood park. X. Sample uses appropriate in the MU -N area would include: townhouses, multi -family developments, neighborhood grocer, drug stores, coffee/sandwich/ice-cream shops, vertically integrated buildings, live -work spaces, dry cleaner/laundromat, salons/spas, daycares, neighborhood -scale professional offices, medical/dental clinics, gift shops, schools, parks, churches, clubhouses, public uses, and other appropriate neighborhood uses. h. A !andseape buffer- to r-esideotial uses is not required adjaeefft to the 1441 home at the southe The City Park is in the development process and the YMCA and school is already constructed; no buffer was required to the Hill property and this provision is no longer applicable. The annexation area shall be subdivided prior to issuance of any building permits beyond those required for the development of the school, YMCA and park site, and a wireless communication facility, the assisted livingfacility, acility, medical clinic, and the Hill's Century Farm North community center complex on common Lot 101 as shown on the revised conceptual development plan dated October 2-2 30, 2018 2019; the assisted living f4eility and medieal elinie shown on the detaile site plan appr-evedwith 14 2016 0092 Note: See Staffs recommended new DA provisions included in Section IX.A.1 that should be added to the existing/proposed DA provisions in this section as a provision of the subject Rezone request. Page 19 B. Legal Descriptions & Exhibit Maps for Rezone Overall Zoning Exhibit: o A �GN Hlllsdale �' City Park C HILL'S CENTURY FARM NORTH ZONING EXISTING / PROPOSED Page 20 ITY ROA km M141114 I. cl 510 1 DM 9233 WEST STATE STREET I BOISE, ID 83714 1 208.639.6939 1 FAX 2138.639.6930 June �3, 2019 Project No.: 18.137 EXHIBIT A LEGAL DMRIP71ON FOR REZONE TO C -N A parcel of land Eyeing a poitlon of the North 2/2 of the northwest 114 of Section 33, Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada County, Idaho and being more particularly described as follows: Commencing at a found aluminum cap marking the Northwest corner of said Section 33, which bears N8915'22"VVa distance of 2,66041feotfrom a found brass cap marking the North 1/4 corner of said Section 3�; Thence following the northerly line of the NW 1/4 of 5ecti❑n 33, 589"15'22"E a distance of 892.60 feet to the POINT OF BEGINNING. Thence fol lowingsaid northerly line, 589'15'22"E a distance of 609,12 feet to a paint; Thence leaving said northerly line, 500°15'11"W a distance of 350,17 feet to a point; Thence IN 89"15'22"W a distance of 612.42 feet to a point; Thence NOD'44'38"E a distance of 350316 feet to the POINT OF BEGINNING. Said parcel contains4.908 acres, more or less, and Is subject to all existing ease mentsand/or dghts-of-way 4f recofd urimpiied- Attached is EXHIBIT and by this reference made a part of. 12459 4' 0 F �qJ ENGINEERS I SURVEYORS I PLANNERS wwwv.krnengllp.corn Page 21 PQV I a COMMENCEMENT NW COR SECTION 33 POINT OF BEGINNING 592.60' SB9'15'22"f R/W R/w ro m E. ArnItV Road RASIS of BEARINGS 14691522W 266010' fi09. i 2' ° Total Rezone: 4.908± cc 2APN: 51133223[310 (POR.) o & 51133212403 (POR.) 1i¢ i " CURRENT TONING: R -B g L i PROPOSED ZONING; I C -N U1 M F91 0 M= ENMNFERS.SURVEYORS. PIANNERT 923} p1EST STAT€STREEf BUI55, i AR053714 PHONE j200I 938-8534 FAX (10M 639-6934 0ATEl. _ 5-1&QM PR KE- 18-157 SHEET: 1 OF 1 N69'15'22"W 612.02' UNPLATTED UNPLATTED Healthy Living Subdivision EN 0 150 300 600 1 "-300' LEGEND NORTH I/4 GDR SECTION 33 -RIw---elti'+ r I� Hill's Century Farm Commerclal Sub. No. 1 I �Rf4V R�41 R�hV I! I 0 BRASS CAP ALUMINUM CAP CALCULATED PONT REZONE BOUNDARY — - -- - —SECTION LINE -F;/w— RIGHT--OF-WAY LINE EXHIBIT 5 - REZONE TO C -N CENTURY FARM NORTH A PORTION OF THE N 1/2 NW 1/4 SECTION 33, T. 3 N., R. 1 E., B.M., ADA COUNTY, ID Page 22 '1 9233 WEST STATE STREET I BOISE, 0 83714 1 Z08.639$M 1 FAX MSS 639.6530 June 13, 2019 Project No.: 18-137 EXHIBIT A tl GAL DESCRIPTION FOR REZONE TO GC A parcel of land being a portion of the Northwest 1/4 of the Northwest 1/4 Of Section 33, Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada County, Idaho and being more particularly described as hollows; Commencing ata found aluminum cap markingthe Northwest corner of said Section 33, which bears h184°15'22"W a distance of 2,660.61 feet from a found brass cap marking the North 1/4 corner of said Sertlon 33; Thence following the northerly line of the NW 1/4 of Section 33, S89'15'22`E a distance of 350.16 feet to the POINT OF BEGINNING. Thence followingsaid northerly line, S89°15'22"E a distance of 54244 feettn a p❑int, Thence leaving said northerly line, SOWV38"W a distance of 350.16 foot to a point; Thence N89"15'22"W a distanee- Qf 539.24 feet to a point; Thence N40°13'13"E a distanoe of 35x.17 feet to the POINT OF BEGINNING. said parcel cnntalns 4.348 acres, more or less, and is subject to all existing easements and/or rights-of-way of record or Implied. Attached is EKHIBIT Band by this reference made apart of. ENGINEERS i SURVIVORS I PLANNERS wwwknengllp.cam Page 23 l POINT OF COMMENCEMENT NW COR SECTION 33 E. Am itV Road CALCULATED PRINT BASIS OF UEARING5 REZONE BOUNDARY [89'15'22"H' 2660,61' -- SECTION LINE 350.15' S89'1 5'2-2'E .42.44' _ 00,13,13,E Total Rezone: 4,34$± 500'44'36"W 350.17' APH: 31133223410 (POR.) 350-15' CURRENT ZONING: R—•8 PROP05ED ZONNIM C—C cu N89'18'20W 539.24' &am ENGINEERS . sovuOkS. PLANNERS 9733 w8r ITATE MEEF B015E, WHO 13714 PHONE J20BI 639-W39 Fax ;2N) 639-010 DATE. 4-14-2419 p RwE[r. 18-117 SHEET: 1 OF 1 UNPLATTE❑ N 0 150 300 50L 1 "-300' LEGEND UNPLATTEU Healthy Living Subdivision EXHIBIT B - REZONE TO C -C CENTURY FARM NORTH A PORTION OFTHE NW 1/4 NW 1/4 SECTION 33, T. 3 N., R. 1 E., B,M., ADA COUNTY, ID Page 24 BRASS CAP ALUMINIM CAP CALCULATED PRINT REZONE BOUNDARY -- — -- SECTION LINE Rlw — RIGHT--OP--WAY LINE EXHIBIT B - REZONE TO C -C CENTURY FARM NORTH A PORTION OFTHE NW 1/4 NW 1/4 SECTION 33, T. 3 N., R. 1 E., B,M., ADA COUNTY, ID Page 24 km MoMMEM 9233 WESTSTATE STREET I BOISE, ID 83714 1 208.639.6939 1 FAX 208.639.6930 Deo -ember 24, 2019 Project No, -184137 EXH113IT A LEGAL DESCRIPTION FOR REZONE TO R-15 A parcel of land being a portion of the North 112 of the Northwest 1/4 of Section 33, Township 3 North, Range 1 East, Boise Meridian, City of Meridian, Ada County, Idaho and being more particularly described as follows: Commencing ata found aluminurn cap markingthe Northwest corner of said Section 33, which bears NOO"13'13"E a distance of 2,677.50 feet from a found aluminum cap marking the West 1/4 corner of said Section 33; Thence following the westerly line of the Northwest 1/4 of Section 33, SOO*13'13" W a distance of 350.17 feet to the POINT OF BEGINNING. Thence leaving said westerly fine, 589°15'22"E a distance of 1,874.00feetto the subdivision boundaryof Hill's Century Farm Commercial Subdivision No. 3- (Book 115 of Plats at Pages 17,131through 17,134, records of Ada County, Idaho); 'thence following said subdivision boundary the following six (6) courses: 1. S00°4438"W a distance of 27.68 feet 2. 589`46'03"E a distance of 134.85 feet; 3. S00°44'38"W a distance of 29756 feet; 4. 567°16'19"W a distance of 13.96 feet; 5. N89°46'03"W a distance of 16.60 feet; 6, S0013'57"W a distance of 31.50 feet; Thence leaving said subdivision boundary, N89°46'03"W a distance of 175.28 feet; Thence 231.25 feet along the arc of a circular curve to the right, said curve having a radius of 500,00 feet, a delta angle of 26'29'58", a chord bearing of N76'31'04"W and a chord distance of 229.20 feet; Thence N63°16'05"VII a distance of 105.11 feet; Thence 184.36 feet along the arc of a circular curve to the right, said curve having a radius of 170.54 feet„ a delta angle of 61'57'08", a chord bearing of S59"33'30"W and a chord distance of 175.51 feet; Thence N89°27'52"W a distance of 52.53 feet; Thence 500°32'08"W a distance of 397.94 feet; Thence S60'37'07'W a distance of 157.72 feet; Thence N89°2752"W a distance of 583.30 feet; Thence 72.41 feetalong the arcof a curve to the right, said curve having a radius of 180,00 feet, a delta angle of 23°02'55", a chord bearing of N77°5624"W and a chord distance of 7132 feet; Thence N66"24'57"W a distance of 40.65 feet; Thence 215.16 feet along the arcof a curve to the right, said curve having a radius of 200.54 feet, a delta angle of 61°29'OR", a chord bearing of 559°4734"W and a chord distance of 204.99 feet; Thence N89'27'52"VV a distance of 273.35 feet to a point on the said westerly fine of the Northwest 1/4 of Section 33; Thence fallowing said westerly line, NCC °13'13"1 a distance of 913.07 feet to the POINT OF BEGINNING. ENGINEERS I SURVEYORS I PLANNERS www.kmenglip.com Said parcel contains 30.65 acres, more or I2ss, and is subject to all existing easements andjor rights -of -+Wray of record or implied, Attached is EXHIBIT B and by this reference made a part of. Page 26 POINT OF COMMENCEMENT AW COR SEC710M 33 E. Amity Road N5W15'22"W 2680.61' R — RJW-RJW _ _ RjW � F SD4'13'13"W 350.17' L1 n p l a tied Aft 51 1 3322301 0 (POR.) NORTH 1/4 COR SECTION 33 A R/W RA U n p�atted AM 51133212403 (POR.) 689°15`22"E 1874.DD' POINT OF L7�' BEGINNING N 63'1 5'05' W n N89'27'52�N 105.11' I _ Total Rezone: 30.65 AC t 52.53' Cl L6 vim APN, 51133223D1U (POR.) _ w APN: 51 1332 1 2403 (POR,} 1V89'46'U3i N CURRENT ZONING: R-0 175.8' Ln M PROPOSED ZONING: R-15 01 M c- i LW� 1•Y y C G LA V N66 2457"W .a z 40.65' JLn Ln fe NB9'27'S2" YI 583.30' S60'37'07' W = Lfi npiatked 157.72' 273.35' APN. 51133223010 (POR.) Hill's Century Farm Hill's Century Farm Subdivision Phase 1 Subdivision Phase 2 CURVE TABLE CURVE RADIUS LENGTH DELTA CHORD 9RG CHORD C1 504.04' 231.25' 2529'58" N7V31'D4"W 229.20' C2 170.50' 194.36•' 61'57'08' S59'33'30'W 175.51' C3 1 C4 I 204 WEST 1/4 COR SECTION 33 h3" ENGINEERS,SURVMRS PLANNERS 9233 WEST STATE 9;R£ET 80159, IDA14093714 PADN+ I�01639.6939 FAX {ZA3; 639-6930 DATE: IM4-2019 PROJECT: 25-137 SHEET: 1 OF 1 80.90' 72.41' ?3'02'55" N77 56'24W 71.92' .50' 215.16' 61'29'08' S59'47'34'VV 2D4.99' LEGEND 0 BRASS CAP 19 ALUMINUM CAP LINE TABLE LINE# LENGTH DIRECTION J 27.68 50'44'38"48 L2 - 134,85 S5W46'03"E L3 297.56 SD'4436"W L4 13.96 S6T16'19"VII L5 16.60 N89'46'03"W L6 31.50 S4' 13'57"W CALCULATED POINT REZONE BOUNDARY — — — — — SECTIDN LINE 0 150 304 60c, R/ RIGHT-OF-WAY LINE 'PARCEL LAVE 1 "= 300' EXHIBIT B - REZONE TO R-15 CENTURY FARM NORTH A PORTION OF THE IN 1/2 NW 1/4 5ECTJON 33, T. 3 N., R. 1 E., R.M., ADA COUNTY, ID Page 27 E r� CURVE TABLE CURVE RADIUS LENGTH DELTA CHORD 9RG CHORD C1 504.04' 231.25' 2529'58" N7V31'D4"W 229.20' C2 170.50' 194.36•' 61'57'08' S59'33'30'W 175.51' C3 1 C4 I 204 WEST 1/4 COR SECTION 33 h3" ENGINEERS,SURVMRS PLANNERS 9233 WEST STATE 9;R£ET 80159, IDA14093714 PADN+ I�01639.6939 FAX {ZA3; 639-6930 DATE: IM4-2019 PROJECT: 25-137 SHEET: 1 OF 1 80.90' 72.41' ?3'02'55" N77 56'24W 71.92' .50' 215.16' 61'29'08' S59'47'34'VV 2D4.99' LEGEND 0 BRASS CAP 19 ALUMINUM CAP LINE TABLE LINE# LENGTH DIRECTION J 27.68 50'44'38"48 L2 - 134,85 S5W46'03"E L3 297.56 SD'4436"W L4 13.96 S6T16'19"VII L5 16.60 N89'46'03"W L6 31.50 S4' 13'57"W CALCULATED POINT REZONE BOUNDARY — — — — — SECTIDN LINE 0 150 304 60c, R/ RIGHT-OF-WAY LINE 'PARCEL LAVE 1 "= 300' EXHIBIT B - REZONE TO R-15 CENTURY FARM NORTH A PORTION OF THE IN 1/2 NW 1/4 5ECTJON 33, T. 3 N., R. 1 E., R.M., ADA COUNTY, ID Page 27 E r� WEST 1/4 COR SECTION 33 h3" ENGINEERS,SURVMRS PLANNERS 9233 WEST STATE 9;R£ET 80159, IDA14093714 PADN+ I�01639.6939 FAX {ZA3; 639-6930 DATE: IM4-2019 PROJECT: 25-137 SHEET: 1 OF 1 80.90' 72.41' ?3'02'55" N77 56'24W 71.92' .50' 215.16' 61'29'08' S59'47'34'VV 2D4.99' LEGEND 0 BRASS CAP 19 ALUMINUM CAP LINE TABLE LINE# LENGTH DIRECTION J 27.68 50'44'38"48 L2 - 134,85 S5W46'03"E L3 297.56 SD'4436"W L4 13.96 S6T16'19"VII L5 16.60 N89'46'03"W L6 31.50 S4' 13'57"W CALCULATED POINT REZONE BOUNDARY — — — — — SECTIDN LINE 0 150 304 60c, R/ RIGHT-OF-WAY LINE 'PARCEL LAVE 1 "= 300' EXHIBIT B - REZONE TO R-15 CENTURY FARM NORTH A PORTION OF THE IN 1/2 NW 1/4 5ECTJON 33, T. 3 N., R. 1 E., R.M., ADA COUNTY, ID Page 27 E r� LINE TABLE LINE# LENGTH DIRECTION J 27.68 50'44'38"48 L2 - 134,85 S5W46'03"E L3 297.56 SD'4436"W L4 13.96 S6T16'19"VII L5 16.60 N89'46'03"W L6 31.50 S4' 13'57"W CALCULATED POINT REZONE BOUNDARY — — — — — SECTIDN LINE 0 150 304 60c, R/ RIGHT-OF-WAY LINE 'PARCEL LAVE 1 "= 300' EXHIBIT B - REZONE TO R-15 CENTURY FARM NORTH A PORTION OF THE IN 1/2 NW 1/4 5ECTJON 33, T. 3 N., R. 1 E., R.M., ADA COUNTY, ID Page 27 E r� CALCULATED POINT REZONE BOUNDARY — — — — — SECTIDN LINE 0 150 304 60c, R/ RIGHT-OF-WAY LINE 'PARCEL LAVE 1 "= 300' EXHIBIT B - REZONE TO R-15 CENTURY FARM NORTH A PORTION OF THE IN 1/2 NW 1/4 5ECTJON 33, T. 3 N., R. 1 E., R.M., ADA COUNTY, ID Page 27 E r� C. Overall Site Plan (date: 10/30/2019) ~ AMITY ROM RETAIL/PRO HILL'S C • SELF-SERVICE STORAGE RETAIL/PRflFESS10N L � .� I COMMERCIALSUli MSI N OFFI�E y}yI • �'-'j' IN11EPENNENT LIVING 41 m G) r iUW9 -q� VERANDA ASSISTED CADLIVING. LIVING AGE Q{,I. dIFIED L ESTATE LOTS IL Hillsdale City Park •1 ' CONVENTIONAL LOTS 91 �.F �- 00 Eleilisdal HILL'S CENTURY FARM NORTH! October 30, 2019 CONCEPTUAL — SUBJECT TO CHANGE Page 28 �L Alm 1_ + " Ap— A Site Plan & Landscape Plan for Storage Facility (dated: October 8 and 18, 2019 respectively) F7 °❑`PP _------------- ❑-- 167 CENTURY FARM SELF STORAGE SCHEMATIC SIZE PLAN IVN UI I IU NAL VSt YHSMI 1 SII L PLAN M7,0361— Page 29 W CANDITIONAL USE PERMIT LANDSCAPE PLAN 4�,.�... mC�... On Page 30 3.�� ill 1111111l1l1 ..111:.I� '�� �ii��iiiiiiiaial■i.�iiiiiii:i�iiiwr ■■ ° 1' �� 1 ■.1 r■■■r■rrr■■■r■r■■■rr■■■■r�■■■■■■■■ �.MONONA , 1� _ �IIIIIIIIIIIIIIIL�.11111111111111: .1,„; �` ,� � -111111111!!#11111111111111111111= 11 �� �': CANDITIONAL USE PERMIT LANDSCAPE PLAN 4�,.�... mC�... On Page 30 E. Preliminary Plat (date: 11/18/2019) HILL'S CENTURY FARM NORTH PRELIMINARY PLAT A PARCEL OF LAND SITUATED IN THE NW 114 OF SECTION 33, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, CITY OF MERIDIAN, AOA COUNTY, IDAHO ---1 1-11 ° 1 ° Page 31 O ---1 1-11 ° 1 ° Page 31 •aoj.®5 ®€ o° os o' of o� o; ©�$ ©'s oE,o3® x® Q $ e «o a y� $ 8 $ y®. ! ` VREUMiNARV FIAT NOTES �^ $ ® �r � z.� �n m ®• � �R �A wm�moa.m®.m..i,.n..m,a n�u,...z...m �wc e «xuu�wu ! — '"$ a;r, °•, �.g e- ®� ®$ ®a e� �$ a«°=_ ®$ ee ®. yea e_ _ -_ - ..N�.�...��,... �HILLSp ENT( FARM NORTH - ©• ° °. i o, H o, � ,o®. $ .®. w. � ® $tl®, A ®. $ km © o Ro � x w xPP20 �• Page 32 F. Landscape Plan for Subdivision (date: 10/24/2019) ---------- I A I I I "' I I I IIII III 4 LANDSCAPECOVERSHELT Page 33 o®®®oo o©��moa 00®®moa o®®®®vv 0®®000 ao®v®oa - v® �0aoa® ®tea®om ®m0oo® oaooe ��0000 ®000© LANDSCAPE PIAN .� ..� .�.. .... ,,... m er,.�ms..�•,�m.�. m.,, s,.cm..�.u.: �i��ll � �� nonninm Page 34 ia o o e .�..o- ------ i — .� ..� .�.. .... ,,... m er,.�ms..�•,�m.�. m.,, s,.cm..�.u.: �i��ll � �� nonninm Page 34 BRIGHTON N(i AS, aED,N wsr • mraFns lWULWM ib IIS. CM*Awa s>ru1 epianc � v61ru PamsEcnoYs [rm.) I 1� RS. ®AA TM o� R6 A.S, cmm ��.) T GN LA ., . No I.. 11pP pNl BaiWY TRY 111" (q$ lip CA{Y. Or—", MM BRIGHTON o� STANDARD CEDAR FENCING Page 35 G. Qualified Open Space Exhibit (date: 3/17/2020) HILL'S CENTURY FARM NORTH OPEN SPACE EXHIBIT -1;, 0 o Asa � isl 0 0 0 0 0® 0 0 -T- 0 0 0 0 0 ® OO ® O' O' OO ® O © O O O O 1 O O � •O 0 0 0 0 0 0 0 0 0 0 0 0 € � 0 0 0 ® dk O O O O 1 ® ® I oI' R J\OPEN SPACE EXHIBIT a� Page 36 H. Residential Setbacks for Cadence at Century Farm A 0 W ROCKHAMPTON ST. rs HOME I LOT TYPES: FRONT- GARAGE: SIDE: STREET SIDE: REAR: TRADITIONAL - ALLEY GARAGE 61.(r 61-C, 61-C, 940' TRADITIONAL - WEY PARK 510F W -W 15- 6p -v PA -1`10 - FRONT GARAGE lvv 201-01 1.., 6'-0. 12--v STANDARD - FRGprr GARAGE 151-V 20l -C, 6-7 ATTACHEDW)MES I Page 37 EXISTING RESIDENCE AND OUTBUILDING CADENCE AT CENTURY FARM I. Building Elevations (date: 10/14/2019) �� wuo.va 4i«�mo. ---7- - _ �._--- ----- ___- �9 loot Approve CENTURY FARM SELF STORAGE ---RE-ONS .+nam umux sa s. s �xwm«'M. urui�i mi�iiiulw em w.mo�„vrnr.nrsfe so.. �.>>amx xaav re sl de=��bi =om TYPICAL PATIO HOME ELEVATION TYPICALALLEY HOME ELEVATION IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Rezone: 1. New development provisions shall be added to the proposed amended Development Agreement (DA) provisions in Section VIILA of this report as a provision of the Rezone. Prior to approval of the Rezone ordinance, an amended DA shall be entered into between the City of Meridian, the property owner(s) at the time of rezone ordinance adoption, and the Page 38 developer. The amended DA shall be signed by the property owner and developer and returned to the Planning Division within six (6) months of the City Council granting the rezone. The amended DA shall incorporate the following provisions: a. The buildings in the retail/professional office area shown on the conceptual development plan shall be arranged to create some form of common, usable area, such as a plaza or green space as desired in Mixed Use designated areas as set forth in the Comprehensive Plan (see pg. 25). A concept site plan shall be submitted prior to the City Council hearing demonstrating compliance with this provision. b. Building sizes in the commercial retail/office portion of the development shall be limited to a 20,000 square foot building footprint as desired in MU -N designated areas in accord with the Comprehensive Plan (see pg. 25). If a structure contains a mix of both residential and office, or residential and commercial land uses, the maximum building size may exceed 20, 000 square feet. c. Provide 10' wide detached multi -use pathways within the street buffers along S. Eagle Rd. and E. Amity Rd. in place of sidewalks as requested by the Park's Department. Conditional Use Permit (Storage Facility): 2. The site plan included in Section VIII.D, dated October 10, 2019, shall be revised as follows: a. The buffer area (and other areas as applicable) not visible from a public street or driveway behind the storage facility on the south side of the building shall be fenced off from public access to prevent incidences of crime in accord CPTED guidelines. b. Depict a 10' wide detached multi -use pathway within the street buffer along E. Amity Rd. as required by the Park's Department. 3. The landscape plan included in Section VIII.D, dated October 10, 2019, shall be revised as follows: a. Depict additional evergreen and deciduous trees and shrubs within the 25' wide buffer along the southern boundary of the site to result in a barrier that allows trees to touch at maturity in accord with the standards listed in UDC 11-313-9C. b. To prevent incidences of crime in buffer areas that aren't isn't visible from a public street, Staff recommends the area is fenced off from public access in accord CPTED guidelines. c. Depict a 10' wide detached multi -use pathway within the street buffer along E. Amity Rd. as required by the Park's Department. d. Extend the 5' wide pathway at the north boundary through the 25' wide buffer into the commercial site. 4. Compliance with the standards for self-service storage facilities listed in UDC 11-4-3-34 is required. 5. The entrance or view of the facility shall be open to adjoining businesses and low impact security lighting shall be provided in accord with UDC 11 -3A -16A. 6. If abutting a residential district, the facility hours of public operation shall be limited to six o'clock (6:00) A.M. to eleven o'clock (11:00) P.M. Page 39 7. The design of the storage structures shall comply with the design standards listed in the Architectural Standards Manual. 8. The property shall be subdivided prior to submittal of a Certificate of Zoning Compliance (CZC) and Design Review (DES) application for this use. A CZC and DES application shall be approved prior to submittal of building permit applications for the site. Preliminary Plat: 9. The preliminary plat included in Section VIII.E, dated November 18, 2019, is approved as submitted. 10. The landscape plan included in Section VULF, dated October 24, 2019, shall be revised as follows prior to the City Council hearing: a. Depict a 10' wide detached multi -use pathway within the street buffers along S. Eagle Rd. and E. Amity Rd. in place of a sidewalk. b. If the unimproved right-of-way is 10' or greater from the edge of pavement to the edge of sidewalk or property line, the developer shall maintain a 10' compacted shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative ground cover as set forth in UDC 11 -3B -7C.5. c. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5' wide landscaped buffer per UDC 11 -6C -3D.5. If applicable, depict landscaping in accord with this standard. d. Fencing on the east side of Lot 107, Block 1, shall be revised to comply with the standards listed in UDC 11-3A-7A.7b. e. Include a detail for the open vision fence that complies with the standards listed in UDC 11 -3A -7A.7. 11. The existing home and accessory structures at the northeast corner of the site shall be removed prior to the City Engineer's signature on the final plat for the phase in which they are located. 12. Submit a 14' wide public pedestrian easement for the multi -use pathway along E. Amity Rd. and S. Eagle Rd. to the Planning Division prior to submittal of the final plat for City Engineer signature as required by the Park's Department. 13. The Applicant or Owner shall have one year to complete the tasks listed in UDC 11 -3F -3B for final approval of the private streets proposed within the development. No building permit shall be issued for any structure using a private street for access to a public street until the private street has been approved. 14. The Applicant shall coordinate with Terri Ricks, Land Development, and Joe Bongiorno, Fire Dept., for addressing lots accessed by alleys without frontage on a street. 15. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope and orientation of the lots and structures accessed via common driveways. Driveways for abutting properties that aren't taking access from the common driveway(s) shall 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. 16. 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 Page 40 surface capable of supporting fire vehicles and equipment. A copy of the easement shall be submitted to the Planning Division prior to signature on the final plat. 17. Address signage shall be provided at the ends of the common driveways on Lots 19 and 54, Block 1; and for lots accessed by alleys that don't have frontage on a private street for emergency wayfinding purposes. 18. A minimum of 5.5 acres of qualified open space shall be provided in accord with the qualified open space exhibit in Section VIII.G; and qualified site amenities shall be provided consisting of a clubhouse, swimming pool, segments of the multi -use pathway system, and outdoor activity complex (specific amenities in this area are to be determined at CZC). 19. All common driveways shall comply with the standards listed in UDC 11 -6C -3D. 20. Parking is restricted to one side of the 29 -foot wide streets and shall be provided on the street side adjacent to the alley accessed units rather than the patio homes with front accessed garages to allow for more spaces that aren't encumbered by driveways. Planned Unit Development (PUD): 21. Development of the R-15 zoned gated portion of the development (i.e. Cadence) shall be consistent with the Residential Setbacks exhibit in Section VIII.H and the conceptual building elevations included in Section VIII.1. 22. Access to the through property on Lot 150, Block 1 is allowed via two access points — one via E. Hill Park Ln. for the house and one via W. Rockhampton Ct. for the shop associated with the house, unless otherwise approved by City Council. 23. All alleys shall comply with the standards listed in UDC 11 -6C -3B.5 with an allowance for the entire length to be visible from a private street rather than a public street. 24. A minimum of 80 square feet of private, usable open space shall be provided for each dwelling unit; this requirement can be satisfied through porches, patios, decks and enclosed yards as set forth in UDC 11-7-4B. 25. An application for Alternative Compliance to the off-street parking standards listed in UDC Table 11-3C-6 for single-family dwellings shall be submitted to the Planning Division and approved by the Director prior to the City Council hearing. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 No civil utility plans were submitted for the sanitary sewer with this application, therefore no specific review or modeling has been completed. 1.2 A portion of the proposed 8" water main will need to be upsized to 12". The reason for the 12" size is for future abandonment of the existing 12" in Eagle Road due to avoiding utilities crossing the roundabout at the Amity intersection. Specifically from Eagle Road through the common area to Palatino, then down Dalrymple to the common area and then north to Amity Road. 1.3 Manholes cannot be located in landscaped areas unless they are located within an access road per City standards are provided. Page 41 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. 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. Page 42 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 surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. Page 43 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 https: llweblink. meridianciU. oLvlWebLinkIDocView. aspx?id=181966&dbid= 0&repo=MeridianC Lty D. POLICE DEPARTMENT https: //weblink. meridianciV. org/WeUink/DocView. aspx?id= 182147&dbid= 0&repo=MeridianC iv E. PARK'S DEPARTMENT https: llweblink. meridiancity. orglWebLink/Doc View. aspx?id=184769&dbid= 0&repo=MeridianC i &cr=1 F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) https: //weblink. meridianciby. org,/WebLink/Doc View. aspx?id=182235&dbid= 0&repo=MeridianC hty G. NAMPA & MERIDIAN IRRIGATION DISTRICT https: llweblink. meridiancio2. orglWebLinkIDocView. aspx?id=182768&dbid= 0&repo=MeridianC hty H. BOISE PROJECT BOARD OF CONTROL https: llweblink. meridiancioy. org/WebLink/Doc View. aspx?id=182167&dbid= 0&repo=MeridianC hty I. CENTRAL DISTRICT HEALTH DEPARTMENT https: llweblink. meridiancioy. orglWebLinkIDocView. aspx?id=182158&dbid= 0&repo=MeridianC iu J. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) https: llweblink. meridiancioy. org/WebLink/Doc View. aspx?id=182145&dbid= 0&repo=MeridianC Lty K. WEST ADA SCHOOL DISTRICT (WASD) https:llweblink. meridiancity. oLvlWebLinkIDocView. aspx?id=183173&dbid= 0&repo=MeridianC ky Page 44 L. ADA COUNTY HIGHWAY DISTRICT (ACRD) https: //weblink. meridianciN. org/WebLink/DocView. aspx?id=183196&dbid= 0&repo= Meridian C iv X. FINDINGS A. Rezone (UDC 11-513-3E) 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 a rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Stafffinds the proposed rezone and subsequent development plan is consistent with the applicable provisions of the Comprehensive Plan for the MU -N FL UM designation. (See section V above for more information) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment and development complies with the purpose statement of the residential districts in that it will contribute toward the range of housing opportunities available within the City; and with the purpose statement of the commercial districts in that it will provide for the retail and service needs of the community consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed medium density residential uses, storage facility and commercial retail and office uses should be compatible with adjacent existing and future residential, commercial and public/quasi-public development. 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 Stafffinds City services are available to be provided to this development. The school district submitted comments stating that the elementary and high schools are currently under enrollment capacity but that the middle school is over capacity. 5. The annexation (as applicable) is in the best interest of city. This finding is not applicable as the request is for a rezone, not annexation. B. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Stafffinds that the proposed plat with Staff's recommendations is in substantial compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and Page 45 pedestrian connectivity. Please see Comprehensive Plan Policies in, Section V of this report for more information. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Stafffinds 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 development at their own cost, Stafffinds 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; Stafffinds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc). (See Section Nfor more information) 5. The development will not be detrimental to the public health, safety or general welfare; and, Staff is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. C. Conditional Use Permit (UDC 11 -5B -6E) The Commission shall base its determination on the Conditional Use Permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Stafffinds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the C -C district (see Analysis, Section V for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Stafffinds that the proposed storage facility is consistent with the Comprehensive Plan FL UM designation of MU -N and is allowed as a conditional use in UDC Table 11-2B-2 in the C -C zoning district. Further, Stafffinds the proposed use of the site will provide a needed service within close proximity to residential uses. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Page 46 Stafffinds that if the applicant complies with the conditions outlined in this report, the operation of the proposed self-service storage facility should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Stafffinds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. The Commission should weigh any public testimony provided to determine if the development will adversely affect other properties in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Stafffinds that essential public services are available to this property and that the use will be adequately served by these facilities. D. PLANNED UNIT DEVELOPMENT (UDC 11-7-5): Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant a planned development request, the Council shall make the following findings: 1. The planned unit development demonstrates exceptional high quality in site design through the provision of cohesive, continuous, visually related and functionally linked patterns of development, street and pathway layout, and building design. Stafffinds the proposed PUD demonstrates a high quality of development and site design with amenities that provides unique housing options for those 55 and older in the community. 2. The planned unit development preserves the significant natural, scenic and/or historic features. Staff is unaware of any significant natural, scenic and/or historic features that may exist on this site. 3. The arrangement of uses and/or structures in the development does not cause damage, hazard, or nuisance to persons or property in the vicinity. Stafffinds the proposed use and development of this property will not cause damage, hazard or nuisance to persons or property in the vicinity. 4. The internal street, bike and pedestrian circulation system is designed for the efficient and safe flow of vehicles, bicyclists and pedestrians without having a disruptive influence upon the activities and functions contained within the development, nor place an undue burden upon existing transportation and other public services in the surrounding area. Stafffinds the internal private streets should provide for safe internal access to homes within the development and proposed pedestrian pathway will provide a safe bicycle and pedestrian route to the adjacent commercial development. Community facilities, such as a park, recreational, and dedicated open space areas are functionally related and accessible to all dwelling units via pedestrian and/or bicycle pathways. Page 47 Stafffinds the proposed subdivision amenities (i.e. swimming pool, community center and outdoor activity area) are accessible to residents within the development via internal sidewalks. 6. The proposal complies with the density and use standards requirements in accord with chapter 2, "District Regulations", of this title. Stafffinds the proposed single-family residential use of the development is a principal permitted use in the R-8 and R-15 zoning districts and falls within the density desired in this area. 7. The amenities provided are appropriate in number and scale to the proposed development. Stafffinds the proposed amenities are appropriate for this development and provide a variety of entertainment for residents. 8. The planned unit development is in conformance with the comprehensive plan. Stafffinds the proposed PUD is in general conformance with the Comprehensive Plan. E. PRIVATE STREET (UDC 11 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 Director finds design of the proposed private streets complies with the standards listed in UDC 11 -3F -4A except as approved through alternative compliance. See analysis in Section V for more information. 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 The Director finds the proposed private streets shouldn't 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 Director finds the location of the private streets does not conflict with the Comprehensive Plan and/or the regional transportation plan. 4. The proposed residential development (if applicable) is a mew or gated development. The Director finds the proposed gated residential development includes mews. F. ALTERNATIVE COMPLIANCE (UDC 11 -3A -19.2A) 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 While it's feasible for the applicant to comply with UDC standards pertaining to private streets, the Director finds the proposed development offers a unique design as proposed with the planned unit development. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and Page 48 The Director finds the planned unit 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 and 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%haracter of the surrounding properties and will actually contribute to the character and variety of housing types in this area of the City. Page 49