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2020-04-02
MERIDIAN PLANNING AND E IDIAN% ZONING COMMISSION MEETING AGENDA City Council Chambers 33 East Broadway Avenue Meridian, Idaho Thursday,April 2, 2020 at 6:00 PM 1. Roll-Call Attendance X Lisa Holland _X Patricia Pitzer X Andrew Seal X Nick Grove X_Rhonda McCarvel _X Bill Cassinelli X Ryan Fitzgerald - Chairperson 2. Adoption of Agenda -Adopted 3. Consent Agenda [Action Item] -Approved A. Approve Minutes of March 19, 2020 Planning and Zoning Commission Meeting B. Findings of Fact, Conclusions of Law for Lost Rapids Apartments (H-2019-0146) by GFI Meridian Investments II, LLC, Located on the North Side of W. Lost Rapids Dr., West of N. Ten Mile Rd. C. Findings of Fact, Conclusions of Law for McMillan Independent Senior Living (H-2020-0004) by Investcor Development, Located Approximately in the Northeast Corner of N. Ten Mile Rd. and W. McMillan Rd. D. Findings of Fact, Conclusions of Law for T M Crossing -Ten Mile Academy Daycare (H-2020-0007) by BVA Development, Located at 1001 S. Sentinel Ln. 4. Action Items Land Use Public Hearing Process:After the Public Hearing is opened the staff report will be presented by the assigned city planner Following Staffs report the applicant has up to 15 minutes to present their application. Each member of the public may provide testimony up to 3 minutes or if they are representing a larger group, such as a Homeowners Association, they may be allowed 10 minutes. The applicant is then allowed 10 additional minutes to respond to the public's comments. No additional public testimony is taken once the public hearing is closed. A. Public Hearing for Landing South (H-2020-0005) by Jim Jewett, Located at 660 S. Linder Rd. - Continued to June 4, 2020 1. Request: Rezone of 2.43 acres of land from the R-4 to the R-8 zoning district; and, 2. Request: Preliminary Plat consisting of 11 building lots and 2 common lots on 2.27 acres of land in the R-8 zoning district. B. Public Hearing for Teakwood Place Subdivision (H-2020-0006) by Hesscomm Corp., Located approximately '/4 mile east of S. Eagle Rd., fronting on E. Victory Road. - Continued to May 7, 2020 1. Request: Annexation and Zoning of 7.35 acres of land with an R-8 zoning district; and, 2. Request: A Preliminary Plat consisting of 28 building lots and 5 common lots. C. Public Hearing for Hidden Gem Events (H-2020-0015) by Elizabeth Burgess, Located at 134 E. State Ave. - Approved 1 . Request: Conditional Use Permit for an event center (Arts, Entertainment or Recreation Facility, Indoors and Outdoors) on 0.32 of an acre of land in the O-T zoning district. D. Public Hearing for Lavender Heights Subdivision (H-2020-0009) by Westpark Company Inc., Located East of S. Locust Grove Rd. and North of E. Lake Hazel Rd. - Approved 1. Request: Annexation and Zoning of 55.14 acres of land with R-4, R- 8, R-15, and R-40 zoning districts; and, 2. Request: A Preliminary Plat consisting of 188 building lots, 24 common lots, and 3 other lots. Meeting Adjourned at 8:45 p.m. Meridian Planning and Zoning Meeting April 2, 2020. Meeting of the Meridian Planning and Zoning Commission of April 2, 2020, was called to order at 6:00 p.m. by Chairman Ryan Fitzgerald. Members Present: Chairman Ryan Fitzgerald, Commissioner Rhonda McCarvel, Commissioner Lisa Holland, Commissioner Bill Cassinelli, Commissioner Andrew Seal, Commissioner Nick Grove and Commissioner Patricia Pitzer. Others Present: Chris Johnson, Adrienne Weatherly, Bill Nary, Andrea Pogue, Bill Parsons, Joe Dodson, and Dean Willis. Item 1: Roll-call Attendance X Lisa Holland X Rhonda McCarvel X Andrew Seal X Nick Grove X Patricia Pitzer X Bill Cassinelli X Ryan Fitzgerald - Chairman Fitzgerald: Okay. At this time I would like to call to order of the regularly scheduled meeting of the Meridian Planning and Zoning for the date of April 2nd and let's start with a roll call, Madam Clerk. Okay. We are going to pause for a minute to deal with some -- (Pause in proceedings. Technical difficulties.) Item 2: Adoption of Agenda Fitzgerald: Okay. Let's see if we can start this thing. I want to make sure everybody is aware that we are trying to follow our social distancing policies that the city and governor's guidance to us and so we are streaming everything through YouTube and if you would like to be part of the meeting, if you aren't already, please, go to meridiancity.org forward slash virtual meeting and you can -- the phone number is on that, you can call in if you wanted to make a comment on the meeting itself or on an application that we are going to call tonight. Again, we appreciate your patience and -- so, we are going to try to do the city's business while we are at this challenging time we are all facing. So, we appreciate your patience as we do this. So, going forward the first item on our agenda for this evening -- now that we have got our technology working and we have got two changes to the agenda, so we will be opening the application for Landing South, H-2020-0005, for the continuing that upon request of the applicant and, then, Item B can't be heard tonight due to complications and that's the Teakwood Place Subdivision, H-2020-0006, and we will be opening those two only for the matter of continuing them to a date determined by staff. I think that's the plan as of right now. So, with that information out there can I get a motion to adopt the agenda as amended? Meridian City Council Meeting Agenda April 16,2020— Page 4 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 2of51 Holland: Mr. Chair, so moved. Seal: Second. Fitzgerald: I have a motion and a second to adopt the agenda amended. All those in favor say aye. Any opposed? Motion passes. Thank you all. MOTION CARRIED: ALL AYES. Item 3: Consent Agenda [Action Item] A. Approve Minutes of March 19, 2020 Planning and Zoning Commission Meeting B. Findings of Fact, Conclusions of Law for Lost Rapids Apartments (H-2019-0146) by GFI Meridian Investments II, LLC, Located on the North Side of W. Lost Rapids Dr., West of N. Ten Mile Rd. C. Findings of Fact, Conclusions of Law for McMillan Independent Senior Living (H-2020-0004) by Investcor Development, Located Approximately in the Northeast Corner of N. Ten Mile Rd. and W. McMillan Rd. D. Findings of Fact, Conclusions of Law for TM Crossing -Ten Mile Academy Daycare (H-2020-0007) by BVA Development, Located at 1001 S. Sentinel Ln. Fitzgerald: The next item on the agenda is the Consent Agenda. There are four items on the agenda, the approval of minutes for March 19th, 2020, Planning and Zoning Commission, the Findings of Facts and Conclusions of Law for Lost Rapids Apartments, H-2019-0146. The Findings of Fact and Conclusions of Law for McMillan Independent Senior Living, H-2020-0004. And Findings of Fact and Conclusions of Law for TM Crossing, Ten Mile Academy Daycare, H-2020-0007. Anything need to be removed from the Consent Agenda? Okay. Hearing none, could I get a motion to accept the Consent Agenda as presented? McCarvel: So moved. Cassinelli: Second. Fitzgerald: I have a motion and a second to approve the Consent Agenda. All those in favor say aye. Opposed same? Motion passes. Thank you all. MOTION CARRIED: ALL AYES. Meridian City Council Meeting Agenda April 16,2020— Page 5 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 3of51 Fitzgerald: So, the public hearing process is going to be a little different. We are going to be opening each item on the -- on the agenda tonight. The first two will be to continue those. We will start with the staff report. The staff will report their findings regarding how each item adheres to our Comprehensive Plan and our development code, with the staff recommendations. After the staff has made their presentation the applicant will present and I think each one is already online and first we will give them the ability to make their presentation and if you will let me know if you have a question, we are going to need to do a little bit -- raise your hand or give me a shout or wave and I will try to make sure I call on you, but get my attention somehow. And, then, after the applicant will present. They will have 15 minutes to present their application and, then, they will have -- we will open the floor to public testimony. There is opportunity to sign up online through the virtual meeting process. Hopefully folks that are calling in we will be able to hear them and be able to take their testimony and ask them a question. I don't think we have to worry about any HOA issues this evening, so we will skip that part. After all the testimony has been heard the applicant will have an opportunity to close and answer any questions that we might have of them. Item 4: Action Items A. Public Hearing for Landing South (H-2020-0005) by Jim Jewett, Located at 660 S. Linder Rd. 1. Request: Rezone of 2.43 acres of land from the R-4 to the R- 8 zoning district; and, 2. Request: Preliminary Plat consisting of 11 building lots and 2 common lots on 2.27 acres of land in the R-8 zoning district. Fitzgerald: So, at this point I will start the first item on the agenda, which is a public hearing for the Landing South, H-2020-0005, and can I get a motion to continue that application to a date certain by staff? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: I move to continue file number H-2020-0005 to a date set by staff. Holland: Second. Fitzgerald: I have a motion and a second to continue H-2020-0005, public hearing for the Landing South. All those in favor say aye. Any opposed? Motion passes. Thank you. MOTION CARRIED: ALL AYES. Meridian City Council Meeting Agenda April 16,2020— Page 6 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 4of51 B. Public Hearing for Teakwood Place Subdivision (H-2020-0006) by Hesscomm Corp., Located approximately '/4 mile east of S. Eagle Rd., fronting on E. Victory Road. 1 . Request: Annexation and Zoning of 7.35 acres of land with an R-8 zoning district; and, 2. Request: A Preliminary Plat consisting of 28 building lots and 5 common lots. Fitzgerald: So, the second item, can I get a motion to continue the public hearing for Teakwood Place Subdivision, file number H-2020-0006 to a date to be determined by staff? Seal: So moved. McCarvel: Second. Fitzgerald: I have a motion and second to continue the Public Hearing on H-2020-0006. All those in favor say aye. Any opposed? Okay. Thank you for that. MOTION CARRIED: ALL AYES. Fitzgerald: We are making progress. Hold on one second. Pogue: Mr. Chair, this is Andrea Pogue. Could we just take a pause for a moment. There is a question whether staff needs to set a date certain and if they can do that at this point we would need to reopen and redo that motion. Fitzgerald: Thank you to our legal counsel. One of -- we need additional conversation from the Commission. One of the things that--the applicants have requested to continue it themselves. We don't want to put the burden of -- we don't want to put the burden of having to renotice the meeting on the city, so as it was requested by the applicant to continue those meetings to a date certain, we need to find -- make a motion to have the applicant pay for renoticing of those meetings, because they are requesting the continuance. Any discussion on that thought? I just want to make sure we are all clear that because the applicant is requesting the continuation -- so, Teakwood was requested from the challenge of the city -- a mistake was made by the city, so that one would be paid for by the city and that has been already told to the applicant. So, the only motion we would need to have is for the applicant in H-2020-0005, Landing South, to pay for the renoticing of that application. Is there any discussion on that? Parsons: Mr. Chair? Fitzgerald: Go ahead, sir. Meridian City Council Meeting Agenda April 16,2020— Page 7 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 5of51 Parsons: Yeah. This is Bill Parsons, planning supervisor. Everyone hear me okay? Yeah. Certainly I think, you know, the applicant for that Landing South has requested to be continued to the May 7th hearing. Certainly they forgot to post the site and we need to get them scheduled for a hearing date, but I would mention to the Commission that we are trying to schedule a project for that hearing that could be controversial and may only -- I mean we may only want to have one item scheduled for that hearing that night. So, I just pose that to the Commission this evening that if you do support that request just know that we are trying to be mindful of the Commission's time and -- and the public's time as they participate into the virtual world process, as we are going through tonight. There is some challenges here, but I just want to go on the record and just say -- state that whether or not the Commission would support the May 7th. If not the next available hearing would be the 21st and if the Commission feels like there is too many items getting on the May 21st hearing we certainly -- staff is open to Commission's discussion on possibly scheduling another special meeting in May. Fitzgerald: I just want to be clear we do have a special meeting already scheduled for April 23rd, in addition to our normal regularly scheduled meetings. Parsons: Yes, that is correct. We -- at this point in time planning staff has not anticipated requesting any special meetings in the month of May, but that's certainly the prerogative of the Commission to do so if they want to spread out some of these projects and keep continuing conducting business as usual, but still not bog down the hearings with -- with multiple projects at any one time, we -- we have been asked to limit our hearings to no more than three public hearing items per -- per hearing and if there is a controversial hearing we have been asked to schedule that for its own hearing. So, just keeping the public and the Commission aware of what the city is trying to do during these strange times that we are dealing with, the COVID-19 virus at this time. So, I just wanted to at least share that with you. So, keep that in mind as we continue to work through the processes, work out the kinks, we need to come up with a contingency plan if these -- if these meetings continue to back up on us. Fitzgerald: Thanks, Bill. Is there any questions for staff or comment? Cassinelli: Bill, this is Bill. What is -- what does the 7th look like at this point? Parsons: All I know is we are -- can't go into it -- too much specifics of the project, but we do have one item that we anticipate for that hearing that has already received quite a bit of neighborhood opposition. I will leave it at that. And so we -- go ahead. Cassinelli: Ryan, I can't hear you. Fitzgerald: Sorry. Because there was so much public input just for that meeting or for that item -- Parsons: Yeah. If I can -- if I may speak on your behalf, Chair. I think Ryan was saying that the Delano project was scheduled to the April 16th hearing because it, too -- we also Meridian City Council Meeting Agenda April 16,2020— Page 8 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 6 of 51 anticipate quite a bit of public input on that particular application. So, we decided to schedule that application solely for that meeting and, then, hold a special meeting on the 23rd in order to accommodate other applications that we have been processing. So, I think Ryan is trying to explain that same situation to the Commission that on the 7th we anticipate a project that will generate quite a bit of testimony, so we want to make sure that we limit -- I know we have continued one project to that hearing already, so there is a potential for two at this point. So, if the Commission is not in favor of supporting the applicant's request -- the Landing South application being continued to the May 7th hearing, then, I would recommend that the Commission move that to the 21st or discuss the possibility of doing a special meeting in May. Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: I would recommend I think pushing it to the 21 st. Obviously, there is a lot of uncertainties happening right now and I think companies and developers are being flexible with that uncertainty, so that would be my recommendation is to put them on the 21 st of May. Seal: I concur. Fitzgerald: Any additional thoughts? Grove: Mr. Chair? Question for Bill. What is the 21st shaping out to be? We are trying to limit -- are we already at three for the -- for the 21 st? Parsons: Chair, Commissioner Grove, certainly we are not programmed with anything yet. We are kind of waiting to see what comes in the door before we start scheduling a hearing, but my communication to the planning staff is that we will go no further -- if there is not a controversial project we are moving forward with three items on the hearing date, unless we hear otherwise. So, right now we have programmed three in. This one would be a fourth. But certainly they were in the door, they are scheduled, and if we have to push those other applicants we are happy to do that based on the Commission's recommendation this evening. We are flexible I guess is -- is the point to the Commission. We don't have anything scheduled yet, just tentatively scheduled. So, nothing's been sent -- transmitted to the clerk as of this date. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: Bill, did you say -- what was the reason for this one being continued? Parsons: The Landing -- you mean the South -- Landing South? Meridian City Council Meeting Agenda April 16,2020— Page 9 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 7of51 McCarvel: Yes. Parsons: The applicant failed to post the property, so we have to -- we can't hear the application. It's a procedural error. And they had specifically -- they are not -- in the e-mail that they sent with their continuation request they had indicated that they were not in any big hurry to get to a hearing given the current COVID outbreak that's going on in the country, so that I think they would be amenable to even pushing it out to the 21st, to be honest with you, or even to the first hearing in June. But I will -- I will leave that up to the Commission at this point. McCarvel: Why don't we go to the first hearing in June then. Parsons: Yeah. Looking at my calendar that would be June 4th. Cassinelli: And what does that look like right now? Parsons: That's about where we stop, so that gives us a buffer for certain if we pick the June 4th hearing date. Cassinelli: I mean do you have anything else on there at this point for the 4th? Parsons: Oh, we will have applications by that point. Absolutely. I just -- yeah, like I said, we have got about ten -- almost ten applications that we haven't even transmitted yet and it doesn't take very long to get three, three and three and your -- your hearings are full, so I -- and we have more that have been submitted to me electronically that I haven't been moved on to our permit tech team. So, yes, we are continuing to do business per usual, working with our customers, so I'm just sharing that information with the Commission tonight. Pitzer: Mr. Chair? Commissioner Pitzer. Fitzgerald: Go ahead. Pitzer: Yes. I'm in favor of the June 4th. Cassinelli: Mr. Chair, I would support the 4th. Fitzgerald: Sounds good to me. I think a motion is in order whenever you guys are ready. Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: I move we continue the public hearing for Landing South, H-2020-0005 to the date of June 4th. Meridian City Council Meeting Agenda April 16,2020— Page 10 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 8of51 McCarvel: Second. Seal: Second. Fitzgerald: It's been moved and seconded to move H-2020-0005 to the June 4th Planning and Zoning meeting. All those in favor say aye. Any opposed. Motion passes. MOTION CARRIED: ALL AYES. Fitzgerald: Okay. So, we are moving to the public hearing for Hidden Gem Events, H- 2020-0015, and let's start with the staff report. Dodson: Commission and Legal, this is Joe. Can everybody hear me? Okay. I just wanted to quickly before we get into Hidden Gem Events also, if allowed, speak on the Teakwood Place Subdivision that we are going to continue. That was a staffing mistake that happened and what date we -- you guys may want to put that on as discussed, running into the same issues as Landing South would have with the 7th and the 21st of May being pretty, you know, full. However, it's different in the sense that it was not on the applicant's behalf that this occurred. So, just wanted to put that out there in case you guys needed to discuss that further. Cassinelli: Mr. Chair? Fitzgerald: Commissioner Cassinelli. Cassinelli: Did we get -- I didn't -- was there much public input on Teakwood? Dodson: There was no public input, Commissioner Cassinelli. Cassinelli: Does it seem like it would fit on the 21 st okay? Parsons: That would be fine with me, Commissioner Cassinelli. Bill again. Planning supervisor. Cassinelli: Mr. Chair, do we need an updated motion on that? Dodson: Mr. Chair, I think today we committed the applicant that he would have -- Fitzgerald: Sorry, Andrea. Do you want to restate that or did you have something to add to that comment? Pogue: Thank you, Chair. I believe there were three citizens who submitted written comments, is that correct, Madam Clerk? Dodson: Oh. They did. I apologize. Meridian City Council Meeting Agenda April 16,2020— Page 11 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 9of51 Fitzgerald: So, Bill Nary, do you -- just clarification. Because it's a city mistake can we -- and they were given notice anyway, we can't allow the city just to determine it with the applicant? Is there a clarification I missed in the transition of my technology? Nary: So, Mr. Chairman, through the e-mail with Joe we did explain to the applicant because it was our error that we would put him on the 7th to try to keep this moving along. So, we can go back and say now we kicked it two weeks beyond that. He was already frustrated. If you could do it on the 7th that would be a better option. Fitzgerald: Okay. Weatherly: And Commissioner -- or, sorry, Mr. Chair and Andrea, yes, we have received three comments on Teakwood Subdivision thus far. Pogue: Thank you. Dodson: Commission, I apologize for misspeaking there. That was my mistake. On this one. Fitzgerald: Thanks, Joe. Mr. Parsons, do you -- are we good for the 7th? What else do we have on that docket? Parsons: Yeah. Mr. Chair, Members of the Commission, currently we will have the one that I talked about -- can't give you the specifics of that yet. And, then, we have Victory Commons, which was continued from the previous hearing because the applicant had a noticing or procedural error. We had to -- he had to have a new neighborhood meeting in order to get that one schedule, so we had to bump him out farther than anticipated so that they could meet the requirements of the city to keep that application on a hearing. So, I don't anticipate any controversy with that application. All they are doing is providing existing platted lot, so it should be pretty straightforward. And, then, Teakwood I don't -- I didn't receive any e-mails on it, but it sounds like there is maybe some adjacent neighbors that are concerned, but it's certainly not a very large project and it's not very controversial. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: I would recommend we move 4-B to May 7th and put it at the top of the agenda. Fitzgerald: Ma'am, was that a motion? McCarvel: Sure, we can do that. Mr. Chair, I move that we continue Item H-2020-0015 to the meeting of May 7th at the top of the agenda. Meridian City Council Meeting Agenda April 16,2020— Page 12 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 10 of 51 Holland: Second. Fitzgerald: I have a motion and a second. Seal: I think that's the wrong one. McCarvel: Oh. Is that Teakwood? Seal: Teakwood is 0006. McCarvel: Six. Thank you. Holland: Second stands. Fitzgerald: Okay. Second stands. Thank you. I have a motion and a second to move the public hearing for Teakwood Place Subdivision, H-2020-0006, to the date of May -- what was the date of-- sorry. McCarvel: 7th. Fitzgerald: 7th. Thank you. All those in favor say aye. Any opposed? Okay. Motion passes. Thank you. MOTION CARRIED: ALL AYES. C. (To Begin No Earlier than 6:05) Public Hearing for Hidden Gem Events (H-2020-0015) by Elizabeth Burgess, Located at 134 E. State Ave. 1 . Request: Conditional Use Permit for an event center (Arts, Entertainment or Recreation Facility, Indoors and Outdoors) on 0.32 of an acre of land in the O-T zoning district. Fitzgerald: Now, let's move to the next item on the agenda, which is a public hearing for Hidden Gem Events, H-2020-0015, and start with the staff report. Joe, can you lead us, sir. Dodson: Yes, sir. Thank you, Commission and Commissioner Fitzgerald, appreciate the consideration of the previous issue. Chris, if I may, do you have my PowerPoint up? Or do I share my screen? Johnson: I am getting that for you right now. My apologies. Dodson: Thank you. Fitzgerald: And just while Chris is doing that, is everybody hearing me better? Meridian City Council Meeting Agenda April 16,2020— Page 13 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 11 of 51 Seal: Yes. Lots better. Cassinelli: Far better. Dodson: In the meantime I can start for Hidden Gem Events. Fitzgerald: Go right ahead, Joe. Whenever you are ready. Dodson: Okay. Thank you. The applicant is requesting a conditional use permit approval to add an event center to an existing and historic downtown home known as the Tolleth House. The site consists of 0.32 acres of land, zoned Old Town, located at 134 East State Avenue. There are no proposed exterior changes to the home as this would potentially affect the historic namesake of the home. Therefore, this application is solely to review the proposed use. The proposed use is intended to occur both within and in the backyard of the home. Staff finds that these areas are large enough to accommodate the proposed use. However, staff is concerned with parking and has recommended conditions of approval to help mitigate this potential issue. You can go to the next slide, Chris. Old Town is classified as a traditional neighborhood zoning district and no off- street parking is required for a lawfully existing structure, unless an addition occurs, and there is no proposed addition with this project. However, the applicant does understand that parking is a concern and has provided a parking plan. Next slide, please. Johnson: If you can hear me I just gave control to Bill. Dodson: Next slide, por favor. Perfect. Okay. The applicant has provided a parking plan with all available public parking within one thousand feet and has used Old Town alternative parking methods from the UDC as a guide to address these parking concerns. That is where the one thousand feet comes into play. According to the applicant's plan there are approximately 327 available parking spots that include both on and off-street parking. The applicant has obtained a parking agreement with a private business for after-hour parking that accounts for 19 of these off-street parking spots and as also seen on the parking plan. That is with All American Insurance. This parking area is on the west side of Main Street, an arterial road, and concerns staff whether it would be used for the location across the street. The applicant's parking plan does assume -- or appears to assume that all offsite parking is available most of the time. During evening events additional nearby parking agreements would help alleviate any unavailable on-street parking being utilized by residents and other businesses in the neighborhood after normal work hours. Staff must review these applications from the perspective of the most intense use possible and not based upon any proposed event size or smaller sizes. Otherwise, staff is concerned with the parking intensity associated with the maximum occupant load of 257 persons. Because of this staff is recommending a condition of approval to limit the occupancy to one hundred people and if the applicant or owner can obtain more parking agreements per the conditions in the staff report, the maximum occupancy can increase to 150. Overall staff does support the use in this location, but wants to ensure that the -- the use here meshes with the existing neighborhood activities and character. Staff Meridian City Council Meeting Agenda April 16,2020— Page 14 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 12 of 51 recommends approval of the proposed conditional use permit per the conditions and findings in the staff report. Thank you. Fitzgerald: Thanks, Joe. Are there any questions for staff? Seal: Mr. Chair? Fitzgerald: Go ahead, Commissioner Seal. Seal: The -- as far as going from 100 to 150, exactly what would need to happen in order for them to show that and how -- I guess as I'm thinking about it how -- how do we -- how do we motion something like that? How do we put that in? Is it just something that is -- would be already in the staff report that we would just agree with it or is it going to take something more than that? Dodson: Good question, Commissioner Seal and Commission. It is already a condition in the staff report and written as such that when they apply for certificate of zoning compliance for this use that they will -- if they want to increase their occupancy, then, they will have to provide additional notarized parking agreements to staff. Seal: Okay. Thank you. Fitzgerald: Additional questions for Joe? Hearing none, Madam Clerk, would you like to bring the applicant -- or have them hop up on video. Or Chris. Dodson: I made my pretty presentation for you guys and we can't see it. Fitzgerald: Chris, are you unmuting Ashley? Johnson: Just did. Yes. And looking to get her presentation up. Fitzgerald: Thank you, sir. Ashley, how are you doing tonight? Buzzini: Good. How are you guys? Can you hear me? Fitzgerald: We can. Thank you, ma'am. We are going to get your presentation up in just one second. Buzzini: Okay. Not a problem. Holland: Mr. Chair, while we are working on that can I ask one more question fast? Fitzgerald: Absolutely. Go right ahead. Holland: Can you remind -- I was trying to load it in the folder, but can you remind us how big that first floor is in that two story building for the event space, how many square feet? Meridian City Council Meeting Agenda April 16,2020— Page 15 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 13 of 51 Dodson: I will pull that up on my screen. Buzzini: If you can hear me I have an answer for it. Fitzgerald: Go right ahead, Ashley. Buzzini: Okay. So, that first level has been split into two separate permit packages, but the space that is being used for just the event center is 1 ,600 square feet on the first level. Holland: Great. Thank you. Buzzini: Yeah. Fitzgerald: Ashley, your first page is up. Do you want to start? Buzzini: Yeah. So, this -- this page just has pictures of the owner and family and, then, some of the previous owners as well just for you guys to kind of look at while we talk about a couple items within the staffing report. So, overall we think the staff report is great and it really represents the goals and intent of the project. We do understand the concern for parking, so we have taken some action steps to help with the anticipation. Oh. Can I continue? Fitzgerald: Ashley, can you do me a favor real quick? Buzzini: Yeah. Fitzgerald: Can you introduce yourself and who you are with and give us your address for the record, please. I forgot to add that. Buzzini: Oh, yeah. Sorry. So, my name is Ashley Buzzini. I'm with neUdesign Architecture. I'm a project manager with them and I'm helping Elizabeth Burgess, the owner, with her project Hidden Gem Events. Would you like the address of the property? Fitzgerald: neUdesign, please. Buzzini: Oh, neUdesign. Okay. 725 East 2nd Street. Fitzgerald: Thank you, ma'am. And go right ahead. Keep going. Sorry about that. Buzzini: Okay. Yeah. No problem. So, like I was saying, we -- we understand the concern of parking. So, we have taken some various steps to allocate the situation. So, one of the first steps we were looking into was utilizing the city code and part of that code says -- in the UDC that it would require one space for every one thousand square feet of gross floor area in a traditional neighborhood district. So, when applying that calculation to the project's property they would only need four off-street parking spaces, which started our hunt into the next step that we found in the city code, which was also recommended Meridian City Council Meeting Agenda April 16,2020— Page 16 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 14 of 51 by planning staff was to gain a shared parking agreement and so one of those shared parking agreements, like Joseph mentioned within his report, is with All American Insurance. They have 19 parking spots and are actually within 750 feet of the front door, which is awesome. So, after looking through the potential options with that, Elizabeth is still working on gaining other parking agreements with surrounding neighbors, but due to the current worldly situation we are all facing it has slowed the process down. So, she is looking into gaining more, but does agree with the staff's recommendation of having the occupancy lowered to one hundred people, unless obtaining more parking -- off-street parking agreements. So, another item that I would like to cover regarding the parking is the Planning Department's request to better understand how the owner plans to educate and inform patrons of where to park during held events. Elizabeth Burgess has written the following response: Hidden Gem Events will be providing a detailed map to all clients who will be renting out the facility to send each guest and patron before the scheduled event. Each event should be scheduled weeks, if not months, in advance. So, this will give plenty of time for new patrons and guests to know where parking is available. Hidden Gem Events will also provide this detailed map and instructions on our website. So, we do acknowledge that parking is a concern for this project, but we have taken action and have tried to take all of the staff planning advice and help mitigate what we can do for that existing property. We do believe that there is enough parking for the surrounding businesses, as well as residents of the area, and even the general public. So, aside from the parking, another thing that we wanted to touch on that was in the staff report was the landscaping. The owner agrees to the recommendation of having additional landscaping on that southern fence line of the property to help the privacy and mitigate both the sound and light maybe from the street or closer residents, but all in all Hidden Gem Events really is just hoping to add and be a part of the charm and appeal that the City of Meridian already has. Meridian holds so many memories and so much history, the Tolleth house being included. It's hosted past events with the -- with the previous owner -- excuse me -- for many years now. With this new ownership the historic home has the chance to celebrate new lifelong memories by providing space to celebrate all kinds of events, may they be bridal showers, baby showers, anniversaries, birthdays, small weddings, you know, kind of what -- whatever the community need to and as Elizabeth and her father have been kind of cleaning up the yard and the exterior, people come by and tell them how excited they are to see this house still being used and keeping its beautiful character intact. So, we -- we were just really excited to be part of it and if Elizabeth -- I know she's on if she would like to add anything on her business's behalf I would like her to do so. Burgess: Hi, guys. Fitzgerald: Hey, Elizabeth, can you introduce yourself and your give us your address for the record, please, ma'am. Burgess: My personal home address or the business address? Fitzgerald: Whichever one you are comfortable with. Either one is fine. Meridian City Council Meeting Agenda April 16,2020— Page 17 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 15 of 51 Burgess: I'm Elizabeth Burgess with Hidden Gem Events and the event center is 134 East State Avenue and, then, I live next door, so -- Fitzgerald: Very good. Go right ahead, ma'am. Burgess: So, I just am a fourth generation Meridian native and I'm just excited to bring back a history of this house and share it with everyone. Sorry, I'm super nervous. And -- yeah. So, I just am very excited and understand that there is issues with parking and noise and it looks like lighting issues as well. So, we are going to address that as soon as we can. Yeah. I don't know. I'm sorry. I'm so nervous. Fitzgerald: You're doing great. No worries. Quick quick question. You're comfortable with the hundred spot limit right now or the hundred parking spot limit right now and, then, working towards that 150, you are comfortable with that in regards to your business; is that correct? Burgess: Yes. I'm comfortable with a hundred people in the yard. Obviously, it won't have a hundred people inside the home at one time, but I am working with neighboring businesses. Unfortunately, they can't meet until the end of April to discuss getting a signed letter from them, but I am working on another business with -- I believe there is 20 more spaces. Fitzgerald: Okay. We appreciate your doing your social distancing good deed. So, thank you for that. But we understand that. Any additional questions for Ashley -- or, Ashley, did you have anything to finish up or do you want me to open it for questions? Buzzini: Yeah. I would just like to add that even though it's called the Event Center, Elizabeth isn't planning on hosting big huge extravagant-- extravagant events. You know, there is going to be -- there is not going to be raves held there or, you know, concerts, but, you know, she has taken all the right steps to try to make her dream come true on this property and I think it's going to be such an awesome addition to Meridian. Meridian has so much character and me growing up in the valley, I -- I just would love to see it grow and I think it's super awesome and I appreciate all of you guys listening to the project and looking it over and, you know, giving us all your feedback. It's awesome. So, if you guys have any questions I'm happy to answer any. Fitzgerald: We appreciate both of you being here tonight and your patience as we are working through technical fun and excitement. Any questions for the applicant or for the owner? Pitzer: Mr. Chair? Fitzgerald: Commissioner Pitzer. Pitzer: Yes. Thank you. I think this is a wonderful project and I agree it's going to be great for downtown. I just had a question regarding food, the catering, how -- how that's Meridian City Council Meeting Agenda April 16,2020— Page 18 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 16 of 51 going to work. Is that -- is that something that you're going to have for a -- is there going to be a kitchen? Burgess: No, there is no kitchen on the property and they will bring in their own food from caterers regarding that. Pitzer: Okay. And has any thought been given to valet parking when they have to park a distance away? Burgess: I have thought of that with using -- utilizing that trolley bus. I have used -- I have seen that where they have had connections from Albertsons and, then, they use the trolley to drive downtown. So, I'm going to look into that and get that connection if I were to have a bigger event with more parking. Pitzer: Great. Well, thank you very much. Burgess: Yeah. Fitzgerald: Commissioner Grove, thank you for raising your hand via Zoom. Go right ahead, sir. Grove: Trying out the new tech. All right. I had a couple of questions, Mr. Chair. So, the first question that I had -- I just wanted to make sure that I'm thinking of the right site. This house has been used in the past for the art week -- a fundraising events. Is that correct? Burgess: Correct. Grove: Okay. So, that's a fairly large event that happens every year -- or has happened every year for the last number of years; was that my understanding? Burgess: Yes. Gwen, who has hosted that for -- I don't know exactly how many years, but for a very long time and I -- I'm hoping to do the same, as long as it gets approved. Grove: Thank you. And, then, my -- my other question that I have is just kind of looking at the surrounding area, it looks like some of the biggest parking places in our downtown are right adjacent to that space. Have you worked with the post office and Cole Valley to see about getting parking agreements with those two entities? Burgess: I have. I have met with Cole Valley and, unfortunately, they are kind of -- they are not on sharing their parking at the moment. I did not reach out to the post office, just because I was thinking it was a federal parking lot, so I didn't know how to approach that. But I'm willing to -- to address them and see if they are willing to work with me. Grove: All right. Thank you. Meridian City Council Meeting Agenda April 16,2020— Page 19 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 17 of 51 Fitzgerald: Thanks, Mr. Grove. Additional questions for the applicant or the owner? Seal: Mr. Chair? Fitzgerald: Commissioner Seal, go right ahead. Seal: Just a question about the operational hours, what -- I mean what -- what is the plan as far as how early will events be able to be held and how late. That's -- that's my question. Burgess: Sure. So, I'm not an early person, but I know there is a lot of people that are probably interested, but I don't see anything going before 9:00 a.m. and I'm hoping to end everything by 10:00. If not having people clean up by 11 :00, so a quiet hour between 10:00 and 11:00, because I live next door and I don't want to deal with the noise as well, as -- understanding that there is people living there and my intentions are not to disrupt my neighbors, so -- Seal: Okay. Thank you. Fitzgerald: Thanks, Commissioner Seal. Any additional questions? Pitzer: Mr. Chair? Fitzgerald: Commissioner Pitzer. Pitzer: Yes, I'm sorry. I have one additional question. The offices that are upstairs, are they going to be for rent or are they going to be for your own personal use? Burgess: They are actually going to be for my personal use. I was planning on just having it as an office space and, then, the two other rooms were kind of more of a waiting room in case there are brides, they can just get their hair and makeup done and just wait for their time to get married. Pitzer: Great. Well, thank you. Burgess: You're welcome. Fitzgerald: Any additional questions? Dodson: Commissioner Fitzgerald, this is Joe. Fitzgerald: Yeah. Go ahead, Joe. Dodson: I just wanted to add to the answer, you know, to Commissioner Seal. The specific use standards for an outdoor event has to end by 11 .00 p.m. So, just wanted to Meridian City Council Meeting Agenda April 16,2020— Page 20 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 18 of 51 clarify that. Any outdoor event would be at -- at the earliest 6:00 a.m. to 11:00 p.m. per the UDC. Seal: Okay. Thank you. Fitzgerald: Joe, you were reading my mind, because I was pulling it up on the staff report. So, thank you for putting that in there. Holland: Mr. Chair? Dodson: Very welcome. Holland: This is Lisa Holland. So, one question I had earlier was about the size of the four foot floor plate on the first level. What -- do we have an idea of what the occupancy load would be from the Fire Department on what's even allowed inside that space? I don't know if that's a question for -- Fitzgerald: Ashley, is that above your head? Seal: Mr. Chair, I think it's 257, according to the -- that's what the Meridian Fire Department has in their report. Dodson: That is correct, Commission. That is -- Cassinelli: That's the yard. That's the exterior it looks like. Dodson: Yes. Fitzgerald: Yeah. Dodson: I did not see in the staff report the specific occupancy for the interior. Fitzgerald: Ashley, can you address that? Buzzini: Yeah. So, that -- the 200 number is for the exterior only. The interior I -- I don't have the exact number with me, but it was under 50 occupants. Holland: So, I guess my-- my reason for asking that question was just -- I think that helps maybe put some calm in people's thoughts about the parking situation. Buzzini: Uh-huh. Holland: Three hundred square feet. I don't think you are going to be able to have -- I mean I can't imagine having a hundred people in a 16,00 square foot space indoors. It would be pretty tight. Meridian City Council Meeting Agenda April 16,2020— Page 21 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 19 of 51 Buzzini: Yeah. No, it would be very tight. Fitzgerald: Thank you. Any additional questions? Okay. Thanks, Ashley. Elizabeth. We are going to see if there is any public testimony right now, then, Ashley, I will let you close. Chris or Adrienne, do we have -- do we have any one on the line that is -- was wanting to testify on this application? Johnson: Mr. Chair? Fitzgerald: Chris, go right ahead, sir. Johnson: Yeah. We -- sorry, Adrienne was muted. We do have people on the line. I'm not sure if they are here about this, so if anyone is here for that I would recommend they unmute themselves, then, we can decide who can speak at that point. Fitzgerald: Is there anyone on the line looking to testify on this application? And if you are on the phone star six will unmute you. So, just FYI if you are trying to speak and we are not hearing you. Hit star six and that will unmute you. Give you a couple seconds to see if we get any takers. Don't see anyone unmuting. Okay. Ashley, do you want to close, give us any last thoughts and, then, we can deliberate? Buzzini: I -- really I just want to thank you guys for listening and taking your time to look over the projects and get some clarification on your question, so thank you. Fitzgerald: We appreciate it. Thank you. Any last questions for either the applicant or staff? Cassinelli: Mr. Chair? Fitzgerald: Commissioner Cassinelli. Cassinelli: I was going to make a motion here. Fitzgerald: Motions are always in order, sir. Go right ahead. Cassinelli: I move to close the public hearing for Hidden Gems Events, H-2020-0015. Holland: I will second. Fitzgerald: Motion and a second to close the public hearing on Hidden Gem Events. All those in favor say aye. Opposed same. Motion passes. Thank you very much. MOTION CARRIED: ALL AYES. Fitzgerald: Does anyone want to lead off? Meridian City Council Meeting Agenda April 16,2020— Page 22 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 20 of 51 Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: I think it sounds like a nice use for the downtown. That's typically where you want to have people gathering and gives people reasons to come in. I'm not super concerned with the parking, because I -- again, I think that they have done a lot of work in trying to find alternate scenarios and, you know, like she said, there is so many places in parking lots around where they are located that I think if there was, you know, a one- off event that someone ended up overflowing into the post office parking lot or, you know, doing some ride sharing from the Albertson's down the street, I think there is a lot of options for that. I don't think they are going to be having lots of hundred people plus events there. From the way that they have described it it sounds like it's more kind of a smaller gathering, 20 to 30 people at a time kind of thing. So, I think it's a nice use. I think they have put a lot of thought into it and I wish them the best with their concept. Fitzgerald: Thank you, ma'am. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: I would agree with that. I think just the physical size of the space is going to limit the number of people -- you know, the number of events that you really have that are solely outdoor without an indoor backup, you know, are not that many. I think the spirit of what they are trying to do is -- it's a nice addition. Fitzgerald: Additional comments? Cassinelli: Mr. Chair? Fitzgerald: Commissioner Grove. Cassinelli: This was Bill. Fitzgerald: Oh, sorry, Commissioner Cassinelli. I apologize. Cassinelli: It's -- as long as you like motions, I'm going to -- I'm going to make a motion. After considering all staff, applicant, and public testimony, I move to recommend approval to the City Council file number H-2020-0015 as presented in the staff report for the hearing date of April 2nd, 2020. Holland: Commissioner Cassinelli? Fitzgerald: Can I make a -- yeah. Meridian City Council Meeting Agenda April 16,2020— Page 23 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 21 of 51 Cassinelli: No modifications. Holland: It's a conditional use permit, so we get to approve it. Cassinelli: Oh. Oh, that's right, it is. So, I -- approve the conditional use permit. Holland: I will second. Fitzgerald: I have a motion and a second to approve the conditional use permit for file H- 2020-0015. All those in favor say aye. Any opposed? Motion passes. Congratulations. MOTION CARRIED: ALL AYES. Fitzgerald: Good luck. We appreciate all you are doing for downtown and we -- Cassinelli: It's awesome. D. (To Begin No Earlier than 6:45) Public Hearing for Lavender Heights Subdivision (H-2020-0009) by Westpark Company Inc., Located East of S. Locust Grove Rd. and North of E. Lake Hazel Rd. 1 . Request: Annexation and Zoning of 55.14 acres of land with R-4, R-8, R-15, and R-40 zoning districts; and, 2. Request: A Preliminary Plat consisting of 188 building lots, 24 common lots, and 3 other lots. Fitzgerald: Thank you. Thanks, Elizabeth. Thanks, Ashley. We appreciate you guys. Okay. Thank you, Commission. Moving to the last item on our agenda -- and I was given a heads up that we couldn't start until after 6:45 and we did that with all our technical fun, so we will go ahead and open the public hearing for Lavender Heights Subdivision, H- 2020-0009 and start with the staff report. Joe, are you with us? Dodson: I am still with you guys. Thank you. This one does have some nicer, prettier presentations that I would love to share with you guys. Fitzgerald: We see them. Dodson: Okay. So -- all right. Let's get this going. The application before you is a request for annexation and zoning and preliminary -- preliminary plat of 55.14 total acres, separated into four proposed zoning districts, R-4 is 16.6 acres. R-8, 27.8 acres. R-15 with 3.25 acres. And R-40 with 7.44 acres. The preliminary plat proposes 187 single family residential lots, one multi-family lot, and 27 common lots. The total proposed unit count as proposed, again, is 235 residential units, at a gross density of 5.86 DU per acre Meridian City Council Meeting Agenda April 16,2020— Page 24 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 22 of 51 and a net density of 3.56 DU per acre across the entire project. If you go to the next slide, Chris. Johnson: Joe, you have control over that. You have to accept that on your panel and you will be able to control the slide. It's just waiting for you to accept it. Dodson: Right. How do I -- okay. I apologize. I have not been given permission, so -- Johnson: Okay. I'm going to take away the permission and I will do the slide for you. Dodson: Thank you, sir. So, this is an exhibit showing the proposed zoning. The applicant has proposed approximately 7.7 acres of qualified open space. Approximately 14.66 percent of the 55 acres. And three amenities to include a multi-use pathway extension, swimming pool, and additional open space. Access is proposed via a new collector roadway, South Bloomerang Avenue, from an existing arterial East Lake Hazel Road. Additional access is proposed to be extending a public local street in the northeast corner from the existing subdivision to the east. The street would be East Brace Drive. The proposed project location does not lie within Meridian Fire's five minute response time goal boundaries. The expected response time is currently seven minutes from Fire Station 4 and Station 4 has a reliability rating of 78 percent, which is also below their goal of 80 percent reliable. The proposed project does not -- or does -- I apologize -- does meet all required road and turnaround widths. ACHD is not requiring any additional mitigation or road improvements to any nearby intersections. Each road intersection being in their capital improvement plan over the next three to five years. The applicant is proposing, with ACHD's agreement, to widen portions of Lake Hazel fronting the property, to install a westbound turn lane and an eastbound turn lane onto the new collector roadway South Bloomerang Avenue. Overall the project is proposed to be developed in four phases. The single family and the multi-family will be in its own space. Chris, could you go to the next slide, please. The larger R-4 lots reside around the exterior of the property to better match the existing homes to the north. The applicant is, then, proposing R-8 lots further in the interior and along the eastern property boundary to match the density in the subdivision to the east. The R-8 lots continue an inward trend towards higher density, but make up a majority of this site as depicted by the 27 acres versus all the other acres in the zoning. R-15 zoning and alley loaded of single family homes abut the Farr Lateral and our closest to the future multi-family development. The multi-family development is proposed in the R-40 zoning district and is closest to East Lake Hazel. Throughout the development landscaping and pathways buffer the densities as well. Staff notes that the multi-family requirements have been conceptually reviewed and is not a part of this approval and nor is staff approving the current layout or any proposed improvements site design elevations or open space and amenities in the multi-family development. Could you go to the next slide, please. This is the applicant's proposed phasing plan. They do propose to create a new collector roadway, do the pool amenity, and collect the secondary access with phase one. Phase two will be the southeastern portion and phase three will be the northwest -- or the western part. They are -- I have had discussions with the applicant that the multi-family is not explicitly -- explicitly stated as a fourth phase, but that is the pattern of development. Next slide, Chris. These are Meridian City Council Meeting Agenda April 16,2020— Page 25 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 23 of 51 some proposed elevations that they provided us. Single family would be the ones that look more conceptual. The pictures are of their alley-loaded type design. Overall staff finds the site designed to be a great example of transitional densities and housing types. In addition, staff finds the proposed open space and pedestrian -- pedestrian connections a great fit for the city. Therefore, staff recommends approval of the requested annexation and zoning, with a requirement of the development agreement and approval of the requested preliminary plat per the conditions and findings of the staff report. And I will stand for questions. Thank you. Fitzgerald: Thanks, Joe. Any questions for staff? Cassinelli: Mr. Chair? Mr. Chair? Fitzgerald: Commissioner Cassinelli. Cassinelli: Joe, are you aware of any future fire station locations in the south there? I'm -- what's their plan? Dodson: Yes, sir. Thank you, Commissioner Cassinelli. From my understanding the -- I don't know what -- what number, seven or eight, is supposed to be directly across the street almost. So, that would help mitigate those response time issues. Cassinelli: And any timeline on that at all? Dodson: That I do not know, Commissioner. I apologize. I might have heard that there could be potential -- both seven and eight coming online in the next five years, but that is, again, beyond what has been said into any kind of budget. Cassinelli: Thank you. Dodson: You're welcome. Fitzgerald: Additional questions for staff? Grove: Mr. Chair? Fitzgerald: Commissioner Grove. Grove: Joe, I have a couple of questions. I'm having a hard time -- what is considered the collector street? And there was some confusion on my part on -- in reading the ACHD report and, then, the staff report. Like what exactly was being qualified as a collector or not collector? Could you clarify that for me? Dodson: Yes, sir. Thank you, Commissioner Grove. So, the collector roadway is that roadway that runs right next to the R-40 zoning from East Lake Hazel. It connects there and runs straight up to the Farr Lateral, up into the center of the development. That is Meridian City Council Meeting Agenda April 16,2020— Page 26 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 24 of 51 the collector roadway and, then, everything inside is all local streets. Lake Hazel will be the arterial. The -- there is also on the -- I don't know if you are referring to this, but the master street map by ACHD does show a future commercial collector roadway that runs on the south side of the Farr Lateral, but that is on the property to the west and in regards to that, this applicant is going to do some type of curb cut for future connections to that site, as well as he has worked with that applicant as well. Grove: And so this collector street would eventually connect over to Locust Grove; is that my understanding? Or would that be the other collector? Dodson: That -- the future commercial collector will connect to this and, yes, around -- it will go all the way around the Farr Lateral and, then, branch off near the northwest corner and connect to Locust Grove. Yes. Fitzgerald: Additional questions for Joe? Would the applicant -- Chris, can you mute the -- thank you. Would the applicant -- or is the applicant ready to present? Breckon: I'm ready. Fitzgerald: Perfect. Jon, can you introduce yourself and your -- give us your address for the record, please. Breckon: You bet. I'm going to try to -- okay. How is that? Fitzgerald: Still have a little bit of an echo. Breckon: Okay. Fitzgerald: Maybe turn your speakers off or whatever you are listening on. Cassinelli: I have lost all audio. Fitzgerald: Yeah. I think he's trying to figure it out. Breckon: Is that better? Fitzgerald: It's still echoing really badly. If you're able to call in from mobile devices that's the -- usually the problem. Breckon: Yeah. I just shut it off. Can you hear me now? Fitzgerald: Yep. That's great. Breckon: Okay. Sorry about that. All right. So, let's try that again. Jon Breckon, Breckon Land Design. 6661 North Glenwood Street, Garden City. Meridian City Council Meeting Agenda April 16,2020— Page 27 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 25 of 51 Fitzgerald: Appreciate it. Go right ahead, sir. Breckon: Okay. Well, first, I would like to just start off by saying thank you for your support on this great project. Our team supports the city and staff and we applaud the great job they have done during this extended period of city growth. I have very much enjoyed working with Bill Parsons over the years and -- and Joe is doing a great job as well. The developer for West Park has been a fan of the city since 1986 and has a history of successful past projects, some of which are Bear Creek, which includes a 15 acre park, and Tuscany, which includes a seven plus acre park. West Park is also proud to have been instrumental in the acquisition of the 77 acre Discovery Regional Park to the south of this site. Do I just request the next slide? Johnson: I have actually given you control, Mr. Breckon. You should see that there. Breckon: Okay. Johnson: If not I'm happy to advance for you. Breckon: How do I -- how do I get the next slide? Johnson: You should be able to use your right arrow to go to the slide. Or page down. Breckon: Okay. There we go. Okay. There we go. This is the vicinity map of the site and its adjacencies. The site is located on the north side of Lake Hazel, between Locust Grove and Eagle Road. Blackrock Subdivision is to the north of us. East Ridge Subdivision to the east. And Discovery Park is to the south. The design responds to the existing topography and takes advantage of the existing views of the Boise front to the northeast. The site is almost completely surrounded by the city limits. As you can see by this slide, the site is the pink and the city limits are the tan color. The project began -- this project actually began in the fall of 2018 and we have been working with Community Development staff for over 12 months to rework the original designs in an effort to support the city's recommendations by meeting the density requirements of the city and the ACHD circulation standards. It looks like I jumped ahead here, unfortunately. Well, I will keep going. Johnson: Mr. Breckon, I can control your slides. Let me know what you need and I will get you -- Breckon: Okay. I will just ask for the next slide if that works. If you could back up one, please. Yeah. There is the overall view. Okay. Very good. Well, we were challenged to meet the city density requirements first, but the current design provides a mix of five product types. And now we could go to the next slide, which shows the zoning legend or zoning breakdown of the site. The density progress -- progression and zoning transition response to the city and the neighbors requests from north -- from the north estate lots transition from Blackrock to the north and the lot lines were adjusted at the neighbors request to align with the existing lot lines to the north. So, on that north boundary line the Meridian City Council Meeting Agenda April 16,2020— Page 28 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 26 of 51 -- we adjusted the lot lines, so that they match up with the neighbors to the north. We have the transition from R-4, which is the outer -- the yellowish color on the west, the north and the east and, then, it goes to R-8, the orange in the center, and you will notice that there is a transition there on the east side, that aligns with the development to the east and, then, it goes to R-15, the salmon color, and, then, R-40, multi-family, along Lake Hazel frontage. Okay. And, then, there is a -- if we can go ahead and -- next couple of slides. Here is some examples of similar project -- projects, building types. Next slide. And the next slide, this is just a preliminary layout of what the multi-family site might look like. Okay. Next slide. This is -- this is a map. This referenced -- received from the city, Mr. Bongiorno, shows the service -- emergency vehicle service area highlighted there. You can see we are somewhat within that on the south side. And, then, we have also, as part of -- part of our emergency service access, adjusted the phase one so that the main entry road connects to East Brace Street on the northeast of the property. So, that there is a -- that road will continue all the way through as part of phase one. Okay. Let's try the next slide. The circulation through the site is a pedestrian friendly, walkable community, and provides pathway linkages that circulate through the site and connect all of the adjacent developments to the -- to the discovery regional park on the south. You will see we have -- if you look closely at this you will see we have detached sidewalks throughout and, then, there is also a ten foot wide regional pathway that starts on the north side and parallels the canal all the way around -- if you can see my mouse, it comes all the way around, follows the canal, comes across the canal and comes down and around to connect to the park. Bloomerang Road is the main entry road. A collector, if you will, and it leads to -- over the -- well, first of all, you come in and, then, there is -- provide access to the west for the future development and also this would align -- I have got an exhibit I will show you here in a minute -- with an access to the multi-family. And, then, you go over the bridge, over the canal, and at the end of this road the plan is to have a nice infinity edge swimming pool that will double as a water feature. I already mentioned the walking trails throughout. The pool. We also have qualified open space in the neighborhood park area. Okay. Let's -- let's try the next slide, please. Okay. Yes. Here is the -- this is the exhibit that shows the access points off the main entry. These lines. And so this will allow connection and development of land to the west and the plan would be that this -- this development will also link over to Locust Grove. Next slide, please. This is a shot of the masterplan for the 77 acre park, just so you can see the ultimate build out of this. This is really quite a gem for the city. And, you know, we consider it as an amenity for--for all the adjacent developments. Next slide. Okay. Here is just a shot of the phasing. You can see the phase one, the pink, and the entry road comes through and connects up and connects over to the northeast and, then, phase two would be on the east side. Phase three on the west side. And phase four potentially, the multi-family up in front there. I would like to -- there was one -- one item on -- on the staff report,just like to make note of, was the existing Baumgartner house, and that--we would like to include that as part of phase two. Kathi Baumgartner has been very cooperative and helpful and it would assist us in making everything work smoothly to have that included in phase two. Fitzgerald: And, Jon, that's the -- kind of large lot on the blue section right there; is that correct? Meridian City Council Meeting Agenda April 16,2020— Page 29 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 27 of 51 Breckon: It is. This -- this -- yeah. If we go to the next slide you will see on the color plan it probably shows a little bit better. I think. Yeah. Right there you see the existing home that we are working to retain and we really reworked this design many times to make this work. But, yeah, that's -- that's the Baumgartner house. Fitzgerald: Thank you. Breckon: In conclusion, I would just like to say we are looking forward to completing another high quality project that properly responds to the city's needs and that we will be a highly valued piece of Meridian's urban fabric. Thank you for your time. Fitzgerald: Thanks, Jon. Are there any questions for the applicant? Cassinelli: Mr. Chair? This is Bill. Fitzgerald: Commissioner Cassinelli, go right ahead, sir. Cassinelli: Jon, a couple questions on that. The Baumgartner lot -- Breckon: Yes. Cassinelli: Is that the -- that's going to remain a single family residence on one large lot there? Breckon: Yes, sir. Cassinelli: Okay. And, then, I also was curious if you had looked at any other layouts as far as some of the common lots there all tend to be right up front. Did you look at -- did you have any other-- did you -- did you look at any other layouts with -- with some of that -- some of the -- those common lots spread out more evenly? Breckon: Yes, sir. We went through many many concepts and we had a variety of options there. You know, I think one thing to maybe note on that is that our -- one of our driving goals was -- was to increase the density and -- and, then, also to, you know, make these amenities -- make the most of our amenities that we are providing. You know, one of the biggest amenities is just the walkability of the community and the ten foot wide regional pathway that cuts through the site and so, you know, the preference here was to have those open spaces adjacent to that. Those work in conjunction with one another. Cassinelli: Okay. Thank you. Fitzgerald: Additional questions for the applicant? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Meridian City Council Meeting Agenda April 16,2020— Page 30 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 28 of 51 Seal: Just a question on the -- the connector street that is going to connect into the east there. Is -- is there a subdivision that's already in there or is that something that's going to be in the future? Fitzgerald: It's already -- I think it's already getting built, Bill, but I will let the applicant answer that. Breckon: Yes, sir. The -- to the east -- actually, if we can go back towards the beginning I have an exhibit that shows the adjacent subdivisions, but that's East Ridge. It's phase one of East Ridge has -- has been installed and they are currently building homes there. It wraps -- it wraps the north and east side of the adjacent larger property. I'm familiar with that one, because I did the landscape plan for it. Seal: Okay. So, essentially, the -- that connector road is going to be something that's functional and provide a second access out to Lake Hazel; correct? Breckon: Yes, sir. Yeah. That's the intent there. That provides better emergency vehicle connectivity for not just us, but the adjacent development. Seal: Okay. Thank you. Cassinelli: Mr. Chair, this is Bill. I have another question. Fitzgerald: Go right ahead, sir. Cassinelli: Jon, is that a -- back there on Lots 23, 24, 25, is that -- is that a private drive there connecting -- Breckon: Oh, yes, it is. It is. That's -- that -- that was one of the things we worked out with ACHD and the staff, because one of the earlier concepts we had that all connected through as one major road and it didn't meet the block length requirements and so, you know, in order to provide some traffic calming we -- we narrowed that down and made it a private drive. Cassinelli: So, is that accessible from one side? Breckon: It's accessible from both. And, you know, actually, I don't remember if we -- if we -- we had talked about -- at one point about putting bollards in there. I don't -- maybe -- maybe Joe remembers if we were going to do that or not, but we do have it narrowed down. It's just a private drive. Cassinelli: And there would be a -- you know, like a driveway approach on either side, so, you know, as you drive into there it would be a bump. Dodson: Commission, this is Joe. Meridian City Council Meeting Agenda April 16,2020— Page 31 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 29 of 51 Fitzgerald: Go right ahead, Joe. Dodson: From what I understand this -- the application did not have any kind of bollards or any -- anything to close off those accesses. It would be basically a driveway for those three lots. Fitzgerald: But you do have curb, gutter, sidewalk to go over to get into it; correct? Dodson: That is -- that is correct. That's what I saw on the -- on the drawings. Correct. Breckon: Correct. Fitzgerald: Thank you, both. Bill, did you have an additional question? Commissioner Cassinelli. Cassinelli: Just -- I guess the only one is ACHD was -- was okay with that plan? Breckon: Yes, sir. Dodson: Yes, sir. I read their staff report thoroughly and they -- they did not have any issues with it. Cassinelli: Thank you. Mr. Parsons, did you have a comment there? Parsons: I do. If I may. I -- you know, I just want to share with the Commission that recently the city has been experiencing in others -- in other neighborhoods where driveways such as this -- or even multi-use pathways that are built and connecting between blocks, people are using them as private roadways to -- as their own personal road and so we are having to go back and -- the city's having to go back and retrofit a lot of these pathways with bollards or some kind of fencing to meet Fire Department requirements to restrict vehicle traffic. So, certainly, if the applicant has not proposed bollards for this common driveway I think it's best -- it's in their best interest and the city's best interest to have them work with Joe Bongiorno and our Fire Department and make sure we have some kind of bollards in place for that common driveway, so we don't create a thoroughfare for those three property owners, because I can just see that an issue for the city down the road. If there is not a condition of approval in there, then, we certainly need to add that this evening. Fitzgerald: Jon, do you have any feedback on that? I appreciate that, Bill. Breckon: Commissioners, yes, we would be glad to -- to make that modification to add bollards or some other device to pull that off so you can't drive through. Fitzgerald: Okay. Thank you for that. Commissioner Cassinelli, did you have additional questions? Meridian City Council Meeting Agenda April 16,2020— Page 32 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 30 of 51 Cassinelli: No. That -- that takes care of that. Thank you. Fitzgerald: Thank you. Additional questions for the applicant? Grove: Mr. Chair? Fitzgerald: Commissioner Grove, go right ahead, sir. Grove: The applicant -- this is just kind of a generalized question, so you might not be able to answer it completely, but this is me being a new Commissioner and trying to understand some things, so looking at the phasing of this project I really like how it transitions between R-4 to R-40, but my question is why is R-40 the last phase of this project? And I guess kind of in general like how -- why -- why is it backwards in terms of density going from lowest to highest density, that is -- that goes in that order? Breckon: Well, Commissioners, the -- the market kind of drives what the demand is. Right now the -- we feel that the single family homes would -- would be more beneficial and -- and, you know, I guess the multi-family, that remains to be seen. That's kind of a -- the multi-family is a project of its own I guess would be the -- the other piece of the puzzle, you know, as far as getting approvals and so forth. This is really the first step to get the overall development approved and, then, the multi-family we will have to come back for resubmittal for its own application and we will -- you know, at that time we would be seeing you again. Grove: Okay. Thank you. The reason I bring it up is just because every time we have had applications in the last few months when a multi-family comes in everyone that's in these homes for a few years in phases one, two, and three complain that they didn't know that a multi-family unit was going to be built right next to them and it's a large open space and so that's just my concern there. And my other question is looking at the West Ada report, it looks like there is going to be massive overcrowding. Do you know of -- what their plans are? Have you coordinated with them in terms of additional elementary schools in this general area? Breckon: Well, I did include -- go to some of -- the next slide shows the service areas for elementary school, middle school, and high school and our site lies within the Mountain View High School, the Victory Middle School, and the Hillsdale Elementary School and now I did not contact West Ada School District directly to determine the timing on -- on the next school construction, but, yeah, I understand. I mean that's certainly a concern, but, you know, as -- as these things -- you know, kind of how these things work is you have got to have the demand, which is the housing, which helps fund some of the -- some of the other improvements, as well as future fire stations and so forth and so, you know, we, along with some of the other developments, I'm sure will pique the interest of the school district to look for additional school sites. Fitzgerald: Mr. Grove, do you have additional questions, sir? Meridian City Council Meeting Agenda April 16,2020— Page 33 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 31 of 51 Grove: No, not at the time. Thank you. Fitzgerald: Thank you. Any additional questions? Cassinelli: Mr. Chair? Fitzgerald: Yes, sir. Go ahead. Cassinelli: This is Bill. Jon, can you walk me through some of the -- I think that's the R- 15 -- not the alley load, but just to the south, what's the design on those -- the -- the ones that are on the canal. Breckon: Correct. So, like Lots 11 through 33 1 think. Cassinelli: Yeah. Breckon: Up in that -- yeah. Those are a court design. Yeah. I don't know that I have a photo of that, but what -- I guess I will just try to describe it as best I can. What it is is a -- four separate units with a shared driveway access and you can kind of see that by the -- by the lot layout. Each lot needs to have frontage on the road and so they would -- you know, you drive in a shared driveway and, then, you would have garages off of that. There -- they would be side by side and perpendicular to entry. They are a very compact, efficient design, and have been successful in various locations throughout the valley, I know that. Does that help? Cassinelli: Yeah. And, then, to the north of that is the alley loaded units. Cassinelli: Are those typically -- on those -- those ones where there is four -- a common driveway there, are those single story or are they two story? Breckon: Single story. Cassinelli: All single story? Breckon: Yes. Cassinelli: Okay. With an attached garage? Breckon: Yes. Cassinelli: But no shared walls? Breckon: The garages are shared. Yeah. Or they can be. They are --they are--typically they would be shared. From the front it looks like a nice single family home, although you have four units there. The alley load -- the -- the -- on the alley load product there, those -- those are all -- have garages off the alley and, then, a nice street frontage approach. Meridian City Council Meeting Agenda April 16,2020— Page 34 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 32 of 51 Cassinelli: And are those two story on those alley loads? Breckon: Yes. Well, they could be either. So, yeah, I would -- I would expect they would. Cassinelli: Okay. Fitzgerald: Do we have additional questions for the applicant? Breckon: I could -- I could also share that East Ridge to the east of us, they have some of that same -- same product types with the auto court design in a future phase, as well as the R-8. Fitzgerald: Jon, I have a quick question. I think in the staff report there was a discussion about open space and the pool being included in that. Do you have a -- kind of feed -- some feedback there on making sure we are hitting adequate open space? Breckon: Yes, sir. We do meet all of our open space requirements. Fitzgerald: And got the pool area being included? Breckon: Yes. I think there is seven acres of open space. Fitzgerald: Yeah. I just want to make sure there was -- on qualified open space there was a component of the calculation that looks like there was inclusion of the -- the pool and the pool deck, which is an amenity and can't be included in open space -- or calculations. I just want to make sure that -- Breckon: Yes, sir. Joe may have the numbers on that, but I'm quite confident that we worked through all that. Fitzgerald: Okay. Thank you. Any additional questions for the --for the applicant? Okay. Jon, we are going to see if we have public testimony to take and, then, I will let you close. Breckon: Thank you, sir. Fitzgerald: Thank you. Chris or Adrienne, do we have anyone on the phone that would like to testify that you're aware of or should I open it up? Weatherly: Mr. Chair, we do have one person signed up. It's Kathi Baumgartner. And I do believe she does wish to participate. Fitzgerald: Okay. Thank you, Madam Clerk. Mrs. Baumgartner, are you on the phone? If you are -- Baumgartner: I did not sign up to wanting to speak. I'm sorry. I wasn't planning to speak. But thank you. Meridian City Council Meeting Agenda April 16,2020— Page 35 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 33of51 Fitzgerald: Thanks, Kathi. We appreciate it. Is there anyone else on the phone that would like to testify on this application? Unmute yourself using star six if you are muted. None right now? Seeing none right now. Going once. Going twice. And, Adrienne, we don't have anybody else; correct? Just making sure just for the record. Kathi was the only one? Weatherly: Mr. Chair, that's correct. Fitzgerald: Okay. Making sure there is no one else who would like to testify. Okay. Jon, do you want to close, sir? Breckon: Yes, sir. I just appreciate everybody's time and I look forward to this project moving forward. It's been a long time coming and I think it will -- it will be a great addition to the community. Thank you. Fitzgerald: Thanks, Jon. Are there any questions for Jon or for the staff before we close the public hearing? Holland: Mr. Chair? Fitzgerald: Commissioner Holland, go right ahead. Holland: And there was one request by the applicant about the existing house that's on the lot. If -- do we need to make a motion to include their request or is that something that's already covered in the staff report? Fitzgerald: Jon or Joe, do you want to cover that? Just want to make sure we understand what the request is. Dodson: Understood. Yes. Commissioner Holland, Commission, it is not part of the staff report. At the applicant's request it would be -- you guys would have to make a motion to change my-- one of my conditions in the staff report. I believe it is condition number eight under A-8. Yeah. Fitzgerald: Joe, can you read that for the record. Dodson: For the record it is: The existing home that is to remain shall be required to connect to City of Meridian city services in phase one of the development. Therefore, a revised phasing plan should be submitted to the Planning Department at least ten days prior to the City Council hearing reflecting this requirement. So, if Commission were to agree with the applicant and change it to phase two, that would -- that would be the change. Fitzgerald: Okay. Thanks, Joe. Dodson: You're welcome. Meridian City Council Meeting Agenda April 16,2020— Page 36 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 34 of 51 Fitzgerald: Jon, is that correct? Are we speaking correctly and that is your request? Breckon: Yes, sir. That is my request that it be included in phase two. We -- you know, we would like to connect as expeditiously as we can. However, yes, it would definitely be the preference -- and we respectfully request that you allow us to do it in phase two. Fitzgerald: Thank you for the clarification. Seal: Mr. Chair? Fitzgerald: Commissioner Holland -- Commissioner Seal, go right ahead. Seal: Just a quick question on the -- when we were talking about the private drive there at the northern boundary, when they were talking about having bollards in there, I mean I'm looking at it and to put bollards in there, wouldn't that block off Lot 24? Fitzgerald: I think it will allow them to use -- go to the other side of the driveway, though. That would be the end. So, it would allow bike traffic and walking traffic, but not -- so, they would have to orient their driveway to attach the common drive, so you go out -- whichever area they decided to put it on, either on the east or the west. Have to work with Chief Bongiorno. Parsons: Mr. Chair? Fitzgerald: Yeah. Go right ahead. Parsons: Mr. Chair, Members of the Commission, Commissioner Seal, certainly the applicant doesn't even need to extend the common driveway through the entire site. He could just have the two lots take access and the -- the lot to the west actually has frontage on the -- at the curve on that street. So, if he was to restrict the plat to only have the two homes access the common drive and have the other lot take access from the adjacent street to the west, we wouldn't even need bollards, unless the Fire Department needed emergency access through there, which I don't anticipate they do. So, certainly if the applicants just work with staff on addressing that concern we can certainly move forward with that condition without the bollards. I think there is an easy design fix there to work with the applicant and get that resolved. I also wanted to touch base on Nick's -- Nick's comment about the phasing and why the -- the density is happening with a later phase versus the earlier phase. Certainly I have been working with the city a long time and I have heard that complaint time and time again at public hearings, that the higher density is always the last one to go in and, then, we end up having these tumultuous hearings, because people don't want multi-family around them and in my experience with -- when that's happened we have made the developer in their marketing material inform the future buyers that multi-family will be part of the development in the future. So, that's something within your purview this evening. If you want to add that as a condition of approval as part of the development agreement that in their marketing materials the applicant share with future homebuyers that multi-family is part of the development, I think that's certainly Meridian City Council Meeting Agenda April 16,2020— Page 37 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 35of51 within your purview and it's something that I would recommend if you want to make sure you get that message out earlier rather than later. Thank you. Fitzgerald: Thanks, Bill. Thanks for raising your hand, too. Any additional questions for the applicant or for staff? Cassinelli: Mr. Chair, this is Bill. Fitzgerald: Yeah, go ahead. Commissioner Cassinelli. Cassinelli: Question for staff. On the -- either Bill or Joe. On the -- the Fire Department, it being outside of their five minute window at seven minutes response time, was that a -- where did that play in your consideration? Are you looking more towards the future -- the future station there to -- across the street or just -- if I could kind of get a feel for what your thoughts were on that. Parsons: Joe, do you mind if I take this one? Dodson: Go right ahead. Parsons: Thank you. So, Mr. Chair, Members of the Commission, Commissioner Cassinelli, your -- yes, does that go to -- keep in mind that fire response times are goals. There is no -- there is no code that says you have to comply with that. That's the target goal for the Fire Department and that's what they strive for. It's certainly within your purview -- and we have talked about this multiple times with our City Council -- is the applicants' proposing a phasing plan. The intent of the phasing plan is to share with you how many units you can anticipate coming online in -- in a given year or -- so, certainly, the applicant -- and this may be a two year project, this may be a ten year project, we don't know at this point in time. We don't know what's going to happen to the economy. But certainly as part of the annexation request -- and certainly with staff we are making sure that applicants are providing us phasing plans so that we can provide that -- all of that information to you and share that information to you in our staff report. Now, is staff going to recommend denial of a project because it doesn't meet the five minute response times -- I can't say we are going to do that, because, again, it's a goal, we are going to defer to our community partner, our Fire Department, and -- and let them speak to that requirement. That's something that the City Council and the Mayor are going to have to take under consideration as part of a budget amendment in the future and how they want to tackle and provide service to the city. But right now, yes, we share that information with you. We -- we take all of that information into consideration, but given the fact that there is already development occurring in the area, there is appropriate stub streets, they are making those necessary connections with the first phase, staff felt comfortable with the recommendation of this project with the -- based on the feedback from all the departments that gave -- gave us input on the staff report. So, that's how we are looking at it. Again, it's a goal, it's not a code requirement. But, again, if that's something that causes the Commission a concern and you want to hold them to no more than two phases until such time as the fire department is opened across the street, certainly you can have Meridian City Council Meeting Agenda April 16,2020— Page 38 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 36 of 51 that as a recommended DA provision and let the City Council take that under consideration as they move forward through the process. Cassinelli: Thank you, Bill. Fitzgerald: Thanks, Bill. Commissioner Cassinelli, did you have additional questions? Cassinelli: I think I'm good. Thank you. Fitzgerald: Okay. Anyone -- additional questions for staff or for the applicant? In that regard, can I get a motion to close the public hearing? Seal: So moved. McCarvel: Second. Holland: Second. Cassinelli: Second. Fitzgerald: I have a motion and a second to close public hearing on H-2020-0009. All those in favor say aye. Opposed same. Motion passes. Thank you all. MOTION CARRIED: ALL AYES. Fitzgerald: Who wants to lead off? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: A few of the things I really like about the subdivision is the phasing, especially the way that they are going from, you know, a larger size lot down the -- and less density going to more density. You know, if the market changes that gives them a little more flexibility. It's something that they want to do things a little bit differently. I have to say I'm a little less concerned about people arguing about a multi-family going into this, just because of the -- of the Farr Lateral being in there, them having to cross a bridge and, you know, this giant area being open in there. So, I mean there is going to be quite a bit of separation in there. A lot of times that -- that comes in where, you know, essentially, you have an apartment building right up against a fence or something along those lines. So, I think this -- you know, the way that they are putting this in is -- is a responsible way to do it. With that said, I do like the idea of having them having a recommendation in there as far as them having -- having knowledge of a multi-family development as -- as part of this entire development coming in. The bridge going over the lateral is -- is kind of neat, too. I think that's going to be a -- actually kind of a neat amenity for the -- the place and provide a little bit of seclusion, you know, or not -- not a true seclusion, but the Meridian City Council Meeting Agenda April 16,2020— Page 39 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 37of51 -- the idea of it, I guess, is they -- is they go into the -- into the subdivision. The two biggest concerns I have about this is just the way -- the way that the Fire Department worded their response makes me pause. I mean it just says, you know, the overview. This project cannot be serviced by the Meridian Fire Department. It's not a -- you know, I don't think it's that -- saying that they won't try to service it, it -- but to me that says they are saying that they cannot service it even though it's a goal, you know, and, again, we have had Chief Bongiorno come in and explain some of these things to us as far as some of their goals that they are hitting, but I have not seen something come in where they just flat said cannot be serviced by Meridian Fire Department. So, that -- that makes -- that makes me pause a little bit for sure. I mean we want to make sure that, you know, with -- with a division or development like this that's going in that they are -- you know, that our community partners that are in with this have the means to service it and -- you know, the best that they possibly can and it sounds to me like the Meridian Fire Department is saying that's -- that's not feasible. The other one -- and I have said this a lot, because it's the problem everywhere. Our report from West Ada School District -- I mean, number one, this is in the Hillsdale Elementary, which is currently capped. So, they are already so far over that they capped their enrollment. Sienna Elementary. If you look at it on a map -- I mean I think Hillsdale is like 2.5 miles and Sienna Elementary is 2.8. So, it's negligible as far as how far away those schools are going to be. So, I don't think there is going to be any opposition from parents and they are saying, hey, I thought my kids were going to go here, they got to go there, it's not like the school is next door. That said, Sienna Elementary is already over capacity. Victory Middle School, already over capacity. The only one that's not over capacity is Mountain View High School. My understanding there are no schools being -- being built in this general vicinity. So, this is going to land right in the middle of an elementary school that's already overcrowded and a middle school that's already overcrowded. So, to me that's -- you know, we are not being responsible as far as that's concerned. I mean I understand that you got to wait for the houses to go in, but we are putting the houses in so fast the schools can't catch up. I mean one year of revenue isn't going to build a school. That's not the way this works. So, I have big reservations about approving anything that's going to drive those higher, especially knowing that the counts that they have in there don't account for the multi- family dwelling that's going to go in in the future. Fitzgerald: Additional comments? Cassinelli: Mr. Chair, this is Bill. Fitzgerald: Commissioner Cassinelli. Cassinelli: I -- I share Commissioner Seal's concerns about both the Fire Department's reports and where we stand with -- with overcrowding at our schools and schools that don't -- you know, that -- that goes the opposite way of making us a -- a friendly, livable community when every school around it's -- exceeds capacity and you look at the numbers at Sienna, they are actually about as much over capacity as Hillsdale, which is -- which is capped. The other -- just off the top, I have got concerns with all the open space right by the entrance. I listened to the applicant say how they -- you know, it's -- Meridian City Council Meeting Agenda April 16,2020— Page 40 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 38of51 it's by the -- by the lateral, by the path, but the thing is is you have got the park across the street on Lake Hazel that has plenty of open space. I would like to see the open space dispersed a little, maybe even towards the back there and it could even help with some of the -- the lot distribution against the R-2 to the north if you moved -- if you put some -- one of those open spaces at least up to the -- to the north. I think it can be so -- would they lose out on a -- on a house or two, probably. Is it going to change the density? No, I don't think so. But I think that I just -- I don't like developments that we have seen before where they are trying to cram all the open space into one area and that's what it's like when I look at the -- that color map of the open space that's what I see. It's all down in front and yet that's where all the -- the park is going to be across the street. So, it seems redundant to put that up front. Those are my comments. Fitzgerald: Just one comment that I think --just for everybody's information. I think you have got some landscape issues -- topography to the -- to the north that they are trying to manage through. Just FYI. Looking at that -- looking at some of the maps in the staff report you have got some significant topography going on. So, that's just an informational. Additional comments, questions? Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: I would echo some of the same concerns the first few Commissioners shared. You know, it's always unnerving when you don't meet Fire Department regulations, but I appreciated the map that the applicant included that showed where the service territory does exist that looks like maybe a good chunk at least of the entrance part of it would be in the service territory, but the bulk of the project as it develops out won't be. You know, it's my hope, obviously, that we get another fire station online. It's hard to know what the timing of those things are as well. But they tend to follow a demand as well, so I'm a little less worried about the fire one. I am worried about the school site. It's a challenge we have whenever we have a big development project, because all of our schools are overcrowded and we are one of the fastest growing cities. I don't know if this virus will slow down our growth for a little while. It might. So, it's hard to say what the timing of the actual implementation of these homes will be. It could be another three -- three or four years before they are done at full build out. So, by then a lot of things can change in the school district, too. So, just keeping that in mind. Going through the condition request that they had, I don't see a big concern with having the existing home connect to city services in phase two. I think that's an easy request. I would agree with staff's recommendation, instead of putting bollards there I would rather just see them work with readjusting that driveway. So, I think if -- if we make a motion there I would rather have it be work with staff to adjust the shared driveway on the northern boundary or if -- work with the fire district on calming measures if -- if they decided to move forward with it, as -- as presented. And back to the comments about the multi-family. I don't think the challenge is going to be that people don't want to live next to multi-family, especially with the canal. The challenge is going to be traffic, because that's a question we always get. Oh, my gosh, you don't understand how long we wait to try and turn off from the road and Meridian City Council Meeting Agenda April 16,2020— Page 41 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 39of51 it's a major collector, we get backed up and now you are going to add another 50 cars coming in and out of there to my morning commute. That's what the issue will be. It's not going to be the location or the -- it's in my backyard, it will be traffic that they come back to us with. So, I would think they need to advertise that as well. Fitzgerald: Thank you, ma'am. Additional comments? Grove: Mr. Chair? Fitzgerald: Commissioner Grove. Grove: I just wanted to echo a little bit of what's been said, but also kind of throw a few things out there. So, I like the transition, as Commissioner Seal said from the R-4 to the R-40, like the -- going low to high density. I like how they have mapped that out. I like that layout. It works. But I definitely do think we have to include the marketing piece that Bill alluded to in terms of alerting people. Even if it is not the, you know, in my backyard, you know, having it right next to them, especially with how it's transitioned from lower to high density, we will get something, you know, like Commissioner Holland said, in terms of the traffic and that being an issue. And my other point to the traffic is just to put on record I don't -- looking at how everyone's looking at the -- what's called the south Meridian transportation plan and referencing it as a standard which they are basing some of the roadway analysis on, it was done in 2009, which seems rather dated for us to be continuing to use in terms of how everything has changed, especially with the FLUM remap and all the developments that have happened. So, throwing that out there that I would like to have -- whoever is in charge of that take a look at having that re-scheduled, so that we have better information to look at for these developments that are going to come. And, then, I really do have a concern with the -- the school district numbers. That is -- in Sienna it's showing 170 over capacity. That's a lot to transport additional kids into. So, I have major concerns with the school district aspect. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: Yeah. I -- I agree with most everything that's been said. I really have no qualms about having the house connect in phase two and I agree that the common driveway--just changing the -- the design just a tad will fix that. And the materials should be included to inform of future multi-family and I'm -- I'm not quite as concerned about the fire, because I think that fire station -- especially with the park and everything that's going on around there, I'm guessing that fire station is going to come fairly quickly with the houses, but I'm not sure -- can we have as part of this -- yeah, that we recommend approval pending future site of schools? I mean because I do think, you know, at some point we have got to say, okay, everything's so overloaded and if there is not even a plan for the future site, that's where we kind of need to draw the line. At least in others, you know, we have had -- there has been a plan for a future site and we know things are coming. So, in general, I think, you know, they have done a good job with the mix and -- Meridian City Council Meeting Agenda April 16,2020— Page 42 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 40 of 51 and probably a push to get to their density requirements, as well as the transition to the -- what's surrounding them. So, I don't know if we -- is -- is that part of something we can do is just recommend approval pending future school site layout? Parsons: Mr. Chair? Fitzgerald: Commissioner, right ahead. I can't tell who that is. Parsons: Sorry. It's Bill. Planning. Fitzgerald: Go ahead, Bill. Parsons: Thank you. I just want to make a comment on that, listening to the discussion from the Commission. So, no, I wouldn't feel comfortable making this continued on a future school site. What I can share with you is that we are working closely with the school district, because you are not -- not only are you guys concerned about the -- the overcapacity issue, but so is our City Council and I can tell you I have -- I have had multiple conversations with Joe Yochum at the school district and we are currently working on an application together for him to submit an elementary school site off of Linder and Overland and that will require only staff level approval at this point. So, it won't come before you or City Council -- before this Commission to approve a conditional use permit, so I can tell you that he plans on running a bond in the next month here and if that bond gets passed they are going to be constructing another elementary school in the very near future and getting that up and running, which would definitely help alleviate some student overcapacity at those three schools and, then, he also has future plans for Mary McPherson, which is about a mile and a half away where they may just scrape the whole school and rebuild a whole new school orjust add to the existing school. They don't know yet. I know he and I have had discussions where he is wanting to annex that piece of property into the city, so that they can use our sewer and water to develop that as a school site. So, there are plans in place. We just need to be hopeful that people will get out and vote and pass the bond, so that we can get some more schools built. With that I will just conclude my comments. Thank you. Fitzgerald: Thanks, Bill. Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: One other comment, too. The seven acre site won't be able to start construction for the multi-family unless it comes back before us for a conditional use permit. I think that helps a little bit in the density, because if we are still in the same situation, then, we can -- we can say we are okay with multi-family, but it's not the right timing at that point. Just as something else to think about. Seven acres might make a great school site. Fitzgerald: I don't think that a triangular piece works for a school, but -- Meridian City Council Meeting Agenda April 16,2020— Page 43 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 41 of 51 Holland: Oh, I know. Just throwing it out there. Fitzgerald: Next to a lateral. Yeah. And that was interesting that you said that, because I think that was one of the -- Joe Yochum's comments is he is always looking for land. So, that was in their letter looking for-- and I asked staff earlier today about that in regards to looking for land to be donated to the school district, which always happens with large subdivisions. So, giving you a couple of my thoughts. I think this is a very nice development laid out wise. I think it's right next to a giant park and so I -- I have a tough time with us looking at a denial if that's where we are headed based on the future. I think the --the Fire Department was the phasing, if we wanted to put some stipulations on there I'm okay with that and they are --their response time is 78 percent on time and 80 percent is what they shoot for. So, I'm -- we are basing some of our comments on two percent of their efficiency. So, I want to make sure we are aware of that, too. I do think it's a nice -- nicely laid out project. I think they did a nice job. I think the balance between the estate level homes in Blackrock down to the multi-family to that park is kind of how you would like to see these things built out and so I -- I hear the concerns definitely. I'm less concerned about the fire department. I understand the thoughts on the school district, but I think there is mitigations that are happening that we need to take into account. I do know that this group has built some really impressive subdivisions in the past and so -- but I -- and I understand where everyone's thoughts are, so I -- those are my comments just for food for thought and would love to hear everybody else's comments. Pitzer: Mr. Chair? Fitzgerald: Commissioner Pitzer. Pitzer: Patty. Thank you. I'm not going to be redundant. I mean I think -- I think a lot of what was said I agree with, especially if you are transitioning. I think it shows a lot of forethought that they -- they kept the R-4 and thought about the neighbors in this whole subdivision. But I think that there is a lacking of open space back along -- what is that, along the edge -- or Brace there could be a tot lot or something to the back there. We are going to have kids that are going from one end of the subdivision all the way to the front with no open space and I think that that's -- that's something that needs to be addressed. I feel like these houses are going to have a lot more children with the density that they are looking at, the style of home, so definitely school is an issue. My thoughts, et cetera. So, I would like to -- I'm not going to, like you said, be redundant on -- on all of that, but with the pool, et cetera, being counted as open space, I would like to see some open space back there in that corner. Fitzgerald: Thank you, ma'am. Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Meridian City Council Meeting Agenda April 16,2020— Page 44 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 42 of 51 Holland: I don't want to cut anybody off either, but I -- I would agree, I would like to see a little bit more open space up in kind of the north or the east side where it seems like it's a little more sparse and I don't know that I want to condition that they have to do that, but I think if we are already adjusting a couple of small things with staff with that driveway, perhaps you could put a condition that says work with staff to see if there could be a better open trade configuration for some of the properties in north and east. I don't know if that would appease everybody, but I would be happy to throw a stab out there in a motion if anybody was open to that. Fitzgerald: Was there other comments? Thoughts? McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: Yeah. I think staff's comments with the schools and the future plan, I think that rests my concern with that. I mean I wouldn't hold this up because of that. Parsons: Mr. Chair, if I may. Bill. Fitzgerald: Please. Go ahead. Parsons: So, yeah, I just -- I just got some confirmation that the bond's actually been extended -- postponed a year because of the current COVID outbreak. So, I will retract some of my previous statements. But I know they are still wanting to get -- get something submitted to the city, so that when they are able to they can possibly get that under construction some other means necessary. So, just wanted to clear up the record that I have errored and stated misinformation. As far as relocating open space and working with staff, I think we can work with you on that. Just be very clear in your motion that if you want those changes done before City Council that the applicant needs to provide us a revised plat ten days prior to the City Council hearing, so we have -- staff has adequate time to analyze those changes to make sure what they are proposing complies with city code, so we could share that information with City Council. Fitzgerald: Thanks, Bill. Parsons: Thank you. Cassinelli: Mr. Chair? Fitzgerald: Commissioner Cassinelli. Cassinelli: And whoever is about ready to maybe float a motion, we definitely have to -- I would want to see that -- what Bill just mentioned. It would have to have some teeth in it that they have to do it, not just work with -- with staff to take a look at things. But since there is some concern on the fire station, would it be maybe just what some of the other Meridian City Council Meeting Agenda April 16,2020— Page 45 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 43 of 51 Commissioners would think as far as the limiting to perhaps just the first two phases or until the fire station goes in or begins construction. Thoughts on that maybe. Fitzgerald: Or they can increase their response time, something like that. Cassinelli: And that seven minutes was under ideal conditions and we have all driven around the roads here, there is no ideal conditions unless it's 2:00 a.m. Fitzgerald: Or now. Holland: Or with the Coronavirus. Cassinelli: Or now. Yeah. Pitzer: Or maybe on the east side of it. But it doesn't have to be built, but at least the fire station be funded. Fitzgerald: Funded in the budget or something. Pitzer: Yes. Cassinelli: I would personally be more open to a condition of something like that in there. Fitzgerald: Thank you, Commissioner. Commissioner McCarvel, did you have a comment? I think I cut you off. I apologize. McCarvel: No. I'm good. Fitzgerald: Okay. Pogue: Mr. Chair? Fitzgerald: Yes, ma'am. Pogue: Andrea Pogue. I might suggest you reopen to ask the applicant if he would be amenable to that last suggestion, because, otherwise, it is a -- you have to be mindful of not conditioning the applicant from development on something that's out of their control. Fitzgerald: Thanks, Andrea. Commissioner Cassinelli or other Commissioners, would that be amenable to hear from the applicant on that? Cassinelli: Yes. Fitzgerald: Okay. Holland: Mr. Chair? Meridian City Council Meeting Agenda April 16,2020— Page 46 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 44 of 51 Fitzgerald: Commissioner Holland. Holland: I will make a motion that we reopen the public hearing to talk with the applicant again about the fire district restriction, as well as talking about additional open space reconfiguration for the north and see if they are amenable to those two changes. Cassinelli: Second. Pitzer: Second. Seal: Second. Fitzgerald: I have a motion to reopen the public hearing on H-2020-0006 -- or 09. Sorry. All those in favor say aye. Any opposed? Motion passes. MOTION CARRIED: ALL AYES. Fitzgerald: Jon, are you available, sir? Or maybe have you -- or you can unmute yourself. Breckon: Can you hear me now? Fitzgerald: Yes, sir. Breckon: Yes, sir. I'm here. Thank you. I -- well, first of all, I guess I will speak to the -- the Fire Department response time. We have worked with staff and had several meetings with the Fire Department. I even have an e-mail from Mr. Bongiorno that said we do meet the Fire Department response. I would be glad to forward that to you. Also I would like to share -- I did a little research on response times and such and, you know, since 1970 the gold standard has been to arrive within eight minutes at least 90 percent of the time. Anything beyond that is just a goal. It's not required. So, I feel strongly that we do fall within the Fire Department and emergency vehicle response area. In one of our meetings the Fire Department said that -- well, there is -- the future Fire Department -- future Fire Station No. 8 is supposed to go in right across the street from us. I can't remember the exact timing of that. Seven and eight are next up to be built and they are -- let's see -- within the next three to five years. You know, along with that there is adjacent developments that have been recently approved and are under construction and they are in the same response time that we are. As far as the -- you know, the site layout and open space, I guess I would just like to reiterate that we -- you know, we are right across the street from a regional park. It's almost 80 acres and -- I mean it just seems a little over the top to require more open space. We already exceed the open space requirements. I think we are 14 percent. We are only required to have ten percent open space. You know, we have been working with staff for over a year to get this layout where it is right now. I don't know that I can add much more to that. I guess I would just strongly ask that you would reconsider some of these -- some of these talking points. Holland: Mr. Chair? Meridian City Council Meeting Agenda April 16,2020— Page 47 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 45 of 51 Fitzgerald: Commissioner Holland. Holland: Mr. Breckon, a question on the -- the open space. I don't think we were necessarily asking for additional open space, but we were hoping that you might be able to reconfigure it a little bit to add just a smaller pocket park or something up in the northern section. Would that be something that's possible? Breckon: Yeah. Those are -- those are half acre lots up on the north side. They -- you know, they-- those larger lots just don't need as much -- as much park space. You know, you have got a big yard associated with them. I don't know. I guess the -- and, then, to the north of us there is Blackrock and those are even larger lots. Now, you are going to have adjacency issues with, you know, children playing in the park, being in Brighton -- these folks' backyard. If -- you know, I guess if we need to we would really just need to point out and pin down where exactly -- because we have been working with staff, like I said, for over a year on this to get it where it's at. We have been bending over backwards to meet and exceed all their requirements. Holland: Yes. Mr. Breckon, just one more follow up. I was just going to say I think the section we were talking about maybe would be adding something to the R-8 section, not necessarily the R-4 section. Breckon: Okay. I mean I guess the other -- the other thing to maybe consider with this is when we originally went in we -- we had less density and we have been working to get this higher density to where it is right now. The more destiny that you have, you know, the less opportunity there is for open spaces and to make that work with the layout. You know, you just-- it doesn't-- you can't really have both. Either we want the higher density or we want more open space and larger lots I guess is my opinion. Fitzgerald: Additional comments or questions for the -- for the applicant? Breckon: I guess one more thing to add. The -- the density is up towards the front of the project and that was really some of the reasoning of having the open space up front, because that is where the higher density is. The larger lots in the back -- you were saying before, I mean those -- those folks have -- will have a bigger yard and they are not as -- not necessarily in need of a large open space as these higher density facilities are. Holland: Mr. Chair, one more follow-up question. Fitzgerald: Absolutely. Go ahead. Holland: So, switching back to the fire station question, I think the condition that was recommended was to limit the first two phases of development until the new fire station is funded and planned for construction. Would you feel comfortable with your conversation with the fire district to have that condition in there or any other thoughts on that, Mr. Breckon? Meridian City Council Meeting Agenda April 16,2020— Page 48 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 46 of 51 Breckon: I -- I would not feel comfortable with that. You know, I think the -- you know, the Fire Department already said that they are planning on building this new station. You know, I guess it would be helpful if we could maybe move that up the schedule, so that it will align with the development requirements of the area. I mean we are not the only ones looking -- looking to build in this area, there is several other developments that are already going in. There is a need there, that's why this location has been earmarked to have a station and limiting us is -- it's discriminating between us and other folks. Seal: Mr. Chair? Fitzgerald: Go ahead, Commissioner Seal. Seal: I mean throwing out the discriminating comment, that -- I mean, essentially, there is -- there comes a time when -- when a choice has to be made. I mean -- and -- and you are right, there are a lot of other subdivisions that are going in there and that's one of the things that I definitely take into consideration is the fact that not only are the numbers that we have and the response times that we have based on what we have there right now, we also have to base that on what's going in right now and the fact that, you know, two years ago when some of the -- some of these places were approved to go in we didn't have the issues that we have now. We now have these issues. We have schools that are capped. The other schools in the area are going to be capped. At what point in time do we just start -- I mean at what point in time are we going to shift people from this area to Star. I mean because that's coming if -- if we don't get in front of this, so -- I mean I realize people are working on a solution, but I mean a situation like that to me is something that could definitely be coming in our near future and I don't think it's something that we want to be behind on at all. As far as the fire station going in, if -- I think it would be feasible to wait -- I mean to try and build something that's going to be safe for all the inhabitants that are in there, especially as you build on you are going to be adding more and more and more, you know, higher densities as the time goes on. So, the more houses that are developed in here, the higher the density, the more people that are put at risk. So, I don't think that it's being irresponsible or -- or trying to prevent anybody from doing anything, it's just that we have to work within, you know, the means of the city. You know, if you look at it on, you know, a person's budget, I'm not going to do anything in my own home that's going to put my family at risk. I'm not going to build something on that's going to put them at risk of not being able to be educated or not being able to prevent, you know, escape from a fire. When you apply that to a subdivision level that's what -- things that we have to look at as far as Commissioners and take into account and I mean those two things to me need to be taken into account and I just don't know that there is enough information out there for me personally to want to move forward with something -- with a subdivision or a --you know, development like this knowing that those things are looming. Fitzgerald: Additional comments? Cassinelli: Mr. Chair? Fitzgerald: Go right ahead. Meridian City Council Meeting Agenda April 16,2020— Page 49 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 47 of 51 Cassinelli: Bill. I -- I understand where the applicant is coming from, so, number one on the open space, I get that -- you know, that they see the density towards the south and that's where they want to put some of the other open space, but there is some -- you know, the R-8s that are in there, I think some of those people need it and I would -- I think you could shift a couple of the lots down into one of those open spaces there on the -- on the southwest and maybe put some -- maybe move some of that open space. But I think there is some things that can be done, because when you come in off of that -- from the east there -- I mean there is nothing. It's -- it's all -- it's all residential. There is no -- there is almost no open space until you get to the front if you are coming into the development from -- from that side. So, I would -- I would really like to see them look at that. And, then, as far as the -- if we were to condition on maybe the first two phases, I think that might even be a moot point anyway. Probably by the time they got midway through phase two that fire station may wind up getting approved and start construction on, which would --which would open up the rest of that. But I don't think it's -- I'm not familiar with anything that we have seen recently in this area that we have approved where the Fire Department has said to us a definitive we cannot -- you know, we cannot meet that, which I'm not seeing the applicant's e-mail, but when I read the Fire Department report, as Commissioner Seal said, the overview says on March 9th this project cannot be serviced by the Meridian Fire Department as we cannot meet our five minute response time. And I do realize the word says goal and, then, they -- they go on -- they expound on that a little bit and that is under ideal conditions and, obviously, the more that goes in are things that were already approved and already started construction on, those -- those ideal conditions become less and less. Fitzgerald: Thanks, Commissioner. Any additional questions for the applicant while we have him in public hearing? Any additional questions for staff? Are we about ready to where we need to close the public hearing again? If so can I get a motion? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: Move that we close the public hearing on application H-2020-0009. Pitzer: Second. Fitzgerald: I have a motion and a second to close the public hearing on 2022-0009. All those in favor say aye. Opposed same. Okay. MOTION CARRIED: ALL AYES. Fitzgerald: Commissioner Seal, do you have additional thoughts as we move into essential motions or thoughts? Seal: Mr. Chair, I mean the one thing I might share at this point in time is, honestly, I would almost think a continuance is in order just so -- because we have got conflicting Meridian City Council Meeting Agenda April 16,2020— Page 50 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 48 of 51 reports as to what the Fire Department can and cannot do. We have got some information coming from the staff as far as what may or may not be available from -- from the school districts as far as what they are able to provide or what they would be -- or what they are looking to provide in this area. It would be nice to get some of that information in a -- you know, essentially in bundles, so that we can look at different areas as far as service areas for not only the Fire Department, but the school district and this may be the application that is the catalyst for that. I mean -- and -- and I have to say, I mean I love everything about this application. I'm -- I'm less worried about the open space than others. I mean the Lot 24 where you have that common drive, that -- that would be a great place to put it. Two birds, one stone, you know, but there is a lot of things about this development that I really like. I think it's going to serve our community well. The fact that they do have some good density in here right across the street from a park, it's a good fit in a lot of ways. There is just some concerns that I have about our ability to service it as a community and what I take is my responsibility to look at that. I just think that maybe we want to look at a continuance so we can get more information. I don't feel that I have enough information right now to be able to, you know, recommend approval on this. Nary: Mr. Chairman? Fitzgerald: Go ahead, Bill. Nary: Mr. Chair, Members of the Commission, one of the things I can help add maybe to that discussion is I have been to the Council meetings where they have discussed those guidelines that the Fire Department is looking for. Chief Niemeyer has been on record saying Station 5, which is the station immediately across the Rocky Mountain High School -- probably many of you have seen it. Cannot meet that five minute response time, because the high school is literally behind the station. Because of roadways and how connections are made within the subdivision. So, that's why it is a goal. He has said -- and he has testified that seven minutes is a nationwide average, that four minutes is an ideal goal that no one meets in the country, because it would take literally a fire station in every square mile to do so. So, the response times that Chief Bongiorno was saying is they cannot meet their goals in a consistent, reliable way. That's not a legal standard. That is an objective. So, I would be cautious in using that as your sole reason to want to recommend denial, because it's not based on the code, which was said earlier. It's based on an objective goal that they don't meet currently and as -- as the applicant stated, we have approved others in that immediate area that also don't meet that objective goal. So, it is a very valid consideration for you to consider, but if it is the only consideration you have, I would be cautious in using that as your sole reason why this doesn't fit at this time. If you look at it logically -- and I don't have the map in front of me, but if they can't get to this space within five minutes, I'm not sure how far they can get into that park in five minutes either, so -- because it's on the other side. So, it is something that is trying to be achieved and trying to be attained within a reasonable time frame. It is an objective of the city to build stations that end up being within a fairly short window of time. Obviously there is lots of factors that come into play for that. But I just wanted to let you know that, again, the chief has testified often that, again, these are objective goals they are trying to achieve on a consistent basis, but they are not code. They are not fire code. Meridian City Council Meeting Agenda April 16,2020— Page 51 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 49 of 51 Holland: Mr. Chair? Fitzgerald: Thanks, Bill. Commissioner Holland. Holland: After talking with the applicant, I -- I would agree with what Mr. Nary just said, too, that I think it's -- it's tough to limit them to the first two phases of development until the new fire station is funded, because we are -- we are in a matter of two percent of meeting their goal and I don't know that that's enough to make me feel like we can't keep this project moving forward to the two percent. I understand the concerns out there, too, but I think with the intent of a new fire station right across the street and as much development as is going on, I think it's going to be a priority for the fire station to move that forward sooner than later. So, like I said, I don't know what the -- the construction industry is certainly hurting with this COVID-19 crisis and I would imagine this project, along with others, will probably be delayed further than they would like them to be. I hope that that's not the case. But I'm not as worried about that. And with a school site I think it's really tough to condition them to wait until a new school is constructed, because they are always reconfiguring things and, again, it might be three to four years before this is fully built out and the situation will change by then. A lot of people in the elementary schools will be in the middle schools, middle schools will be in the high schools and we could have a completely different landscape in four years when this is built out and also we still have -- the multi-family will have to come back to us before we get it approved, so we will have another chance to look at it before that point. And if that's their intent to do that in the fourth phase, I don't imagine we will see that for at least a couple years. So, I would be okay not conditioning them about the fire station or the school district. On the open space I -- I would certainly like to see them play around with some ideas on how to give maybe another pocket park to the R-8 neighborhood section on the east side, but I -- I understand the applicant's point, too, that there is a lot of big lots there, they have got pathways throughout the entire subdivision. If people really want to be located next to an open space lot they are going to try and buy a lot next to the open space lot regardless and there is a giant park across the street. So, they don't have to walk too far to get to open space amenities regardless. So, I'm not worried about that either. But I would be okay putting a note in there that they could at least have a conversation with staff to see if there is another opportunity if they can come to another compromise to resubmit a new plat. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: Yeah. It was my thought -- and I'm sorry I didn't articulate it before we even reopened the public hearing for the applicant, but on the open space -- and I'm not as concerned with that at all, because I actually think -- being in front with all the higher density is probably where you want it. Those bigger lots back there, they just won't need it as much and the market will help determine that as well. Fitzgerald: Additional comments? Meridian City Council Meeting Agenda April 16,2020— Page 52 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 50of51 Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: I will take a stab at it and see where it goes. Fitzgerald: Go right ahead, ma'am. Holland: After considering all staff, applicant, and public testimony, I move to recommend approval of City Council file number H-2020-0009, as presented in the staff report for the hearing date of April 2nd with the following modifications: That we would adjust the condition number eight in the staff report and change it to say that the existing home will be required to connect to city services during phase two. That the applicant would work with staff to adjust the shared driveway on the northern boundary of the plat or if they decide to continue moving forward with the design as presented that they work with the fire district on calming measures. That they would work on placing information in their marketing materials for the subdivision that there is multi-family project plans to be a part of the development in the future. And they would have at least another conversation with staff to see if there could be some open space configuration for the R-8 section to give more opportunities for those -- those houses and if they come to an agreement to submit a revised plat at least ten days prior to Council meeting. McCarvel: Second. Fitzgerald: Okay. I have a motion and a second to recommend approval of file number H-2020-0009 and I'm going to have the good clerk call for roll call, just to make sure we are doing this -- everybody has the ability to vote. Madam Clerk, can you do that for me? Roll call: Fitzgerald, yea; McCarvel, yea; Holland, yea; Seal, nay; Cassinelli; nay; Grove, nay; Pitzer, yea. Fitzgerald: Okay. Motion passes. MOTION CARRIED: FOUR AYES. THREE NAYS. Fitzgerald: Thank you all for working through this today. I appreciate all the efforts through this craziness that we are in. I hope you guys stay safe and healthy and we will be back here in two weeks and, then, we have a special meeting the week after that, so put that on your calendars. Hopefully everybody can be there. And I need one more motion. Cassinelli: Mr. Chair? Fitzgerald: Commissioner Cassinelli. Cassinelli: I move we adjourn. Meridian City Council Meeting Agenda April 16,2020— Page 53 of 265 Meridian Planning&Zoning Commission April 2,2020 Page 51 of 51 McCarvel: Second. Fitzgerald: I have a motion and a second for adjournment. All those in favor say aye. Any opposed? Thank you all. Cassinelli: Thank you for putting this all together, staff. Fitzgerald: Yeah. Awesome job, staff. We appreciate it. MEETING ADJOURNED AT 8:45 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED 4 116 12020 RYAN FITZGERALD - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK Meridian City Council Meeting Agenda April 16,2020— Page 54 of 265 Meridian Planning&Zoning Commission March 19,2020 Page 70 of 70 (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED 4 12 12020 RYAN FITZGERALD - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND 1170141y1130 _K13kSI]1' C �E IDIAN1_- iDAHO In the Matter of the Request for Conditional Use Permit for a Multi -Family Development Consisting of 102 Residential Apartment Units on 5.71 Acres of Land in the R-40 Zoning District for Lost Rapids Apartments, by GFI Meridian Investments II, LLC. Case No(s). H-2019-0146 For the Planning & Zoning Commission Hearing Date of: March 19, 2020 (Findings on April 2, 2020) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of March 19, 2020, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of March 19, 2020, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of March 19, 2020, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of March 19, 2020, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision, which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). [file #] Page 1 Meridian City Council Meeting Agenda April 2, 2020 — Page 75 of 222 upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of March 19, 2020, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of March 19, 2020, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two (2) Year Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of two (2) years unless otherwise approved by the City in accord with UDC 11 -5B -6F.1. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting, the final plat must be signed by the City Engineer within this two (2) year period in accord with UDC 11-513-617.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11 -5B -6.F.1, the Director may authorize a single extension of the time to commence the use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as determined and approved by the Commission may be granted. With all extensions, the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff report for the hearing date of March 19, 2020 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). [file #] Page 2 Meridian City Council Meeting Agenda April 2, 2020 — Page 76 of 222 By action of the Planning&Zoning Commission at its regular meeting held on the 2nd day of April ,2020. COMMISSIONER RYAN FITZGERALD, CHAIRMAN VOTED AYE COMMISSIONER LISA HOLLAND,VICE CHAIRMAN VOTED AYE COMMISSIONER RHONDA MCCARVEL VOTED AYE COMMISSIONER ANDREW SEAL VOTED AYE COMMISSIONER PATRICIA PITZER VOTED AYE COMMISSIONER WILLIAM CASSINELLI VOTED AYE COMMISSIONER NICK GROVE VOTED AYE Ryan Fitzgerald, Chairman Attest: Chris Johnson, City Clerk Copy served upon the Applicant,the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: 4-3-2020 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [file#] Page 3 EXHIBIT A STAFF REPORTC�fEIDIAN-- COMMUNITY DEVELOPMENT DEPARTMENT DATE: March 19, 2020 Continued from: 2/20/2020 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Lost Rapids Apartments H-2019-0146 PROPERTY LOCATION: North side of W. Lost Rapids Dr., west of N. Ten Mile Rd. in the NE '/4 of Section 27, Township 4N., Range 1 W.; Parcel #50427110350; I. PROJECT DESCRIPTION Conditional use permit (CUP) for a multi -family development consisting of 102 residential dwelling units on 5.71 acres of land in the R-40 zoning district. II. SUMMARY OF REPORT A. Project Summary Acreage Future Land Use Designation Existing Land Use Proposed Land Use(s) Phasing Plan (# of phases) Number of Residential Units (type of units) Density (gross & net) Current Zoning Proposed Zoning X Open Space (acres, %) Amenities 5 Details 5.71 Commercial Vacant/undeveloped agricultural land Multi -family residential (MFR) development One phase 102 (MFR — apartments) 17.8 (gross) R-40 NA ' 0.80 acre/14% per UDC 11 -3G -3B; 0.69 acre/12% per UDC 11-4-3-27C Clubhouse, swimming pool, fitness center, enclosed bike storage, community garden or a plaza Page 1 Meridian City Council Meeting Agenda April 2, 2020 — Page 78 of 222 Page Physical Features (waterways, hazards, flood plain, hillside) Neighborhood meeting date; # of attendees: History (previous approvals) B. Community Metrics Details The Harrell Lateral runs along the southern boundary on eastern portion of the site. 11/13/2019; 9 attendees H-2018-0004 (AZ, DA #2018-079970); A-2018-0165 (PBA, ROS #9195); H-2019-0056 (FP) Description Details Page Ada County Highway District • Staff report (yes/no) No (no report will be issued; previous conditions of approval Page 2 — Meridian City Council Meeting Agenda April 2, 2020 — Page 79 of 222 for the Lost Rapids development will apply) • Requires ACHD Commission No Action (yes/no) Access (Arterial/Collectors/State One (1) driveway access via W. Lost Rapids Dr., a collector Hwy/Local)(Existing and Proposed) street Fire Service • Distance to Fire Station 1.5 miles (Fire Station #5) • Fire Response Time 5 minutes (under ideal conditions) • Resource Reliability 81% (meets target goal of 80% or greater) • Risk Identification 2 (current resources would not be adequate to supply service) • Accessibility Does not meet all required access, road widths & turnarounds. • Special/resource needs Aerial device required (cannot meet this requirement in the required timeframe if a truck company is required — the closest truck company is 7.6 miles away and 16 minutes travel time under ideal conditions) • Water Supply 1,500 gal./minute for 2 hours, may be less if building is fully s rinklered Police Service No comments received West Ada School District • Distance (elem, ms, hs) 3.1 miles (Ponderosa Elementary); 5.9 miles (Star Middle); 4.2 miles (Meridian High) • Capacity of Schools 650 (Ponderosa Elementary); 1,000 (Star Middle); 2,400 (Meridian High) • # of Students Enrolled 761 (Ponderosa Elementary); 696 (Star Middle); 1,995 (Meridian High) Wastewater • Distance to Sewer Services 0 feet • Sewer Shed North Black Cat Trunkshed • Estimated Project Sewer See application ERU's • WRRF Declining Balance 13.83 • Project Consistent with Yes WW Master Plan/Facility Plan Water Distance to Water Services 0 feet Pressure Zone 1 Estimated Project Water ERU's See application Page 2 — Meridian City Council Meeting Agenda April 2, 2020 — Page 79 of 222 Water Quality I No concerns Project Consistent with WaterI Yes Master Plan Impacts/Concerns C. Project Area Maps Future Land Use Map Aerial Map Zoning Map Planned Development Map J III. APPLICANT INFORMATION A. Applicant GFI Meridian Investments 11, LLC — 74 East 500 South, Ste. #200 — Bountiful, UT 84010 Page 3 Meridian City Council Meeting Agenda April 2, 2020 — Page 80 of 222 B. Owner: Same as Applicant C. Representative: Stephanie Leonard, KM Engineering, LLP — 9233 W. State St., Boise, ID 83714 I kvme[11311 [y Ie[e' Planning & Zoning Postine Date Notification published in newspaper 1/31/2020 Notification mailed to property owners within 300 feet 1/28/2020 Applicant posted public hearing notice on site 2/11/2020 Nextdoor posting 1/28/2020 V. COMPREHENSIVE PLAN ANALYSIS (COMPREHENSIVE PLAN) (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 Commercial. The purpose of the Commercial designation is to provide a full range of commercial and retail to serve area resident and visitors. Uses may include retail, wholesale, service and office uses, multi- family residential, as well as appropriate public uses such as government offices. The Applicant proposes a high density multi -family development with 102 apartments at a gross density of 17.8 units per acre consistent with the Commercial FLUM designation. The following Comprehensive Plan Policies are applicable to this development: • "Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities." (3.07.01E) The proposed apartments will contribute to the variety of residential categories in the City; Staff is unaware how "affordable " the units will be. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (3.01.01F) City services are available and will be extended by the developer with development of the site in accord with UDC 11-3A-21. • "Require open space areas within all residential development." (6.01.01A) A minimum of 10% qualified open space is required to be provided per UDC 11-3G-3 in addition to that in UDC 11-4-3-27C required for multi family developments based on the Page 4 Meridian City Council Meeting Agenda April 2, 2020 — Page 81 of 222 square footage of the units. See Section VI below for details on open space and site amenities and the project's compliance with UDC standards. • "Protect existing residential properties from incompatible land use development on adjacent parcels." (3.06.01F) Because the proposed development consists of residential uses, it should be compatible with adjacent existing and future residential uses. • "Provide for a wide diversity of housing types (single-family 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 multi family units will contribute to the diversity of housing types available for rent in the City and specifically in the northern portion of the City. • "Locate high density development, where possible, near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares." (3.07.02L) The proposed high density residential development is in close proximity (300'+/--) to Keith Bird Legacy Park, a 7.5 acre City Park on the south side of W. Lost Rapids Dr., which includes a walking path, picnic shelter, restroom, playground, outdoor gym, public art and open play area. This site is near a major access corridor (Ten Mile Rd. & Chinden BlvdISH- 20-26) and multi -use pathway along Chinden Blvd./SH-20-26. • "Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices." (3.07.01A) Although not on this site, a 25' wide dense landscape buffer containing a 5' tall 4:1 sloped berm with a 6' tall wood fence at the property line is proposed along the north boundary on the abutting commercial property (i.e. Costco) to the north. The proposed development plan is consistent with the vision of the Comprehensive Plan in regard to land use, density and transportation. VI. STAFF ANALYSIS A. Conditional Use Permit (CUP): A CUP is proposed for a multi -family development on 5.71 acres of land in the R-40 zoning district per requirement of UDC Table 11-2A-2 and per provision #5.1.8 in the Development Agreement (Inst. #2018-079970). A final plat (H-2019-0056) was approved by City Council on May 28, 2019 that includes the subject property; recordation of the plat is currently in process. Development Agreement (DA): The DA requires certain improvements for the overall Lost Rapids development to be completed with the first phase of development including the following: construction of a detached 10' wide multi -use pathway within the street buffer along SH 20- 26/Chinden Blvd. and dedication of a 14' wide public pedestrian easement for the pathway; and installation of the street buffer landscaping and 10' multi -use pathway/sidewalk along the entire frontage of SH 2O-26/Chinden Blvd. and street buffer landscaping and 5' wide detached sidewalk Page 5 Meridian City Council Meeting Agenda April 2, 2020 — Page 82 of 222 along N. Ten Mile Rd. These improvements are required to be completed prior to issuance of the first Certificate of Occupancy within this development. Existing Structures/Site Improvements: There are no existing structures on the site; a detached sidewalk and parkway landscaping exists along W. Lost Rapids Dr. Proposed Use Multi -family development consisting of 102 residential (apartment) units in 9 structures consisting of a mix of 1 -bedroom (30), 2 -bedroom (51), and 3 -bedroom (21) units at a gross density of 17.8 units per acre. Square footages (s.f.) of the unit types per the submitted floor plans are as follows: 1 -bedroom units are 775 & 816 s.f.; 2 -bedroom units are 1,054 & 1,174 s.f.; and 3 -bedroom units are 1,251 & 1,340 s.f. The proposed number and type of structures and number of units in each is as follows: (2) 3 -story garden -style 24-plexes — Type 1 (Buildings G & H); (1) 3 -story garden -style 12-plex — Type 2 (Building I); and (6) 2 -story townhome-style 7-plexes — Type 3 (Buildings A -F). Two (2) 5 -bay (depicted as Storage 1 & 2) and (1) 6 -bay (depicted as Storage 3) storage structures are proposed for residents' needs; the 6 -bay structure houses (2) bays for maintenance equipment. Dimensional Standards: 11-2A-8 All development must comply with the dimensional standards of the R-40 zoning district listed in UDC Table 11-2A-8 and 11-4-3-27B.1. When the property is subdivided, the proposed structures should comply with the setback standards and the Building Code separation requirements. Site Plan: A site plan was submitted showing how the site is proposed to develop with (9) multi -family structures, (3) storage structures to accommodate residents' needs and a 2,494 s.f. clubhouse with associated parking and access driveways (see Section VII.A). UDC 11 -3A -19B.2 requires pedestrian connections provided from adjacent properties to be extended; a pedestrian connection to this property was required to be provided with development of the property to the north (i.e. Costco). The site plan should be revised to depict a pathway connection in alignment with that provided to the subject properties' north boundary; said pathway should connect to an internal walkway. Walkways should also be provided adjacent to the curb/driveway on the east side of Building C, the west side of Building B, and along the entire east boundary of the site. Open Space & Site Amenity (UDC 11-3G-3): Residential developments over 5 acres in size are required to provide a minimum 10% qualified open space and site amenities per the standards listed in UDC 11-3G-3; this is in addition to that required for multi -family developments in UDC 11-4-3-27 (see analysis below under Specific Use Standards). Based on 5.71 acres, a minimum of 0.57 of an acre of qualified open space and (1) site amenity is required. The proposed plan complies with the minimum open space standards by providing 0.80 of an acre (or 14%) of qualified open space consisting of the collector street buffer along W. Lost Rapids Dr. and linear open space areas at least 20' wide with an access at each end landscaped per the standards in UDC 11 -3G -3E, as depicted on the exhibit in Section VIII.C. The proposed amenities consisting of a clubhouse, swimming pool, fitness center and enclosed bike storage meet the minimum standards in UDC 11 -3G -3C; however, the on-site storage does not qualify as Page 6 Meridian City Council Meeting Agenda April 2, 2020 — Page 83 of 222 an amenity because it's not available to all residents, only those who pay extra for a storage bay, and the dog park does not qualify because it doesn't comply with the standards listed in UDC 11 3G-3C.lh. Additional qualified amenities are required per the standards in UDC 11-4-3-27C as detailed below. Landscape Plan: A landscape plan was submitted showing how the site is proposed to be landscaped (see Section VII.B). A 20' foot wide street buffer is required along W. Lost Rapids Dr. landscaped per the standards listed in UDC 11 -3B -7C; trees are proposed but no shrubs are depicted — shrubs should be provided along with trees within the buffer per UDC 11-3B-7C.3a. Parking lot landscaping is required in accord with the standards listed in UDC 11 -3B -8C; a tree and planter area should be added at the end of the row of parking on the southeast side of the clubhouse. Street buffers are required to be constructed with the subdivision improvements; however, if this site develops prior to the plat recording and the subdivision improvements being completed, the buffer should be installed with development of this site. Access (UDC 11-3A-3): Access is proposed to be provided from one (1) access via W. Lost Rapids Dr., a collector street, which runs along the southern boundary of the site in alignment with N. Calcutta Ave. on the south side of the street. Staff recommends the northern east/west driveway between Buildings H and I connect to the abutting north/south driveway so that residents can access the commercial portion of the development without having to access the collector street and for secondary emergency access as required by the Fire Department. Parking (UDC 11-3C-6): Per UDC Table 11-3C-6 for multi -family developments, the minimum number of off-street parking spaces are required to be provided: 1 -bedroom units require 1.5 spaces per dwelling unit with at least one of those in a covered carport or garage; and 2- and 3 - bedroom units require 2 spaces per unit with at least one in a covered carport or garage. For non- residential uses (i.e. the clubhouse), a minimum of one (1) space for every 500 square feet (s.£) of gross floor area is required. A minimum of one (1) bicycle parking space is required per every 25 proposed vehicle spaces per UDC 11 -3C -6G in accord with the standards listed in UDC 11 -3C - 5C. Based on (30) 1 -bedroom units and (72) 2- and 3 -bedroom units, a minimum of 102 covered carport or garage spaces and 87 uncovered parking spaces should be provided; and based on 2,494 s.f. for the clubhouse, a minimum of 4 spaces should be provided for an overall total of 193 spaces. A total of 107 carport spaces and 93 open/surface spaces are proposed for a total of 200 spaces, which exceeds the minimum standard by 7 spaces. Although extra spaces are proposed, the Fire Department is concerned that overflow parking will block fire lanes and recommends additional parking is provided for visitors and families with multiple cars. Based on 200 proposed vehicle spaces, a minimum of 8 bicycle parking spaces are required; a total of 8 spaces are proposed in 4 locations on the site in accord with UDC standards. For convenience and better proximity to each building, Staff recommends (3) additional bicycle racks are added as follows: (1) between Buildings C & D, (1) between Buildings D & E, and (1) for Building I. Sidewalk/Pathways (UDC 11-3A-17): A minimum 5 -foot wide detached sidewalk is required along W. Lost Rapids Dr., a collector street, as proposed, in accord with UDC 11-3A-17. Because of the close proximity of these units to services to the north, Staff recommends a minimum 5 -foot wide pathway/sidewalk is provided along the east boundary of the site Page 7 Meridian City Council Meeting Agenda April 2, 2020 — Page 84 of 222 adjacent to the north/south driveway and along either side of the entry driveway from W. Lost Rapids Dr. between Buildings B and C as noted on the site plan in Section VIILA. Waterways: The Harrell Lateral runs along the southern boundary of the eastern portion of the site and is depicted on the Landscape plan in a 25' wide easement and is proposed to be piped; the Irrigation District does not allow trees within the easement. Fencing: A 6 -foot tall wood fence is proposed along the north, west, east and western portion of the south boundary of the site as depicted on the landscape plan. Staff recommends the fence along the east boundary adjacent to the north/south driveway is relocated a minimum of 5 feet to the west from the back of the recommended sidewalk with a landscaped parkway in between the fence and sidewalk. Building Elevations: Conceptual building elevations were submitted for the proposed 2- and 3 -story garden -style and 2 -story townhome-style multi -family structures, storage structures and clubhouse (see Section VIII.D). Building materials consist primarily of horizontal and board & batten siding with stucco and brick accents. Final design is required to comply with the design standards listed in the Architectural Standards Manual. The building elevations submitted with the Certificate of Zoning Compliance and Design Review applications should be consistent with those standards and with the elevations submitted with the subject application. Certificate of Zoning Compliance & Design Review: Prior to submittal for building permits, a Certificate of Zoning Compliance and Design Review application is required to be submitted and approved by the Planning Division. Plans submitted with those applications should comply with the conditions of approval in Section VIII of this report. Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC 11-4-3-27, Multi -Family Development. Staff's analysis of the project's consistency with those standards is included below. 11-4-3-27: MULTI -FAMILY DEVELOPMENT: Site Design: 1. Buildings shall provide a minimum setback of ten feet (10') unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances, porches and patios, and how they impact adjacent properties. The proposed project complies with this standard. 2. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The site plan depicts screened trash enclosures that are not visible from a public street; all proposed transformer/utility vaults shall comply with this requirement. 3. A minimum of eighty (80) square feet of private, usable open space shall be provided for each unit. This requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section, the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title. The sizes ofprivate areas vary by unit but all are a minimum of 80 sf. in accord with this standard as depicted on the floor plans. Page 8 Meridian City Council Meeting Agenda April 2, 2020 — Page 85 of 222 4. For the purposes of this section, vehicular circulation areas, parking areas, and private usable open space shall not be considered common open space. These areas were not included in the common open space calculations for the site. 5. No recreational vehicles, snowmobiles, boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. 6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. Proposed parking exceeds UDC standards by 6 spaces. 7. Developments with twenty (20) units or more shall provide the following: a. A property management office. Proposed within the clubhouse b. A maintenance storage area. c. A central mailbox location, including provisions for parcel mail, that provide safe pedestrian and/or vehicular access. Proposed within the clubhouse d. A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773, 4-24-2018) A maintenance storage area and directory & map of the development should be depicted on the site plan submitted with the Certificate of Zoning Compliance application. C. Common Open Space Design Requirements: 1. A minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty (150) square feet for each unit containing five hundred (500) or less square feet of living area. b. Two hundred fifty (250) square feet for each unit containing more than five hundred (500) square feet and up to one thousand two hundred (1,200) square feet of living area. Based on 81 units, a total of 20,250 s.f of common open space is required. c. Three hundred fifty (350) square feet for each unit containing more than one thousand two hundred (1,200) square feet of living area. Based on 21 units, a total of 7,350 s f of common open space is required. At a minimum, a total of 27,600 sf. (or 0.63 of acre) of outdoor common open space is required to be provided in the proposed development in accord with the standards in UDC 11-4-3-27C. A total of 0.69 of an acre (or 12% of the site) is proposed to be provided consisting of areas at least 20'x 20' in size as shown on the exhibit in Section VIII.0 in excess of the minimum standards; 2. Common open space shall be not less than four hundred (400) square feet in area, and shall have a minimum length and width dimension of twenty feet (20'). The common open space proposed toward this standard complies with these dimensions. 3. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. This project is proposed to be developed in one (1) phase. 4. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to collector or arterial streets unless separated from the street by a berm or constructed barrier at least four feet (4) in height, with breaks in the berm or barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009, eff. retroactive to 2 -4 - Page 9 Meridian City Council Meeting Agenda April 2, 2020 — Page 86 of 222 2009) The buffer along W. Lost Rapids Dr., a collector street, qualifies toward the open space standards in UDC 11-3G-3 and is not counted toward the open space standard in UDC 11-4-3-27. There is a berm with a fence on top that separates Buildings C -F from the collector street; Staff recommends a break in the berm/fence and a pathway is provided between Buildings D & E to allow for pedestrian connectivity from the internal sidewalk to the sidewalk along W. Lost Rapids Dr. D. Site Development Amenities: 1. All multi -family developments shall provide for quality of life, open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life: (1) Clubhouse. (2) Fitness facilities. (3) Enclosed bike storage. (4) Public art such as a statue. b. Open space: (1) Open grassy area of at least fifty by one hundred feet (50 x 100) in size. (2) Community garden. (3) Ponds or water features. (4) Plaza. c. Recreation: (1) Pool. (2) Walking trails. (3) Children's play structures. (4) Sports courts. 2. The number of amenities shall depend on the size of multi -family development as follows: a. For multi -family developments with less than twenty (20) units, two (2) amenities shall be provided from two (2) separate categories. b. For multi -family development between twenty (20) and seventy five (75) units, three (3) amenities shall be provided, with one from each category. c. For multi -family development with seventy five (75) units or more, four (4) amenities shall be provided, with at least one from each category. d. For multi -family developments with more than one hundred (100) units, the decision making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision making body shall be authorized to consider other improvements in addition to those provided under this subsection D, provided that these improvements provide a similar level of amenity. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Page 10 Meridian City Council Meeting Agenda April 2, 2020 — Page 87 of 222 Based on 102 proposed units in accord with UDC 11-4-3-27D.2d, Staff recommends a minimum of 5 amenities be provided with at least one from each of the above -listed categories in addition to the (1) amenity required by UDC 11 -3G -3C noted above totaling 6 amenities for the development. Proposed amenities consist of a clubhouse, swimming pool, fitness center, enclosed bike storage, a dog park and on-site storage. The on-site storage doesn't qualify as an amenity as it's not available to all residents, only those who pay extra for a storage bay, and the dog park doesn't qualify either as it doesn't comply with the standards in UDC 11-3G-3CIh as it isn't at least 50'x 100' in size. The clubhouse, fitness facility and enclosed bike storage qualms as Quality of Life amenities and the swimming pool qualifies as a Recreation amenity. At least two (2) additional qualified site amenities are needed to comply with the minimum standards. Staff recommends children's play equipment is provided which qualifies as a Recreation amenity, and an amenity from the Open Space category such as a picnic area with a shelter, picnic tables and BBQ or a community garden, ponds or water features, or a plaza (or other comparable amenity) per the standards in UDC 11-4-3- 27D. The decision making body is authorized to consider other improvements in addition to those provided under UDC 11-4-3-27D provided that the improvements) provide a similar level of amenity. E. Landscaping Requirements: 1. Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying to All Districts", of this title. 2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three feet (3') wide. b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum mature height of twenty four inches (24") shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape plan should be revised to include landscaping as required. Maintenance and Ownership Responsibilities: All multi -family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. (Ord. 16-1672, 2- 16-2016) The Applicant shall comply with this requirement. VII. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit with the conditions in Section IX of this report. B. The Meridian Planning & Zoning Commission heard this item on February 20 and March 19 2020. At the public hearing on March 19 '. the Commission moved to approve the subject CUP rem 1. Summary of the Commission public hearing a. In favor: Stephanie Leonard, KM Engineering (Applicant's Representative): Derek Gasser (Applicant): and Tonn Peterson Page 11 Meridian City Council Meeting Agenda April 2, 2020 — Page 88 of 222 b. In opposition: Dave Meredith c. Commenting: Lois Sackman d. Written testimony: Stephanie Leonard, KM Engineering (Applicant's Representative) - response to the staff report; Gene Pepetone (voicemail); Eric Martin; Linda Lewis: Dave Meredith; Stephanie Martin; Abby Eaton; and Scott Eaton. e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: None 2. Key issue(s) of public testimony: a. Against the proposed access via Lost Rapids Dr. due to traffic and congestion reasons impacting area residents — requests the access point is changed: b. Concerns pertaining to impact on traffic in the area. school overcrowding. impact on property values and on quality of life: c. Request for the overall volume of units to be reduced (i.e. 2 instead of 3 -stories or townhomes) and opinion that 3 -story apartments won't fit in with the height of other structures in this area: d. Opposed to R-40 zoned parcel and thinks it should be zoned C -G: e. The Applicant presented amenities proposed for the site [i.e. pool or sports court: plaza with outdoor seating, BBQ and tables; clubhouse; fitness center (in clubhouse) neighborhood business center (in clubhouse); and 5,000 square foot dog park): f. Traffic/safety concerns due to 2 -lane collector street (W. Lost Rapids Dr.) with no center turn lane; g_ In favor of Proposed Product type as an addition to existing neighborhood and the screening it will provide for the Costco/commercial development: h. Concern pertainingtquacy of parkin, emergency access, the ability of the Fire Dept. to access the 3 -story structures and impact on the use of area parks. 3. Key issue(s) of discussion by Commission: a. The Commission discussed the changes to the conditions in the staff report requested by the Applicant (i.e. removal of conditions pertaining to: provision of a 5' wide sidewalk. 5' wide landscape strip and relocation of fence further to the west to accommodate sidewalk & landscape strip along the east boundary_: a break in the berm/fence along southern boundary and provision of a pathway connection in that area; an east/west driveway connection to the north/south driveway along east boundary between Buildings H & I: additional bicycle parking spaces/racks; and provision of a children's play structure (conditions #IX.A.3e, f, g, i, i, k and 11. 4. Commission change(s) to Staff recommendation: a. Modification to condition #IX.A.3£ to shift the requirement for a break in the berm/fence and a pathway connection from the internal sidewalk to the sidewalk along W. Lost Rapids Dr. between Buildings D & E at the southern boundary of the site to the west end of the site; b. Delete the portion of condition #IX.A.3k, which required children's play equipment to be provided as an amenity because a City park (Keith Bird Legacy Park) exists adiacent to the site on the south side of W. Lost Rapids Dr. that has children's play equipment and include the amenities proposed by the Applicant at the hearing. Page 12 Meridian City Council Meeting Agenda April 2, 2020 — Page 89 of 222 VIII. EXHIBITS A. Site Plan (dated: 10/15/2019) & Pedestrian Plan Lasr RAPIDS — °N= OVERALL GENERAL SITE NOTES w a .• SCALE: .. ... CALE:......... ............1'=40'.0' .. w. IOit �EMSTING}:..............RR-S ';I',..Y V. •+•. . .•• ZONING �PROPOSED):............ R-15rR•40' rm1 70T►LAREA:......... ... 5.72 ACRES "'J14 .-".•". B ENSITT PROPOSED:.........17.2 D.U, ACRE SITE N07ES: NUMBER OF APARTMENT BUILDINGS: ............ 9 XUMBER OF DWELLING UNITS: ............... 102 30.9 -BED. I -BATH UNITS I29%1 51.2 -BED. 2 -BATH UNITS [50%) 21. S -BE 0.2 BATH UNITS {21%) TOTAL PARKING REQUIRED. PROPOSED:.... 194 � 200 OPEN SPACES:.. ..................93 CARPORT SPACES: ....... ..........107 PAFMNG RATIO: 1.9D'UNIT COVERED SPACES REQUIRED, PROPOSED: .... 10YJ107 •LIST RAPIDS BICYCLE PAFNING SPACES PROPOSED (1:25[_...6 APARTMENTS AND COMMON OPEN SPACE REQUIRED:. ..., 27.600 S.F. TOWNHOME$ D.U. a 250 S.F11.:.= 20,2500 S.F. - LJ� 21 D.U. 350 S.FJO.U.= 7,3503. F. MERIDIAN, IDAHO COMMON OPEN SPACE PROPOSED:..... 29X00 S.F. MAX. BLL. HT PROPOSED .................. 39--D- (TOP Of SLOPED ROOF) TT SITE DEVELOPMENT AMENITI ES PRO POSED: A. CLUBHOUSE B. FITNESS CENTER [WITHIN CLUBHOUSE} m � C. POOL O. OOCPARN E, ON SITE STORAGE 114STORAGE GARAGES) I '• DEVELOPER: GFIMERIOfAN INVESTMENTS II 74 EAST 500 S0UTH. STE. 2n0 __•�, i i BOU N7I FUL UT 94010 q .� commended Iks VFCINITY MAP ARCHITECT,PLANNER: �� rya;& SITE PLAN �'9 At.O 1 .u. ARCHRELTURPLGINICU 7 9OT1'LAH Page 13 Meridian City Council Meeting Agenda April 2, 2020 — Page 90 of 222 &am E N G I N E E R I N G 9233 WEST STATE STREET BOISE, IDAHO 83714 PHONE (208j 6346939 kmegg11P.WM OATS: 2j1" PROJECT: 17-SA4 SHEET: 1 OF 1 100 200 Plan Scale: 1" = 100' COSTCO MERIDIAN, ID SITE LAYOUT Page 14 300 Meridian City Council Meeting Agenda April 2, 2020 — Page 91 of 222 B. Landscape Plan (dated: 2/13/2020) & Rendering Page 15 — Meridian City Council Meeting Agenda April 2, 2020 — Page 92 of 222 BUILDING 0 -INN" I NN 2 GW LINING C CONDITIONAL USE PERMIT LANDSCAPE PLAN IION CO NTAC WORMAMN L P- -T Page 15 — Meridian City Council Meeting Agenda April 2, 2020 — Page 92 of 222 2 Page 15 — Meridian City Council Meeting Agenda April 2, 2020 — Page 92 of 222 C. Qualified Open Space Exhibit (dated: 3/13/2020) 0005, ------------------------= ---- ss ----------- JBRFMBvvv BBIEBBXIB i _ _ � r i nn�nn. uxt r CLBBNBBCE NTBERR _ BBBBIBBB '' CENTER AMB m BBF STBRYE \\\ I m *QUALr. emnaam \ \\s i I ag IFIED DPEN SPACE EXHIBIT \ 0411 it O w� Z O BRIfuBFB i a PRELIMINARY SRE C4LCULATIONS sneusn kin ,or.�nu nr me ve sena mw:e�e.rw+,«.[eawvr-i..• sn wets/.�.n�n.m � �� � �—' _ _ t •eo.¢tr. 1t J cuwteo orex z..ct.mm�a sm.ean w't narco wnv t mrc - atu�ortxwrtmruPa r.ms 4 r _ wrnm va v.se v ov rr_._Nr _-____ _ wixe Hans. oPlIf LIMINARY NOT w:wn aex mue LL• n E%1.D Page 16 Meridian City Council Meeting Agenda April 2, 2020 — Page 93 of 222 D. Building Elevations (dated: 9/13/2019), Typical Floor Plans & Renderings TAS �� �� IHEAIUIIKISIFFHiII FRONT ELEVATION- BUILDING TYPE 1 ST RAPIDS 'ARTMENTS AND WNHOMES ENIDIAN, IDAHO �Miexew LEFT ELEVATION - BUILDING TYPE 1 REAR ELEVATION -BUILDING TYPE 1 Type 1 RIGHT ELEVATION - BUILDING TYPE 1 BUILDING TFPE 1 FLUOR PLAN — Page 17 Meridian City Council Meeting Agenda April 2, 2020 — Page 94 of 222 A5.0 EY.IEPIOP�EF�ill]NS I A' :CS:ULHRECIS _f;.Y LOST RAPIDS APARTMENT$AND TOWNHOME$ MERIDIAN, IDAHO A2.0 REAR ELEVATION - BUILDING TYPE 2 Type 2 ELEVATION - BUILDING TTPE 2 PP I�=c__I_ BUILDING TYPE 2 1 TTPICAL FLUOR PLAN BIGHT ELEVATION - BUILDING TTPE 2 TAS rNEAEBBRcrsBDI�a A5.1 r%.7 LOST RAPIDS APARTMENTS AND TOWNHOMES MERIDIAN. IDAHO A2.1 BULnws rnE z RDDRPLNAi Page 18 Meridian City Council Meeting Agenda April 2, 2020 — Page 95 of 222 -------------------- ------------- III 11. LL•I■IIII■II 11 L i_ — -- 11 .1111111111111111 11 is 111 01;im Ii11 'LIiII � 111 III° .. .. ------------------ I11=======11= II■n 11 ��I'=11=1 ?? C C ❑ ■■ C =11= 11 11 M _ 000um000 H"�n 11 11 �� =11= REAR ELEVATION - BUILDING TYPE 2 Type 2 ELEVATION - BUILDING TTPE 2 PP I�=c__I_ BUILDING TYPE 2 1 TTPICAL FLUOR PLAN BIGHT ELEVATION - BUILDING TTPE 2 TAS rNEAEBBRcrsBDI�a A5.1 r%.7 LOST RAPIDS APARTMENTS AND TOWNHOMES MERIDIAN. IDAHO A2.1 BULnws rnE z RDDRPLNAi Page 18 Meridian City Council Meeting Agenda April 2, 2020 — Page 95 of 222 Nsi��llllllh��ll� II F !, :-0==� RIGHT EIEIIATIDN - RUILMNG TTPE 3 PIIII�IIIIV���Illll�ull E"ATIMI-BUILDING TTPE 3 ----------------------------------------------------- --------------- II'I'I�,�IIIIIII■��■�11 ---- iii . .... ��VLYiyiiEEENEEANNNNI�� ,� ........ . IRriinnmiifd ---------------- ------------------------- ■01■ ■mm■ 1 1 1 ... ... °.1 o =!IIIIIIIY�i IIII Type 3 BUILDING TYPE a 1 GROUND FLOOR PIAN ®� BUILDING TYPE a 2 UPPER FLOOR PLAN �T®� Page 19 Meridian City Council Meeting Agenda April 2, 2020 — Page 96 of 222 LOST RAPIDS APARTMENTS AND TOWNHOMES MERIDIAN, IDAHO A5.2 I�fkAl[NlrtpSi�fi61�R LOST RAPIDS APARTMENTS AND TOWNHOMES MERIDIAN. IDAHO A2.2 DUIMINGT E3 MOOR PLWIS FLOOR PLAN UNIT 1.14 ,4"R FUN VNrF 2.2-1 FLOOR FUN UNIT 3a-1 3 FLOOR PLAN IJNrTTH 2a-1 2F,-LOOR. PLAN "NI Floor Plans 2 FLDOR FUN "N',I 4 FLOOR PLAN 9NIT TH 312-3 Page 20 UNFFTH 2XZ-IE Meridian City Council Meeting Agenda April 2, 2020 — Page 97 of 222 LOST RAPIDS APARTMENTS AND TOWNHOMES MERIDIAN. IDAHO A3.0 ST RAPIDS 'ARTMENTS AND WNHOMES :81DIAN. IDAHO AV UNTco -hs Ism IIIIIIhiilllllilillll'uillISI SOUTH ELEVATION- CLUBHOUSE w------------------ --------------- im�' - ;,-,�IIIIIIII of 11111 NORTH ELEVATION - CLUBHOUSE Clubhouse =C01 : 1011 i�l-= J EAST ELEVATION - CLUBHOUSE E11111111111111111110111 WEST ELEVATION- CLUBHOUSE ' CLUBHOUSE FLOOR PLAN Page 21 Meridian City Council Meeting Agenda April 2, 2020 — Page 98 of 222 LOST RAPIDS APARTMENTS AND TOWNHOMES MERIDIAN, IDAHO A5.2 TA' V>L'AegA�CiSdF1ff17 LUST RAPIDS APARTMENTS AND TOWNHOMES MERIDIAN. IDAHO A3.2 L eca��as �aN�AasaPCAesanc�N 1��11�11�11 1 L -------------------- -------------------- N�NI�NI�NI�NI�I3 I -NAY FROwF ELEVATION 5 RAT REAR EIEYAnON ----------------------------------------- -------------------------- ------------------------------------------------------ 6 RAT m1fl ELEVATION A RAT REAR ELEVATION PLAN AND slcnBN NErxOTEs - T� _ _... THER[IIIIHiSORWA ELEVATION IETX,OTES '�; I�ERO TYPICAL GARAGE SECTION TYPICAl6ARAGE RECTION tea. t ii y q 4 -BAT CARPORT PIAN 6 -BAT CARPORT PW LOST RAPIDS APARTMENTS AND TOWNHOMES MERIDIAN. IDAHO O� �S AG2.0 GARAGE DOOR JAMB DETAIL s &M —a- BATCARP"T PIAN 44- BAT CARPORTELEVATION 5 FEAT CARPORT ELEVATIONSOBAT CARPORT ELEVATION 16BAT CARPORT PIAN 10 -BAY CARPORT ELEVATION { yz TVP. CARPORT ENR ELEVATION TYPICAL CARPORT SECTION 12 -BAY CARPORT PLAN 11 -BAT CARPORT ELEVATION Page 22 LOST RAPIDS APARTMENTEAND TOWNHOMES MERIDIAN, IDAHO GENERAL NOTED AG2.1 Meridian City Council Meeting Agenda April 2, 2020 — Page 99 of 222 TRASH ENCLOSURE ELEV. gTRASH ENCLOSURE OATE ELEV. ���.l xPee wtt.M 3TRASH ENCLOSURE SECTION ,a II Meso. I I j -h ENLARGED TRASH ENCLOSURE PLAN Page 23 Meridian City Council Meeting Agenda April 2, 2020 — Page 100 of 222 TAO mlim.1-11111.1.".1 7HEA�IRE�[ISOFFItF� LOST RAPIDS APARTMENTS AND TOWNHOMES MERIDIAN, IDAHO AG2.2 TRASH ENCLOSURE PI dNS ANI1 CFf.T1f1NC IX. CITY/AGENCY COMMENTS A. Planning Division 1. Future development of this site shall comply with the provisions in the Development Agreement (H-2018-0004 Inst. #2018-079970) and the conditions contained herein. 2. The Developer/Owner shall comply with the specific use standards listed in UDC 11-4-3- 27, Multi -Family Development. 3. The site/landscape plan submitted with the Certificate of Zoning Compliance application shall be revised as follows: a. All street facing elevations shall have landscaping along their foundation in accord with the standards listed in UDC 11-4-3-27E as follows: 1) the landscaped area shall be at least three feet (3') wide; 2) for every three (3) linear feet of foundation, an evergreen shrub having a minimum mature height of twenty four inches (24") shall be planted; and 3) ground cover plants shall be planted in the remainder of the landscaped area. b. Depict a maintenance storage area and a directory & map of the development at an entrance or convenient location for those entering the development as set forth in UDC 11-4-3-27B.7. c. Shrubs shall be provided along with trees within the street buffer along W. Lost Rapids Dr. per UDC 11-313-7C.3a. d. A pedestrian pathway shall be provided to the north in alignment with that planned to the subject property for pedestrian interconnectivity in accord with UDC 11 -3A- 1913.2a and shall connect to an internal walkway as depicted on the pedestrian plan in Section VIII.A. e. Include a minimum 5 -foot wide sidewalk along the east boundary of the site adjacent to the north/south driveway. £ Depict a break in the berm/fence and a pathway between Buildings D & E at the west boundary of the site to allow for pedestrian connectivity from the internal walkway to the sidewalk along W. Lost Rapids Drive. g. Depict a minimum 5 -foot wide sidewalk on either side of the driveway from W. Lost Rapids Dr. and along the entire east boundary of the site adjacent to the curb/driveway. h. Depict a tree and planter area at the end of the row of parking on the southeast side of the clubhouse. i. Extend the access driveway between Buildings H and I to the east boundary of the site for access to the north/south driveway planned to abut the site for secondary emergency access for the Fire Department and access and interconnectivity with the commercial portion of the development. j. Provide additional bicycle racks between Buildings C & D and D & E and for Building I. k. Depict all site amenities on the plan as presented at the Commission hearing. At least two three (2 3) qualified site amenities are required in addition to the proposed clubhouse, swimming pool or sports court, and fitness facility and enel se sterage-per the standards listed in UDC 11-4-3-27D,fps ehil r -e 's play Page 24 Meridian City Council Meeting Agenda April 2, 2020— Page 101 of 222 men*; and including an amenity from the Open Space category s,ue , requirement.�ter-, picnic tables and BBQ or a eommunity gar -den, or ponds or wateF features, or a plaza (or other comparable amenity) per the standards in UDC 11 4-3- 27D. Details of stieh amenities shall be ineluded. The Applieant should address at OF befffe the publie heaFiHg whieh amenities they propose to provide to sati* this At the hearing, the Applicant proposed a swimming pool or sports court; a plaza with outdoor seating, BBQ and tables; a clubhouse; fitness center (in clubhouse); a neighborhood business center (in clubhouse); and a 5, 000 square foot dog park. 1. Relocate the fence along the east boundary of the site a minimum of 5 feet from the back side of the sidewalk required above and landscape the area. in. Shift Building G to the east consistent with the qualified open space exhibit. 4. Qualified open space shall be provided within the development in accord with the standards listed in UDC 11 -3G -3C and 11-4-3-27D as shown in the qualified open space exhibit in Section VIII.C. All multi -family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A recorded copy of said documents shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development. 6. Prior to issuance of any building permits on this site, a property boundary adjustment application shall be approved and a Record of Survey recorded for the reconfiguration of existing parcels to coincide with the boundary of the preliminary plat per requirement of the Development Agreement (Inst. #2018-079970); or, the final plat shall be recorded that depicts the proposed configuration of the site. 7. The proposed structures shall comply with the setback standards listed in UDC Table 1I - 2A -8 for the R-40 zoning district and the Building Code separation requirements; to ensure compliance with setback standards, the plat should be recorded prior to submittal of these applications. Prior to issuance of the first Certificate of Occupancy within this development, the street buffer landscaping and detached 10 -foot wide multi -use pathway/sidewalk within a 14 - foot wide public pedestrian easement shall be completed along the entire frontage of SH 20-26/Chinden Blvd.; and the street buffer landscaping and 5 -foot wide detached sidewalk along N. Ten Mile Road shall be completed for the overall Lost Rapids development per requirement of the Development Agreement (Inst. #2018-079970). 8. Street buffers are required to be constructed with the subdivision improvements; however, if this site develops prior to the plat recording and the subdivision improvements being completed, the buffer shall be installed with development of this site. 9. All structures on the site shall be designed to comply with the design standards listed in the Architectural Standards Manual. A Certificate of Zoning Compliance and Design Review application(s) is required to be submitted to the Planning Division and approved prior to submittal of building permit applications. Page 25 Meridian City Council Meeting Agenda April 2, 2020 — Page 102 of 222 B. Public Works Department 1. Given the private drive nature of this development a public street light plan is not required. Streetlights have been installed on public roads. 2. 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. 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 8 '/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. 3. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being developed shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 4. 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. 5. 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. 6. Street signs are to be in place, water system shall be approved and activated, and at a minimum, a compacted gravel road base shall be in place prior to applying for building permits. 7. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 8. 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. 9. 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. 10. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Page 26 Meridian City Council Meeting Agenda April 2, 2020 — Page 103 of 222 11. Developer shall coordinate mailbox locations with the Meridian Post Office. 12. All grading of the site shall be performed in conformance with MCC 11-12-3H. 13. 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. 14. 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. 15. 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. 16. 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. Meridian Fire Department https://weblink.meridiancity.org/WebLink/DocView.aspx?id= 1 81346&dbid=O&repo=Meridi anCity D. West Ada School District h!Ltps://weblink.meridianciiy.org/WebLink/DocView.aspx?id=l 83063&dbid=O&repo=Merid!* anCity E. Department of Environmental Quality (DEQ): https://weblink.meridiancity.org/WebLink/DocView.aspx?id= I 81373&dbid=0&repo=Meridi anCity F. Nampa & Meridian Irrigation District (NMID) https://weblink.meridianci , .oriz/WebLink/DocView.aspx?id=182195&dbid=0&repo=Meridi anCity G. Central District Health Department https://weblink.meridianciiy. oriz/WebLink/DocView.aspx?id=181357&dbid=0&repo=Meridi anCity H. Ada County Highway District (ACHD): No comments have been received on this application; previous comments on H-2018-0004 apply. Page 2 , Meridian City Council Meeting Agenda April 2, 2020 — Page 104 of 222 X. FINDINGS A. 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. The Commission finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the R-40 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. The Commission finds that the proposed multi -family development is consistent with the Commercial FLUM in the Comprehensive Plan and is allowed as a conditional use in the R- 40 zoning district per UDC Table 11-2A-2. 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. The Commission finds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other uses planned for this area and with the intended character of the area and that such uses will not adversely change the character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. 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. The Commission finds that essential public services are available to this property and that the use will be adequately served by these facilities. Page 28 Meridian City Council Meeting Agenda April 2, 2020 — Page 105 of 222 �E IDIAN:--- Council Agenda Item - 3.C. Presenter: Estimated Time for Presentation: 0 ITEM SHEET Title of Item - Findings of Fact, Conclusions of Law for McMillan Independent Senior Living (H-2020-0004) by Investcor Development, Located Approximately in the Northeast Corner of N. Ten Mile Rd. and W. McMillan Rd. ATTACHMENTS: Description Type Findings Findings/Orders Exhibit A Exhibit Meridian City Council Meeting Agenda April 2, 2020 — Page 106 of 222 Upload Date 3/26/2020 3/26/2020 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER E IDIAN*-- 1DAHQ In the Matter of the Request for Conditional Use Permit for McMillan Independent Senior Living, Located at approximately in the Northeast corner of N. Ten Mile Rd. and W. McMillan Rd. in the C -G Zoning District, by Investcor Development. Case No(s). H-2020-0004 For the Planning & Zoning Commission Hearing Date of: March 19, 2020 (Findings on April 2, 2020) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of March 19, 2020, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of March 19, 2020, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of March 19, 2020, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of March 19, 2020, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision, which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). [file #] Page I Meridian City Council Meeting Agenda April 2, 2020 — Page 107 of 222 upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of March 19, 2020, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § I I - 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for Conditional Use Permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of March 19, 2020, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two (2) Year Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of two (2) years unless otherwise approved by the City in accord with UDC 11-513-617.1. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting, the final plat must be signed by the City Engineer within this two (2) year period in accord with UDC 11 -5B -6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11 -5B -6.F.1, the Director may authorize a single extension of the time to commence the use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as determined and approved by the Commission may be granted. With all extensions, the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff report for the hearing date of March 19, 2020 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). [file #] Page 2 Meridian City Council Meeting Agenda April 2, 2020 — Page 108 of 222 By action of the Planning&Zoning Commission at its regular meeting held on the 2nd day of April ,2020. COMMISSIONER RYAN FITZGERALD, CHAIRMAN VOTED AYE COMMISSIONER LISA HOLLAND,VICE CHAIRMAN VOTED AYE COMMISSIONER RHONDA MCCARVEL VOTED AYE COMMISSIONER ANDREW SEAL VOTED AYE COMMISSIONER PATRICIA PITZER VOTED AYE COMMISSIONER WILLIAM CASSINELLI VOTED AYE COMMISSIONER NICK GROVE VOTED AYE Ryan Fitzgerald, Chairman Attest: Chris Johnson,City Clerk Copy served upon the Applicant,the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: 4-2-2020 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [file#] Page 3 STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING 3/19/2020 DATE: TO: Planning & Zoning Commission FROM: Joe Dodson, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2020-0004 McMillan Independent Senior Living LOCATION: Northeast corner of N. Ten Mile Road & W. McMillan Road; R9010680071. I. PROJECT DESCRIPTION C� fIEN DIAN�-- AHO Legend m Project Location Request for a conditional use permit for an age restricted multi -family project consisting of 162 units on 6.56 acres of land in the C -G zoning district, by Investcor. II. SUMMARY OF REPORT A. Project Summary Acreage Future Land Use Designation Existing Land Use(s) Proposed Land Use(s) Lots (# and type; bldg./common) Phasing Plan (# of phases) Neighborhood meeting date; # of attendees: Amenities History (previous approvals) Details 6.563 acres Commercial Vacant Multi -Family Residential One (1) existing building lot (285,884 square feet) One October 9, 2019; six (6) attendees Proposed amenities: clubhouse; indoor pool; sports courts; outdoor dining areas; community garden; walking paths; and dog park. AZ -03-005 (DA #103097612); MI -07-013 (amended DA #108059794, Verona Commercial); RZ-07-017 (new DA #108059800, Verona Commercial); PP -07-022; FP -08- 010; A-2019-0290 (PBA, ROS #12081); H-2019-0126 (MDA) Page 1 Meridian City Council Meeting Agenda April 2, 2020 — Page 110 of 222 See pg. 9 for analysis B. Community Metrics Details Ada Countv Highwav District • Staff report (yes/no) Yes — Comment Letter • Requires ACHD Commission No Action (yes/no) Access (Arterial/Collectors/State Access is proposed via two (2) access points via existing Hwy/Local)(Existing and Proposed) W. Milano Dr. & N. Cortona Way. Stub Street/Interconnectivity/Cross A fire access stub is proposed to the other commercial Access properties to the south; a cross -access easement has been recorded for this access. Existing Road Network Yes Fire Service • Distance to Fire Station Approximately 1.9 miles from the project • Fire Response Time 4:00 minutes (under ideal conditions) E • Resource Reliability Fire Station #2 current reliability is 81% (this meets the target goal of 80%) • Risk Identification Risk Factor 4 (commercial with hazards) • Accessibility Access requirements are met • Special/resource needs This proposed project will require an aerial device. The closest truck company is 11 minutes travel time (under ideal conditions) to the proposed development, and therefore the Fire Department can meet this need in the required timeframe if a truck company is required. This fire station is approximately 5.4 miles from the project • Water Supply Water supply for this proposed development requires 7500 gallons per minute for two hours. The fire flow requirements may be less if the building is fully sprinklered. Water Distance to Water Services Zero (0) feet Pressure Zone 2 Estimated Project Water ERU's See application Water Quality Concerns None Project Consistent with Water Yes Master Plan Impacts/Concerns There are two 8" water stubs at the east property line near N. Cortona Way and Turin Court. The southern water stub is currently not being used per the submitted site plan. This water stub will need to be abandoned at the main if not used. Wastewater Distance to Sewer Services N/A Sewer Shed North Slough Trunkshed Estimated Project Sewer ERU's See application WRRF Declining Balance 13.88 Project Consistent with WW Yes Master Plan/Facility Plan E Additional Comments Additional 2,364 gpd of Flows committed. The 8" Sanitary Sewer line coming from the east side of the property appears to have a bend in it; sewer lines need to be a straight between manholes with no bends. Page 2 Meridian City Council Meeting Agenda April 2, 2020 — Page 111 of 222 nllmim� MOON r i��� ±■*'rn�del5' - _ +ir,„ . rrrr■r ten■ Uri m■r ',� � �.f-: 11■ � ... .■nrr ,j N� iii :: �= = nunnu• Qi nm � ,I 3 i- '- L :.nnlN ■ nnn �'�/y���rAl. c W r LAAl��J�`.7 �;.nn■gip �• rr11111 ,lun - G: ■nou11n- Z un'. -� nunluq �Inun■u � �.:, - ra.,,� _ .- W ill F - ■oLU x* l�AluwiJu�llLSl L� � u■s■1�g1{I l MCMILLAN 1` MCMILLAN - 11� HIIMA ly `uunn . rummy i L r s� �I � � •- � � � ` 11Lr111i1 � � - r - • - • srr qrl � `� �y, IV. NOTICING Newspaper Notification Radius notification mailed to properties within 300 feet Site Posting Date NextDoor posting V. STAFF ANALYSIS Planning & Zoning Posting Date 2/28/2020 2/25/2020 2/22/2020 2/25/2020 City Council Postine Date A. Future Land Use Map Designation (https:llwww.meridiancitE.or /g comQplan) The future land use designation for this property is Commercial — this designation will provide a full range of commercial uses to serve area residents and visitors. Desired uses may include retail, restaurants, personal and professional services, and office uses, as well as appropriate public and quasi -public uses. Multi -family is not listed as a sample use in Commercial areas. However, multi -family projects have historically been envisioned and approved on commercially designated and zoned parcels. B. Comprehensive Plan Policies(https://www.meridiancity.orglcompplan): • "Encourage diverse housing options suitable for various income levels, household sizes, and lifestyle preferences." (2.01.01). This age restricted multi family project provides a needed housing option for those who wish to live independently but also want to live within a close-knit smaller community. • "Support active -adult or independent senior living developments." (2.01.01M). The proposed development is an independent senior living project that provides multiple amenities and open space that help facilitate active lifestyles and is in close proximity to existing and planned commercial, retail, and office uses in the area. "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents." (2.01.02D). Aging populations do not always own a detached single-family home and may not want to due to the general large sizes of that housing option. An independent senior living multi family development adds variety to the housing types available and will help meet the needs, preferences, and financial capabilities of present and future Meridian residents. "Evaluate open space and amenity requirement and criteria for consistency with community needs and values." (2.01.01 B). The proposed project offers open space and amenities that exceed the minimum requirements of the UDC. From the indoor pool, wellness center, and bistro to the outdoor dog park and sports courts, the amenities add to the standard of living and provide a high level of support to the independent seniors living in this community. "Establish and maintain levels of service for public facilities and services, including water, sewer, police, transportation, schools, fire and parks." Page 4 Meridian City Council Meeting Agenda April 2, 2020— Page 113 of 222 (3.02.01 G). The applicant is proposing to develop the site with a senior housing project. Public Works has allocated resources to serve the development, but additional modeling is required. Both Police and Fire have provided comments on the application and they have no major concerns with the proposed development. With the development of the site, walking paths will be extended to the existing collector street sidewalks and will enhance the City pathway network. The proposed demographics of the development should have limited impact on the area schools as well. Staff finds that the proposed development should have a minimal impact on the current LOS for public facilities. "Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices." (3.07.01A). Sometimes multi family development near detached single-family homes can create controversy. However, residential uses are generally compatible with one another, regardless of dwelling type. Further; this development is proposing to provide a buffer and is designed with compatible building materials to the existing single-family residences. The four-story south residential wing is closest to the existing homes and is proposed to be no closer than approximately 220'. Further, this site is separated from these residences by a residential collector roadway and existing street landscape buffers with several trees, as seen in Exhibit "E" of Section VII. In addition, the buildings are proposed to be developed with a farmhouse style architecture and incorporate both lap siding and high grade stone to match that of the surrounding residential development. The lower, two-story clubhouse adds additional architectural features to the project and provides a welcome break the building fagade when looking from the residential development across N. Cortona Way. See Exhibit "C" of Section VII for the architectural elevations. C. Existing Structures/Site Improvements: There are no existing structures on this site. The street buffer and landscaping is existing and maintained by the adjacent homeowners association on the East side of N. Cortona Way. D. Proposed Use Analysis: Multi -family development is a conditional use in the C -G zoning district. A conditional use permit (CUP) is proposed for a multi -family development consisting of 162 units with an age -restriction of 55 years -and -up. A Development Agreement Modification (MDA) application (H-2019-0126) was approved recently, removing the previous restriction of multi family being allowed on this site and conceptually approved this use and project type. The MDA hearing application and associated conditions were approved by City Council on January 7, 2020; the development agreement has not yet been signed and recorded. A condition of approval regarding the signing of this document is in Section VIII of this report. Page 5 Meridian City Council Meeting Agenda April 2, 2020 — Page 114 of 222 E. Specific Use Standards (UDC 11-4-3): The proposed use is subject to specific use standards per UDC table 11-2B-2 and UDC 11-4. (Staff analysis/comments in italics) 11-4-3-27 — Multi -Family Development: A. Purpose: 1. To create multi -family housing that is safe and convenient and that enhances the quality of life of its residents. 2. To create quality buildings and designs for multi -family development that enhance the visual character of the community. 3. To create building and site design in multi -family development that is sensitive to and well integrated with the surrounding neighborhood. 4. To create open space areas that contribute to the aesthetics of the community, provide an attractive setting for buildings, and provide safe, interesting outdoor spaces for residents. B. Site Design: 1. Buildings shall provide a minimum setback of ten feet (10') unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances, porches and patios, and how they impact adjacent properties. Proposed project complies with this requirement. 2. All on-site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The site plan depicts a screened trash enclosure; all proposed transformer/utility vaults shall also comply with this requirement. 3. A minimum of eighty (80) square feet of private, usable open space shall be provided for each unit. This requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section, the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title. The applicant has not provided floor plans for the proposed project; the provided plan sets do not give staff enough information in relation to this requirement, therefore staff cannot determine compliance with this requirement at this time. Staff will be able to easily make this finding when Certificate of Zoning Compliance/Design Review is submitted. Applicant shall meet this requirement at the time of CZCIDR application submittal per conditions of approval in Section VIII of this report. 4. For the purposes of this section, vehicular circulation areas, parking areas, and private usable open space shall not be considered common open space. These areas were not included in the common open space calculations for the site. Page 6 Meridian City Council Meeting Agenda April 2, 2020— Page 115 of 222 5. No recreational vehicles, snowmobiles, boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. Applicant shall comply with this requirement. 6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. The minimum number of parking spaces are proposed. See additional staff analysis below. 7. Developments with twenty (20) units or more shall provide the following: a. A property management office. b. A maintenance storage area. c. A central mailbox location, including provisions for parcel mail, that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773, 4-24-2018) The site plan submitted with the Certificate of Zoning Compliance application shall depict these items. C. Common Open Space Design Requirements: 1. A minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty (15 0) square feet for each unit containing five hundred (500) or less square feet of living area. 32 units contain less than 500 square feet; therefore, a total of 4,800 square feet of common open space is required for these units. b. Two hundred fifty (250) square feet for each unit containing more than five hundred (500) square feet and up to one thousand two hundred (1,200) square feet of living area. 130 units are between 500 and 1,200 square feet; therefore, a total of 32,500 square feet (or. 75 acres) of common open space is required for these units. c. Three hundred fifty (350) square feet for each unit containing more than one thousand two hundred (1,200) square feet of living area. Not applicable. Note: Open space standards found in UDC 11-3G do not apply to this project because it is a residential project in a commercial district. Instead, the open space requirements in these specific use standards for multi family developments apply. Staff analysis is below. At a minimum, a total of 37,300 square feet (or .86 acres) of outdoor common open space is required to be provided in the proposed development. Staff has calculated approximately 48,000 square feet, 1.1 acres (or 16.8% of the site), of proposed qualified open space to be provided, in excess of the minimum standards. The Applicant's application and open space exhibit (Section VU D) states a larger area than what staff has calculated but some of the area (i.e. street buffers along collector streets and parking lot landscaping) counted does Page 7 Meridian City Council Meeting Agenda April 2, 2020— Page 116 of 222 not qualify; Staff finds the area that does qualify exceeds the minimum standards. 2. Common open space shall be not less than four hundred (400) square feet in area, and shall have a minimum length and width dimension of twenty feet (20'). All qualified common open space complies with this requirement. 3. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. This project is proposed to be developed in one (1) phase. 4. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to collector or arterial streets unless separated from the street by a berm or constructed barrier at least four feet (4) in height, with breaks in the berm or barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009, eff. retroactive to 2-4-2009) As mentioned above, the buffers along collector streets do not count toward the qualified open space required for the development. D. Site Development Amenities: 1. All multi -family developments shall provide for quality of life, open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life: (1) Clubhouse. (2) Fitness facilities. (3) Enclosed bike storage. (4) Public art such as a statue. b. Open space: (1) Open grassy area of at least fifty by one hundred feet (50 x 100) in size. (2) Community garden. (3) Ponds or water features. (4) Plaza. c. Recreation: (1) Pool. (2) Walking trails. (3) Children's play structures. (4) Sports courts. 2. The number of amenities shall depend on the size of multi -family development as follows: a. For multi -family developments with less than twenty (20) units, two (2) amenities shall be provided from two (2) separate categories. Page 8 Meridian City Council Meeting Agenda April 2, 2020— Page 117 of 222 b. For multi -family development between twenty (20) and seventy five (75) units, three (3) amenities shall be provided, with one from each category. c. For multi -family development with seventy five (75) units or more, four (4) amenities shall be provided, with at least one from each category. d. For multi -family developments with more than one hundred (100) units, the decision making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision making body shall be authorized to consider other improvements in addition to those provided under this subsection D, provided that these improvements provide a similar level of amenity. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Based on 162 proposed units, a minimum of four (4) amenities are required; however, the decision making body is authorized to consider other amenities in addition to those provided. The following amenities are proposed from the quality of life, open space and recreation categories: a clubhouse with a bistro, lounge, indoor pool with sauna and steam rooms, full kitchen, fitness center, wellness center, art room, multi- purpose room, library, and 20 -seat theater; outdoor dining areas; plaza spaces; outdoor sports courts to include: bocce ball and pickle ball courts, a putting green, shuffleboard, and outdoor checkers; fire pits; a community garden; and a dog park for residents. The project also proposes circuitous walking paths that connect to the existing collector roadway sidewalks providing for plenty of walking paths. Staff believes the proposed amenities exceed the minimum UDC requirements and is appropriate for a project of this size. E. Landscaping Requirements: 1. Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying to All Districts", of this title. 2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three feet (3') wide. b. For every three (3) linear feet of foundation, an evergreen shrub having a minimum mature height of twenty four inches (24") shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape plan provided meets the specific use standard requirements. (See section VIIB) F. Maintenance and Ownership Responsibilities: All multi -family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other development features. (Ord. 16-1672, 2- 16-2016) The Applicant shall comply with this requirement. Page 9 Meridian City Council Meeting Agenda April 2, 2020— Page 118 of 222 F. Dimensional Standards (UDC 11-2): The proposed project is made up of two residential wings that interconnect with the clubhouse. Both residential wings are 4 -stories and 57 feet at their highest point and the Clubhouse is a two-story structure with a maximum height of 37 feet—the residential wings and the clubhouse meet the 65' height UDC standard for the C -G zoning district. The building is generally centered in the buildable lot with its main common space areas behind the buildings and away from the collector roadways; its closest setback to any property line is approximately 76 feet, therefore exceeding the minimum ten (10) foot setback for multi -family development in any zoning district. All UDC dimensional standards are met as proposed. G. Access ( UDC 11 -3A -3,11-3H-4): There are two main access points to this site off of the existing residential collector roadways, W. Milano Drive and N. Cortona Way. There is a fire access gate at the southwest corner of the property for future interconnectivity with the other commercial properties to the south and west as required by the approved MDA. The applicant is also proposing a fire lane from the drive aisle into the center open space area for additional fire safety. All fire accesses meet the required standards as stated in the Fire Department's comments. In addition, ACHD has reviewed the proposed access points and is recommending approval. See their attached comment letter in this report. H. Parking (UDC 11-3C & 11-3A-19): Per UDC Table 11-3C-6 for multi -family developments, the minimum number of off- street parking spaces are required to be provided: 1 -bedroom units require 1.5 spaces per dwelling unit with at least one of those in a covered carport or garage; and 2- and 3 - bedroom units require 2 spaces per unit with at least one in a covered carport or garage. The applicant is proposing 123 1-bedroom/studio apartments and 36 2 -bedroom units requiring a minimum of 159 covered carport or garage spaces and 98 uncovered parking spaces for a total of 257 spaces. A total of 258 spaces are proposed, consisting of 160 covered spaces (118 carport spaces & 42 garage spaces) and 98 uncovered spaces; this meets the UDC standards. The recently approved development agreement restricts this development to be age restricted to seniors, age SS and older, should the Commission determine any additional parking is required, conditions regarding the overall number of parking spaces shall be reflected hereto. Although the minimum parking space count is met as proposed, Staff is concerned a large number of the garage spaces will be used for storage rather than parking and will then reduce the availability of any guest parking. Therefore, staff recommends a condition of approval that all garage spaces are prohibited as storage units and must be for parking only. During the hearing, the applicant should explain how this ongoing condition will be met. UDC 11-3A-19B.3a states no more than 50% of the total off-street parking area for the site shall be located between building facades and abutting streets. The proposed parking layout meets this standard with no more than 44% of the total off-street parking being between the building facades and the residential collector roadways. Page 10 Meridian City Council Meeting Agenda April 2, 2020— Page 119 of 222 Bicycle parking is a requirement in every zoning district at the rate of one (1) space for every 25 vehicle parking spaces, per UDC 11-3C-6. Therefore, with 258 proposed vehicle stalls, the minimum number of bicycle parking spaces is 12. The Applicant does not show any bicycle parking on the proposed plans. At the time of Certificate of Zoning Compliance and Design Review submittal, the Applicant shall provide a minimum of 12 bicycle parking spaces and provide an exhibit with the submitted plans. I. Sidewalks (UDC 11-3A-17): There is an existing five-foot (5) detached sidewalk along W. Milano Dr. and N. Cortona Way with existing street trees that will be protected in place. The applicant is proposing 7' sidewalks along all parking areas that abut the building area and an interconnected sidewalk system for residents to use as walking paths. All sidewalks meet UDC Standards. J. Landscaping (UDC 11-3B): The project landscaping meets UDC standards; the approved landscape plan is included in Section VII.B. K. Fencing (UDC 11 -3A -6,11-3A-7): There is no fencing proposed at this time. L. Building Elevations (UDC 11-3A-19 I Architectural Standards Manual): A copy of the conceptually approved building elevations and material board are included in Section VII.C. VI. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit with the conditions in Section VIII per the Findings in Section IX. Page 11 Meridian City Council Meeting Agenda April 2, 2020 — Page 120 of 222 VII. EXHIBITS A. Site Plan (date: 1/8/2020) Ueld al!S lemana7iy»q 7a5 ssaa$ad - s�uawnaoa uoy7nalsuo� no ,doD,.sE AHI =�o •uwx s aiwr°� aiw jai �uin11 ]uapuadapul u2ipuap 4w ". Juawdojanaa Joalsanug Q d &IIIM I a 8 m N Sag Page 12 Meridian City Council Meeting Agenda April 2, 2020 — Page 121 of 222 B. Landscape Plan (date: 1/27/2020) veld 8ullueld o G ad—pueq o -LIM3d 3sn IYNowalloo 5UjAn jowas ivapuadapul uEjj1Vp p ivawdolanao —1—ul pNp� Page 13 Meridian City Council Meeting Agenda April 2, 2020 — Page 122 of 222 C. Building Elevations �o n suopzna13�oua;zgo M�e�;u "'d 4;�ON iIOD1S3AN[ r &uuiI �owag 7uapuadapul ue1pypw u0i;eapddq;iw�ad ash �euoi;ipu0;uawdojanad o;sa-j g g s Q S�IIA 0a VNil39 F. Sj z E Page 14 e , � m r L z - Meridian City Council Meeting Agenda April 2, 2020 — Page 123 of 222 suogenal3 upa4.j asnoggnj) ,.,j—jddy 71w1ad ash leuoiw—:) sool.eanxi s M sp 9—n ,aluas 7uapuadapul npilVW,W � � � M ;uawdolanad �o�}sanu� v �«Q s�>>M ouab wasg m3 �9 W 8 � r r, Page 15 Meridian City Council Meeting Agenda April 2, 2020 — Page 124 of 222 suol;enal3 aoua4x3 UOM lepuaplsay y;nuS HODSSHANI g qfV 5ulnll aoluag;uapuedapul uell!WuW _ e� uOgeDL ddy;lwuad asp IeuOl;lpuo� ;uawdolanap JoJ;sanul e e oQ _ sil Em aaarea eq �Sa Page 16 K '- Meridian City Council Meeting Agenda April 2, 2020 — Page 125 of 222 D. Open Space Exhibit (dated: 3/12/2020) U � � u. �u w = I � f 'y, v V " I �o BE a N A PDO 1 W LLS �e9e cxccec.s vc InvestcoYDeveloproent McMillan Independent Senior Living 70%Construction DraMrgs LANDSCAPE MATERIALS PLAN Page 17 Meridian City Council Meeting Agenda April 2, 2020 — Page 126 of 222 E. Existing Street Trees Street View 1- looking NIN on Cortona (note mature landscaping and side yard) Street View 2- looking SE on Milano (note side yards and garage) Page 18 Meridian City Council Meeting Agenda April 2, 2020 — Page 127 of 222 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Conditions 1. Prior to submittal of any additional applications, the applicant shall execute the new development agreement on this site approved by City Council on January 07, 2020 for hearing application H-2019-0126. 2. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-27 Multi -Family Development. 3. At the time of Certificate of Zoning Compliance and Design Review submittal, Applicant shall provide plans that adequately show the required private open space per UDC Specific Use Standards 11-4-3-27B.3. 4. At the time of Certificate of Zoning Compliance and Design Review submittal, the Applicant shall provide a revised site -plan that shows a minimum of 12 bicycle parking spaces. 5. The Applicant shall require that all garage spaces are used for parking only and not allowed to be used for storage. Prior to issuance of Certificate of Occupancy, the Applicant shall show compliance with this condition by submitting to the Planning Department a copy of the Rules and Regulations, or the like, for this multi -family complex that addresses this condition. 6. At the time of Certificate of Zoning Compliance and Design Review submittal, the Applicant shall substantially comply with the submitted site -plan, landscape plan, and elevations of this application. B. Public Works Site Specific Conditions: 1. There are two 8" water stubs at the east property line near N. Cortona Way and Turin Court. The southern water stub is currently not being used per the submitted site plan. This water stub will need to be abandoned at the main if not used. 2. The 8" Sanitary Sewer line coming from the east side of the property appears to have a bend in it; sewer lines need to be a straight between manholes with no bends. 3. A street light plan will need to be included in the construction plans for the project. Street light plan requirements are listed in section 6-7 of the City's Design Standards. Additional streetlights are required on W. Milano Drive to meet current City standards. General Conditions of Approval: 4. 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 Page 19 Meridian City Council Meeting Agenda April 2, 2020 — Page 128 of 222 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. 5. 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. 6. 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. 7. 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. 8. 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. 9. 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. 10. 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. 11. 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. 12. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 13. Developer shall coordinate mailbox locations with the Meridian Post Office. Page 20 Meridian City Council Meeting Agenda April 2, 2020 — Page 129 of 222 14. All grading of the site shall be performed in conformance with MCC 11-12-3H. 15. 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. 16. 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. 17. 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. 18. 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. Ada County Highway District (ACHD) https:llweblink. meridianciU. orglWebLinkIDocView. aspx?id=184564&dbid= 0&repo=MeridianC fty D. Department of Environmental Quality (DEQ) https:llweblink. meridianciU. orelWebLinkIDocView. aspx?id=183616&dbid= 0&repo=MeridianC i &cr-- 1 E. Meridian Police Department (MPD) hyps: //weblink. meridianciU. or,g/WebLink/Doc View. aspx?id=184435&dbid= 0&repo=MeridianC ky F. Meridian Fire Department (MFD) https:llweblink. meridianciU. orglWebLink/DocView. aspx?id=183907&dbid= 0&repo=MeridianC hty IX. FINDINGS A. Conditional Use Permit The Commission shall base its determination on the conditional use permit request upon the following: Page 21 Meridian City Council Meeting Agenda April 2, 2020 — Page 130 of 222 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. Commission finds the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the GG zoning district. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Commission finds the proposed age -restricted multi family project will be harmonious with the Comprehensive Plan in that it will provide alternative housing options for those SS and older that are close to existing commercial and retail services. 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. Commission finds the design, construction, and operation of the proposed age restricted multi family project should be compatible with the existing residential uses and the future commercial uses nearby and will not adversely change the essential character of the same 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. If the proposed project complies with the conditions of approval in Section VII as required, Commission finds the proposed multi family project should not 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. Because the site is already annexed into the City and these services are already being provided to the surrounding buildings, Commission finds the proposed use will be served adequately by all public facilities and services. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Commission finds the proposed use should not create any additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Although traffic may increase slightly in this area due to the proposed use, Commission finds the proposed age restricted multi family project should not be detrimental to the general welfare. Page 22 Meridian City Council Meeting Agenda April 2, 2020 — Page 131 of 222 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. (Ord. 05-1170, 8-30- 2005, eff. 9-15-2005) Commission is unaware of any natural, scenic or historic features in this area; however, finds the proposed use should not result in damage of any such features. Page 23 Meridian City Council Meeting Agenda April 2, 2020 — Page 132 of 222 �E IDIAN:--- Council Agenda Item - 3.D. Presenter: Estimated Time for Presentation: 0 ITEM SHEET Title of Item - Findings of Fact, Conclusions of Law for TM Crossing - Ten Mile Academy Daycare (H-2020-0007) by BVA Development, Located at 1001 S. Sentinel Ln. ATTACHMENTS: Description Type Findings Findings/Orders Exhibit A Exhibit Meridian City Council Meeting Agenda April 2, 2020 — Page 133 of 222 Upload Date 3/26/2020 3/26/2020 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER C �E IDIAN1*-- 1DAHm In the Matter of the Request for Conditional Use Permit for TM Crossing — Ten Mile Academy, Located at 1001 S. Sentinel Lane in the C -G Zoning District, by BVA Development. Case No(s). H-2020-0007 For the Planning & Zoning Commission Hearing Date of: March 19, 2020 (Findings on April 2, 2020) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of March 19, 2020, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of March 19, 2020, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of March 19, 2020, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of March 19, 2020, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision, which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). [file #] Page 1 Meridian City Council Meeting Agenda April 2, 2020 — Page 134 of 222 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of March 19, 2020, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § I I - 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for Conditional Use Permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of March 19, 2020, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two (2) Year Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of two (2) years unless otherwise approved by the City in accord with UDC 11-513-6F.1. During this time, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting, the final plat must be signed by the City Engineer within this two (2) year period in accord with UDC 11-513-617.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11 -5B -6.F.1, the Director may authorize a single extension of the time to commence the use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as determined and approved by the Commission may be granted. With all extensions, the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff report for the hearing date of March 19, 2020 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). [file #] Page 2 Meridian City Council Meeting Agenda April 2, 2020 — Page 135 of 222 By action of the Planning&Zoning Commission at its regular meeting held on the 2nd day of April ,2020. COMMISSIONER RYAN FITZGERALD, CHAIRMAN VOTED AYE COMMISSIONER LISA HOLLAND,VICE CHAIRMAN VOTED AYE COMMISSIONER RHONDA MCCARVEL VOTED AYE COMMISSIONER ANDREW SEAL VOTED AYE COMMISSIONER PATRICIA PITZER VOTED AYE COMMISSIONER WILLIAM CASSINELLI VOTED AYE COMMISSIONER NICK GROVE VOTED AYE Ryan Fitzgerald, Chairman Attest: Chris Johnson,City Clerk Copy served upon the Applicant,the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: 4-2-2020 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [file#] Page 3 STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING 3/19/2020 DATE: TO: Planning & Zoning Commission FROM: Joe Dodson, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2020-0007 TM Crossing Ten Mile Academy Daycare LOCATION: 1001 S. Sentinel Lane I. PROJECT DESCRIPTION C� fIEN DIAN�-- AHO The Applicant, BVA Development, requests conditional use permit approval to operate a daycare center (more than 12 children) on 0.883 acres of land in the C -G zoning district and within the Ten Mile Interchange Specific Area Plan (TMISAP). II. SUMMARY OF REPORT A. Project Summary Acreage Future Land Use Designation Existing Land Use(s) Proposed Land Use(s) Lots (# and type; bldg./common) Phasing Plan (# of phases) Neighborhood meeting date; # of attendees: History (previous approvals) Details 0.883 acres Commercial Vacant Commercial One (1) building lot One (1) phase January 16, 2020; no attendees AZ -12-005 (Ord. 14-1588, DA #114002254); MDA (H- 2016-0054, amended DA #2016-062220); Lot 7, Blk. 2, TM Crossing Sub.; A-2019-0348 (PBA, ROS #12109); A- 2019-0386 (CZC/DES). Page 1 Meridian City Council Meeting Agenda April 2, 2020 — Page 137 of 222 B. Community Metrics Details Ada Countv Highwav District • Staff report (yes/no) No • Requires ACHD Commission No Action (yes/no) Access (Arterial/Collectors/State One access via S. Sentinel Lane, a local street Hwy/Local)(Existing and Proposed) Stub Street/Interconnectivity/Cross Cross -access to adjacent parcels, also owned by BVA Dev. Access Existing Road Network Yes Distance to nearest City Park (+ 2.1 miles to Fuller Park (approximately 23 acres). size Fire Service • Distance to Fire Station • Fire Response Time • Resource Reliability • Risk Identification • Accessibility • Special/resource needs • Water Supply 1W 2.4 miles from Fire Station 2 5:00 minute response time from Station 2 82% Risk Factor 4 (Commercial with hazards) This project does not meet all required access, road widths and turnarounds as shown. Please note: the parking lot with the drive aisle out to Excursion Drive shall be completed prior to issuance of Certificate of Occupancy OR an approved fire department turn around shall be installed in the parking lot adjacent to the building. In the event of a structure fire an additional truck company will be required. This will require additional time delays as a second truck company is not available in the city. Water supply for this proposed development requires 1500 gallons per minute for two hours. Page 2 Meridian City Council Meeting Agenda April 2, 2020 — Page 138 of 222 C. Project Area Maps Future Land Use Map WOensify 0H'I ential Aerial Map Zoning Map Planned Development Map Legend PRIProject Location — y City Limits Planned Parcels JRUT III. APPLICANT INFORMATION A. Applicant: BVA Development — 2775 W. Navigator Dr. #220, Meridian, ID 83642 B. Owner: Tomlinson Family Trust, DWT Investments, SCS Investments — 2929 W. Navigator Dr. #400, Meridian, ID 83642 C. Representative: Roberta Stewart, BVA Development - 2775 W. Navigator Dr. #220, Meridian, ID 83642 Page 3 Meridian City Council Meeting Agenda April 2, 2020 — Page 139 of 222 IV. NOTICING Newspaper Notification Radius notification mailed to properties within 300 feet Site Posting Date NextDoor posting V. STAFF ANALYSIS Planning & Zoning Posting Date 2/28/2020 2/25/2020 3/5/2020 2/25/2020 City Council Postine Date A. Future Land Use Map Designation (https:llwww.meridiancitE.or /g comQplan) The future land use designation for this property is Commercial — this designation will provide a full range of commercial uses to serve area residents and visitors. Desired uses may include retail, restaurants, personal and professional services, and office uses, as well as appropriate public and quasi -public uses. B. Comprehensive Plan Policies(https://www.meridiancity.orglcompplan): • "Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine, play, and work in close proximity, thereby reducing vehicle trips, and enhancing overall livability and sustainability" (3.06.02B). Adding a daycare introduces an additional use to the Ten Mile Specific Area, therefore promoting overall sustainability and the benefits of having a mix of uses in close proximity. • "Encourage the development of supportive commercial near employment areas" (3.06.02C). The proposed daycare will be in the center of a high employment area. C. Existing Structures/Site Improvements: The applicant has received approval for site improvements and landscaping through CZC and Design Review (A-2019-0386). The applicant is also close to receiving building permit approval for the commercial shell building (C -NEW -2020-0006). There were no existing structures on this site. D. Proposed Use Analysis: A Daycare Center use (more than 12 children) is listed in UDC Table 11-2A-2 as a conditional use in the C -G zoning district. (Note: The Applicant states a pre-school, which is classified in the UDC as a daycare, will also be apart of this business). See narrative included in the application for more specific details on the proposed use. E. Specific Use Standards (UDC 11-4-3): A. General standards for all child daycare and adult care uses, including the classifications of daycare center; daycare, family; and daycare, group: 1. In determining the type of daycare facility, the total number of children at the facility at one time, including the operator's children, is the determining factor. The Applicant's narrative states the plan is to maintain 250 part-time and full-time students with a maximum of 180 children at any one time. The Applicant assumes the average will be Page 4 Meridian City Council Meeting Agenda April 2, 2020 — Page 140 of 222 approximately 150 children. In addition, approximately 26 staff members will be employed here during maximum capacity. 2. On site vehicle pick up, parking and turnaround areas shall be provided to ensure safe discharge and pick up of clients. The Applicant has stated and shown in an exhibit the two main drop-off and pick-up locations: 1) within the parking lot around their building nd; 2) the loading zone adjacent to the building on S. Sentinel Lane. (See Exhibit C in Section VII). The parking area specifically for this lot is proposing 32 parking stalls and the drive aisles are 25 feet wide. According to the Applicant's narrative, there would never be a need for more than 26 employees and they would rarely, if ever, be working at the same time. Therefore, it can be assumed that there will always be some parking available for student drop-off and pick-up within the available parking stalls. In addition, the drive aisles are wide enough so that vehicles may stop shortly to drop-off/pick-up their child without stopping traffic in both directions. The Applicant's preferred drop-off/pick-up location is on S. Sentinel Ln. heading south, directly abutting the building. With the available information, Staff agrees with the applicant and finds the loading zone as the preferred location for safe and efficient student drop-off/pick-up. This area will create the least amount of traffic impediments and allow an easier in-and-outflow of traffic. Fire has not made any comments regarding the proposed locations. 3. The decision making body shall specify the maximum number of allowable clients and hours of operation as conditions of approval. Staff recommends a maximum of 180 allowable clients at any one time; Staff has written a condition of approval for this recommendation (See Section V.III.A.2). 4. The applicant or owner shall provide proof of criminal background checks and fire inspection certificates as required by title 39, chapter 11, Idaho Code. Said proof shall be provided prior to issuance of certificate of occupancy. The applicant or owner shall comply with all State of Idaho and Department of Health and Welfare requirements for daycare facilities. The Applicant has agreed to comply with this requirement in their narrative. 5. In residential districts or uses adjoining an adjacent residence, the hours of operation shall be between six o'clock (6:00) A.M. and eleven o'clock (11:00) P.M. This standard may be modified through approval of a conditional use permit. The subject property does not adjoin any residential uses or zones. The Applicant has stated in their narrative that they intend to operate within these hours, with weekend hours on Saturdays only, 8 a.m. to 1Op. in. Staff has included a condition of approval related to business hours. 6. Prior to submittal of an application for an accessory daycare facility in a residential district, the applicant or owner shall hold a neighborhood meeting in accord with subsection 11-5A-4B of this title. Notice of the neighborhood meeting shall be provided to all property owners of record within one hundred feet (100') of the exterior boundary of the subject property. A neighborhood meeting was held for this application. Page 5 Meridian City Council Meeting Agenda April 2, 2020 — Page 141 of 222 The applicant shall not exceed the maximum number of clients as stated in the approved permit or as stated in this title, whichever is more restrictive. B. Additional standards for daycare facilities that serve children: 1. All outdoor play areas shall be completely enclosed by minimum six foot (6') non - scalable fences to secure against exit/entry by small children and to screen abutting properties. There is a 6' tall wrought iron fence proposed along the north and south yards adjacent to the parking lot and around portions of the building. 2. Outdoor play equipment over six feet (6') high shall not be located in a front yard or within any required yard. There is no play equipment being proposed at this time; Applicant will comply with this requirement if any equipment is ever proposed. 3. Outdoor play areas in residential districts adjacent to an existing residence shall not be used after dusk. Not applicable, C -G zoning district. F. Dimensional Standards (UDC 11-2): The daycare center will be in a new building that has already received CZC/DES approval and building permit approval for the commercial shell. All UDC dimensional standards have been met. G. Access (UDC 11 -3A -3,11-3H-4): Access is provided via S. Sentinel Lane, an existing private street. H. Parking (UDC 11-3C): The proposed building is approved at 7,564 square feet, requiring a minimum of 15 parking stalls. 32 parking stalls are provided and were approved with the CZC/DES. All parking and parking lot landscaping meet UDC standards. I. Sidewalks (UDC 11-3A-17): There is an existing five-foot (5) detached sidewalk along W. Navigator Dr. with existing street trees that will be connected to the seven -foot (7) attached sidewalk along S. Sentinel Ln. being built by the applicant. The applicant is also proposing 7' sidewalks along all parking areas that abut the building area. All sidewalks meet UDC Standards. J. Landscaping (UDC 11-3B): The project landscaping meets UDC standards; the approved landscape plan is included in Section VII.B K. Fencing (UDC 11 -3A -6,11-3A-7): The applicant is proposing a six (6) foot high black wrought iron fence on the north and south sides of the building to enclose two grassy areas as safe play areas for the children. The proposed fencing meets all UDC standards. L. Building Elevations (UDC 11-3A-19 I Architectural Standards Manual): A copy of the approved building elevations and material board are included in Section VII.D Page 6 Meridian City Council Meeting Agenda April 2, 2020 — Page 142 of 222 VI. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit with the conditions in Section VIII per the Findings in Section IX. Page 7 Meridian City Council Meeting Agenda April 2, 2020 — Page 143 of 222 VII. EXHIBITS A. Site Plan (date: 1/8/2020) noir �ao'etliw`�iio �" �,: e, N011'J(I J15N00 OZO NVIOI}J3114 ,.:e r��shu.�:«:�e�n�se.. t—F1 aoa iory of nnaiea�: sxa �NioNa AWNIW1138d t1 SNINHVM o = - 9NISS08O Wl IV 1lW3Utl3tl 311W N31 S}I�OZI2IOH ;acq� g e wEr H, ys 3G - aE •( 99 w� H H Page 8 Meridian City Council Meeting Agenda April 2, 2020 — Page 144 of 222 � t =�3 w�5 W@z O N a � ;acq� g e wEr H, ys 3G - aE •( 99 w� H H Page 8 Meridian City Council Meeting Agenda April 2, 2020 — Page 144 of 222 B. Landscape Plan (date: 1/27/2020) 31"MAD NDISTI Ir !45 �,A p =I warl Oumrlu Awopuw uel�j edeospue-1 OZO (5uls,30jo Ol!" UO -L ueIp!jqjIq jo A!O t ,I S;n o L! F E 4DL m- R m 0 5 -A R LU Z) ED w L) CO F— 4DL m- Page 9 Meridian City Council Meeting Agenda April 2, 2020 — Page 145 of 222 R m 0 5 -A Page 9 Meridian City Council Meeting Agenda April 2, 2020 — Page 145 of 222 C. Child and (date: l ' - - - --------------- --------------- Meridian --'----- _--'--_--- D. Building Elevations (date: 12/9/2019) in C Fri m m Page 11 Meridian City Council Meeting Agenda April 2, 2020 — Page 147 of 222 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. Planning 1. Prior to issuance of Certificate of Occupancy, the Applicant shall construct the parking lot and drive aisle out to Excursion Drive OR an approved fire department turnaround shall be installed in the parking lot adjacent to the building. 2. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-9 Daycare Facilities, including but not limited to the following: a. All outdoor play areas shall be completely enclosed by minimum six foot (6) non -scalable fences to secure against exit/entry by small children and to screen abutting properties. b. Outdoor play equipment over six feet (6') high shall not be located in a front yard or within any required yard. c. On-site vehicle pick up, parking and turnaround areas shall be provided to ensure safe discharge and pick-up of clients. 3. The maximum number of allowable clients (children) at the facility at one time shall be limited to one hundred and eighty (180). 4. The daycare/pre-school shall not operate between the hours of 11:00 pm and 6:00 am. These hours are in line with the approved hours of operation as if the subject property was in a residential district and as requested by the Applicant. 5. The Applicant or owner shall provide proof of criminal background checks and fire inspection certificates as required by title 39, chapter 11, Idaho Code prior to issuance of Certificate of Occupancy. The applicant or owner shall comply with all State of Idaho and Department of Health and Welfare requirements for daycare facilities. B. Central District Health (CDH) https:llweblink. meridianciU. org/WebLink/DocView. aspx?id=183553&dbid= 0&r0o=MeridianC hty C. Department of Environmental Quality (DEQ) https:llweblink. meridianciU. orglWebLinkIDocView. aspx?id=183620&dbid= 0&repo=MeridianC Lty D. Nampa & Meridian Irrigation District (NMID) https:llweblink. meridiancily. org/WebLink/Doc View. aspx?id=184505&dbid= 0&repo=MeridianC iv E. Meridian Fire Department (MFD) https:llweblink. meridiancily. org/WebLink/DocView. aspx?id=183224&dbid= 0&r0o=MeridianC iv Page 12 Meridian City Council Meeting Agenda April 2, 2020 — Page 148 of 222 IX. FINDINGS A. Conditional Use Permit 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. The site meets all the dimensional and development regulations in the C -G zoning district for the proposed use and has already received Certificate of Zoning Compliance and Design Review approval; therefore, Commission finds the site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Commission finds the proposed daycare center will be harmonious with the Comprehensive Plan in that it will provide a much needed service for area employees within the Ten Mile Interchange Specific Area Plan (TMISAP). 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. Commission finds the operation of the proposed daycare/pre-school should be compatible with the employment uses in the close vicinity and the existing and intended character of the TMISAP. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. If the proposed daycare/pre-school complies with the conditions of approval in Section VII as required, Commission finds the proposed use should not 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. Because the site is already annexed into the City and these services are already being provided to the surrounding buildings, Commission finds the proposed use will be served adequately by all public facilities and services. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Commission finds the proposed use should not create any additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Page 13 Meridian City Council Meeting Agenda April 2, 2020 — Page 149 of 222 E IDIAN --- IDAHO PLANNING AND ZONING MEETING AGENDA Planning and Zoning Public Hearing Outline and Presentations Meeting Notes: �� _ � � _ -k-f Lill, b y w+r� o �J I�t,l .AI'. JV� •.�l .�. '�..�'" ;ti �Yf�` ��. � � •=+' w•1�.v�.e� - .- _ �. a� � � {_•'v�-a_.,,. n � /b• '� ..u.-�`� G :I'a-�>. J � �l,: -'t'.r'� _ - + _1, - �.;rt .3`.u-. �k'�� � -�� •a;��``-r _ ,.r•; �. -�. ��` _ - ,:fir .I. krl _rr �..�'�"'Y ,ti 1. Y. '1� +�.•.lx :ill .1?1 ;j��'.i h, - ,i "- _ ��.+•` .i. J._' ��+�~� .:t - i - t y�rl �.T,.jy.;" �� u1 `i�-a '�. '!L � {.:�lL�`�`• +u4r'Ily �_ ' r1�J•�' ,. v ` 'J T' .. -, i:, _ � s� -� - r� � 1 .b .�� -yi ':,`.iay. ''/:p,�. - \ �Y _ _ •i� iT Y+�� 66,,,�f F -�� ��- 1: �\ ''.1[ ytY - � C�I. - 4` 4' +!) tt r S` h ,t VA if-All 1' ! �'•" 54 L. YS � + > � � ��`��' '� y t� -- l �u i YT. 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Q I 26.72' �gh4 C� BLACKROCK SUBDIVISION NO. 1 v O BOOK 96, PAGES 12003-12008 0 128.1,M S86'47'31"E 36295' GS S N6g5 Zvi S89'49'51'E 1340.54' CS 1/i6 A w w SW 1/16, ti z " AREA= 16.62 ACRES � N ti 589'49'S1"E 296.01' cu N m N S89'49'S1"E 613.00� 08�� �.CT S89'49 51"E 502�79' I,,� � m-a z �o OQ 1 I I I �Op- \ x m r..F'-f__"" T� -r T-r T 'l-�I I `� o C m w N L« `^ v �= R-8 ZONE -1- _I_ fl a r ���3 L 1 p > z o 89�49 51 w 186.00 N O ❑ R-4 ZON � I I R-8 ZONE( - - - - R-4 ZONE 6 c Lu m ;� II_I_ I 1A=27:82 ACRES LV � o I I I I q p 4_ v, 1 L I _r .5 m mzN S89'47'24"E ❑ r�ZI�y N 31 32 Ns r, f' �0 "''Ail V m 945W W W POINT OF BEGNNING N6g�s4 POINT OF BEGINNING O p o 177 s w 770.g3. 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CM F. .4 W �s 8 3 a a; W earsisr W J Lr F.-I_-L OS N EEALE bx0 pPHASE �' sa •'1 { VI Y' A �— Changes to Agenda: Item 4A (Landing South) is requesting continuance. Item 4B (Teakwood Place) cannot be heard tonight (noticing error) Item #4C: Hidden Gem Events (H-2020-0015) Application(s): Conditional Use Permit for an Event Center Size of property, existing zoning, and location: This site consists of .32 acres of land, zoned Old Town (O-T), located at 134 E. State Ave. Adjacent Land Use & Zoning: Old Town zoning exists in all directions on adjacent properties. Residential uses exist to the east, south, and west. Commercial use exists to the north. History: Multiple temporary and promotional sales permits; commercial tenant improvement for interior changes to the building for this proposed use (C-TI-2020-0047). Comprehensive Plan FLUM Designation: Old Town Summary of Request: The applicant is requesting conditional use permit approval to add an event center use to an existing and historic downtown home, the Tolleth House. There are no proposed exterior changes to the home as this would potentially affect the historic namesake of the home. Therefore, this application is to review only the proposed use. The proposed use is intended to occur both within the home and in the backyard; staff finds these areas large enough to accommodate the proposed use. However, staff is concerned with parking and has recommended conditions of approval to help mitigate this potential issue. Old-Town is classified as a Traditional Neighborhood zoning district and no off-street parking is required for a lawfully existing structure unless an addition occurs (UDC 11-3C-6B). However, the applicant understands parking is a concern and has provided a parking plan to Staff. The Applicant has provided a parking plan with all available public parking within 1,000 feet, and has used Old-Town alternative parking methods from UDC 11-3C-7 as a guide to address parking concerns. According to the Applicant’s plan there are approximately 327 available parking spots that include both on and off-street parking. The Applicant has also obtained a parking agreement with a private business for after hour parking that accounts for 19 off-street parking spots and is also seen on the parking plan (All American Insurance). This parking area is on the west side of Main Street, an arterial road, and concerns Staff whether it would be used because of its location. The Applicant’s parking plan assumes that all off-site parking is available most of the time. During evening events, additional nearby parking agreements would help alleviate any unavailable on-street parking being utilized by residents and other businesses in the neighborhood after normal work hours. Staff must review these applications from the perspective of most intense use possible and not based upon a proposed event size. That is why Staff is concerned with the parking intensity associated with the maximum occupant capacity of 257 persons. Because of this, Staff is recommending a condition of approval to limit the occupancy to 100 people. If the applicant or owner can obtain more parking agreements per the conditions in the staff report, the maximum occupancy can increase to 150. Overall, Staff does support this use in this location but wants to ensure the use meshes with existing neighborhood activities and character. Written Testimony: Ashely Buzzini (Applicant) and Elizabeth Burgess (Owner) – Provided written response to staff report in support of analysis and conditions therein. Staff Recommendation: Staff recommends approval of the proposed conditional use permit per the conditions and findings in the staff report. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- nd 2020-0015, as presented in the staff report for the hearing date of April 2, 2020, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2020- nd 0015, as presented during the hearing on April 2, 2020, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2020-0015 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #4D: Lavender Heights Subdivision (H-2020-0009) Application(s): Annexation and Zoning; and Preliminary Plat. Size of property, existing zoning, and location: This site consists of a total of 55.14 acres of land with requested zoning of R-4, R-8, R-15, and R-40, generally located at 2160 E. Lake Hazel Rd. Existing zoning is RUT and site is not within corporate city limits. Adjacent Land Use & Zoning: City of Meridian residential zoning exists in all directions surrounding this site. Residential uses exist o the north and east; to the west is vacant land; and to the south is a civic use, the new Discovery Park. History: N/A Comprehensive Plan FLUM Designation: Medium Density Residential and Medium-High Density Residential Summary of Request: The application before you is a request for AZ/PP of 55.14 total acres separated into 4 proposed zoning districts (R-4 – 16.63 acres; R-8 – 27.82 acres; R-15 – 3.25 acres; R-40 – 7.44 acres). The preliminary plat proposes 187 single-family residential lots, 1 multi-family lot, and 27 common lots; the total proposed unit count is 235 residential units at a gross density of 5.86 du/ac and a net density of 3.56 du/ac across the entire project. The Applicant has proposed approximately 7.7 acres of qualified open space (approx. 14.66%) and 3 amenities to include a multi-use pathway, swimming pool, and additional open space. Access is proposed via a new collector roadway (S. Bloomerang Ave.) from an existing arterial (E. Lake Hazel Rd.). An additional access is proposed via extending a public local street in the northeast corner (E. Brace Dr.). The proposed project location does not lie within Meridian Fire’s 5 minute response time goal boundary. The expected response time is currently 7 minutes from Fire Station 4—Station 4 has a reliability rating of 78% which is also below the department’s goal of 80%. The proposed project does meet all required road and turnaround widths. ACHD is not requiring additional mitigation or road improvements to any nearby intersection due to each road and intersection being in the Capital Improvement Plan over the next few years. The Applicant is proposing, with ACHD in agreement, to widen the portion of E. Lake Hazel directly in front of the subject site to include a new eastbound turn lane and a new westbound turn lane onto the new collector roadway, S. Bloomerang Ave. The project is proposed to be developed in four (4) phases; three for the single family and the multi-family will be in its own phase. The site design of this project proposes transitional densities throughout. Larger R-4 lots reside around the exterior of the property to better match the existing homes to the north. The applicant is then proposing R-8 lots on the eastern property boundary to match the density of the subdivision directly to the east. The R-8 lots continue an inward trend towards higher density but make up the majority of the site. R-15 zoning and alley loaded single-family homes abut the Farr Lateral and are closest to the future multi-family development. The multi-family development is proposed as R-40 zoning and is closest to the arterial roadway, E. Lake Hazel Rd. Throughout the development, landscaping and pathways buffer zoning densities as well. Staff notes that the multi-family requirements have been conceptually reviewed and is not issuing an approval of the current layout or other proposed improvements, site design, elevations, or open space and amenities in regards to the future multi-family development. Written Testimony: None Staff Recommendation: Overall, Staff finds the site design to be a great example of transitional densities and housing types. In addition, Staff finds the proposed open space and pedestrian connections a great fit for the City of Meridian. Therefore, Staff recommends approval of the requested annexation and zoning with the requirement of a Development Agreement and approval of the requested preliminary plat per the conditions and findings of the staff report. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2020-0009, as presented in the staff report for the hearing date of April 2, 2020, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2020- 0009, as presented during the hearing on April 2, 2020, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2020-0009 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) E IDIAN IDAHO PLANNING AND ZONING MEETING AGENDA April 2, 2020 Agenda Item Number: 4 A Item Title: Public Hearing for Landing South (H-2020-0005) Meeting Notes: Continued to June 4, 2020 7. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Although traffic may increase slightly in this area due to the proposed use and clients dropping off and picking up children, the proposed use and effects was planned for when the TM Crossing Subdivision was originally approved; therefore, Commission finds the proposed daycare should not be detrimental to the general welfare. 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. (Ord. 05-1170, 8-30- 2005, eff. 9-15-2005) Commission is unaware of any natural, scenic or historic features in this area; however, finds the proposed use should not result in damage of any such features. Page 14 Meridian City Council Meeting Agenda April 2, 2020 — Page 150 of 222 �E IDIAN:--- Council Agenda Item - 4.A. Presenter: Estimated Time for Presentation: 0 ITEM SHEET Title of Item - Public Hearing for Landing South (H-2020-0005) by Jim Jewett, Located at 660 S. Linder Rd. Click Here for Application Materials Meridian City Council Meeting Agenda April 2, 2020 — Page 151 of 222 E IDIAN IDAHO PLANNING AND ZONING MEETING AGENDA April 2, 2020 Agenda Item Number: 4 B Item Title: Public Hearing for Teakwood Place Subdivision (H-2020-0006) Meeting Notes: Continued to May 7, 2020 Details and Signatures For Public Hearing Hearing Date: 4/2/2020 Hearing Type: PZ Item Number: 4-C Project Name: Teakwood Place Project No.: H-2020-0006 Active: Signature Name Sign-In Email HOA Name HOA Represent For Neutral Against I Wish To Participate Sign In Date/Time Beth Williams bethnwilliams@sbcglobal.net X 4/1/2020 1:52:17 PM Go Back To List Export To Excel © 2020 - City of Meridian, Idaho �E IDIAN:--- Council Agenda Item - 4.13. Presenter: Estimated Time for Presentation: 0 ITEM SHEET Title of Item - Public Hearing for Teakwood Place Subdivision (H-2020-0006) by Hesscomm Corp., Located approximately'/4 mile east of S. Eagle Rd., fronting on E. Victory Road. Click Here for Application Materials ATTACHMENTS: Description Type Staff Report Staff Report Meridian City Council Meeting Agenda April 2, 2020 — Page 152 of 222 Upload Date 3/31/2020 STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING 4/2/2020 DATE: TO: Planning & Zoning Commission FROM: Joe Dodson, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2020-0006 Teakwood Place Subdivision LOCATION: The site is located on the south side of E. Victory Road, approximately 1/4 mile east of S. Locust Grove Road, in the NW '/4 of the NW 1/4 of Section 29, Township 3N., Range IE. I. PROJECT DESCRIPTION C� fIEN DIAN�-- AHO Legend 10 Project Location Annexation & zoning of 7.35 acres of land with an R-8 zoning district and preliminary plat consisting of 28 building lots and 4 common lots, by Hesscomm Corp. II. SUMMARY OF REPORT A. Project Summary Acreage Future Land Use Designation Existing Land Use(s) Proposed Land Use(s) Lots (# and type; bldg./common) Phasing Plan (# of phases) Number of Residential Units (type of units) Density (gross & net) Open Space (acres, total [%] /buffer/qualified) Amenities Physical Features (waterways, hazards, flood plain, hillside) Details 7.35 acres Medium Density Residential Residential and Agricultural. Residential 32 total lots — 28 single-family residential; 4 common lots. Proposed as two (2) phases. 28 single-family units. Gross — 3.95 du/ac.; Net — 5.64 du/ac. 52,737 square feet, or 1.2lacres (42,034 square feet qualified open space; approximately 13.13%) 1 amenity proposed — 10' multi -use pathway Eightmile Creek runs along the northeast corner of the property. Page 1 Meridian City Council Meeting Agenda April 2, 2020 — Page 153 of 222 Further analysis pg. 7&8. Details attendees: History (previous approvals) N/A B. Community Metrics Details Ada County Highway District 1.3 miles from Fire Station #4 • Staff report (yes/no) Yes • Requires ACHD Commission No • Resource Reliability Action (yes/no) • Risk Identification Risk Factor 2 — residential with hazards (open waterway) Access (Arterial/Collectors/State Access is proposed via extension of a local street from the Proposed project meets all required access, road widths, Hwy/Loca1)(Existing and Proposed) west (E. Fathom St.). The existing home is requesting to and turnarounds. maintain its access onto E. Victory Road, an arterial. An emergency access is proposed on the western boundary West Ada School District from E. Fathom St. to E. Victory Rd. 0.6 miles to Siena Elementary; 3.2 miles to Victory Middlc Traffic Level of Service "F" School; 2.3 miles to Mountain View High School. Stub Street/Interconnectivity/Cross This subdivision's main access is from an existing stub Siena Elementary — 800; Victory Middle — 1000; Mountain Access street (E. Fathom St.) and is proposing a new stub street to View — 2268. the east for future development and interconnectivity. Siena Elementary — 686; Victory Middle — 971; Mountain Existing Road Network No View — 2248. Existing Arterial Sidewalks / None IN Buffers Proposed Road Improvements None Distance to nearest City Park (+ 1.6 miles to Renaissance Park (6.5 acres) size) Fire Service • Distance to Fire Station 1.3 miles from Fire Station #4 • Fire Response Time 3:00 minutes under ideal conditions (this meets Meridian's Fire response goal time of 5 minutes). • Resource Reliability Fire Station #4 reliability is 78%. • Risk Identification Risk Factor 2 — residential with hazards (open waterway) • Accessibility Proposed project meets all required access, road widths, and turnarounds. Police Service See Agency Comments (Section VIILD). West Ada School District • Distance (elem, ms, hs) 0.6 miles to Siena Elementary; 3.2 miles to Victory Middlc School; 2.3 miles to Mountain View High School. • Capacity of Schools Siena Elementary — 800; Victory Middle — 1000; Mountain . View — 2268. • # of Students Enrolled Siena Elementary — 686; Victory Middle — 971; Mountain View — 2248. Wastewater IN • Distance to Sewer Services Directly adjacent • Sewer Shed r South Black Cat Trunkshed • Estimated Project Sewer See application ERU's 46 WRRF Declining Balance 13.88 • Project Consistent with WW YES Master Plan/Facility Plan Water Page 2 Meridian City Council Meeting Agenda April 2, 2020 — Page 154 of 222 III. APPLICANT INFORMATION A. Applicant: Bruce Hessing, Hesscomm Corp. — 6700 Linder Rd., Meridian, ID 83646 B. Owner: Charles & Vickie Richardson — 1835 E. Victory Rd., Meridian, ID 83646 C. Representative: Leavitt & Associates Engineers, Inc. — 1324 1" St. South, Nampa ID, 83651 IV. NOTICING Newspaper Notification Radius notification mailed to properties within 300 feet Site Posting Nextdoor posting V. STAFF ANALYSIS Planning & Zoning Posting Date 3/13/2020 3/11/2020 3/19/2020 3/13/2020 City Council Postine Date A. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan) Medium Density Residential — This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. The annexation area is near existing public services and not on the periphery of corporate city limits; existing City of Meridian zoning and development lay to its west, north, and south. The proposed land use of single family residential is consistent with the recommended uses in the FL UM designation. The proposed project also meets the required density requirement listed above. Therefore, Staff finds the proposed preliminary plat and requested R-8 zoning district to be generally consistent with the Future Land Use Map designation of Medium Density Residential. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section VIII.AL The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. B. Comprehensive Plan Policies(https://www.meridiancity.otglcompplan): (Staff analysis is in italics after the cited policy) "With new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities" (2.02.01A). This new subdivision and plat offers additional sidewalks, open space, and a new segment of multi - Page 4 Meridian City Council Meeting Agenda April 2, 2020 — Page 156 of 222 use pathway that will help connect this project to adjacent subdivisions. The open space and pathway are the only amenities proposed for this project. Staff is recommending an additional amenity be placed on one of the common open space lots to further increase the quality and availability of amenities in the area. Staff is also concerned with the Applicant's proposed open space proposed on the preliminary plat and is offering further conditions regarding these concerns (see Section VIII.AI). If the conditions of approval of this report are met, Staff finds this project in compliance with the policies established in the new Comprehensive Plan. "Establish and maintain levels of service for public facilities and services, including water, sewer, police, transportation, schools, fire, and parks" (3.02.01G). All public utilities are readily available to this project site due to the existing subdivision to the west. ACHD notes the excessive traffic that already exists on E. Victory Rd and nearby intersections but has also noted in their staff report (see Section VIII.H) the low number of estimated vehicle trips from this subdivision will not require additional mitigation or road improvements. West Ada School District has offered comments on this project regarding school enrollment—the closest schools to this project are not yet over capacity according to their letter and West Ada estimates 22 school age children will reside in this development. Staff is aware of the overall overcrowding issues facing nearby public schools, however, that does not seem to be of high concern in this area. School enrollment numbers of the closest schools to this development are listed above in the Community Metrics section of this staff report. "Encourage infill development" (3.03.01 E). Teakwood Place Subdivision is on the cusp of being an infill development by definition. Staff finds that the already annexed and developed properties residing to the north, west, and south make development of this property a logical and orderly progression of City limits. In addition, all public utilities and services are readily available for this subdivision including planned road improvements at the nearby intersection of E. Victory and S. Locust Grove. "Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices" (3.07.0 IA). The site design of this project proposes density that matches the subdivision to the west and the underlying FL UM designation. The subdivision to the south is of lower density zoning (R-4) but the applicant has proposed larger lot sizes on those lots abutting the subdivision to the south. Overall, Staff finds the site design to be an example of transitional densities and housing types. "Reduce the number of existing access points onto arterial streets by using methods such as cross -access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity" (6.01.02B). Access into this subdivision is through an existing and developed subdivision (Tradewinds Sub.) via an extension of a local street. This will mean one less additional access point on E. Victory and S. Locust Grove Roads, arterial streets. C. Existing Structures/Site Improvements: There is an existing home on this parcel that is proposed to remain until Phase 2 develops. In addition to the home, a number of accessory structures and two large barns currently exist. The largest barn that resides towards the southern part of the parcel will Page 5 Meridian City Council Meeting Agenda April 2, 2020 — Page 157 of 222 be removed upon development of Phase 1 and the pole barn closest to the existing home will remain until Phase 2 development. All structures can be seen on the submitted plat and landscape plans. Staff is recommending that the structures be allowed to remain as proposed but that the street frontage improvements, including removal of the access to Victory Road to the existing home and landscaping along E. Victory Rd., are built with Phase 1. D. Proposed Use Analysis: Detached single-family residential homes with local streets within the development and a new stub street to the east are being proposed. Single-family detached dwellings are listed as a principally permitted use in the R-8 zoning district per UDC Table 11-2A-2. This subdivision is proposed to be developed in two (2) phases. The first proposed phase will provide all public streets and 24 of the 28 proposed building lots. The existing home is proposed to remain until Phase 2 development and then an additional 4 buildings lots will be developed with accesses onto the local street within the development and not onto E. Victory Rd. According to the preliminary plat, all lots appear to meet the required UDC dimensional standards. Staff is concerned with the phasing plan and recommends either it be developed in one phase, or that all the right-of-way dedication, frontage improvements, and access to E. Victory Road to the existing home be addressed in Phase 1. E. Dimensional Standards (UDC 11-2): All proposed lots and public streets appear to meet all UDC dimensional standards per the submitted preliminary plat. This includes property sizes, required street frontages, and road widths. In addition, all subdivision developments are also required to comply with Subdivision Design and Improvement Standards (UDC 11-6C-3)—the proposed preliminary plat adheres to the standards therein. F. Access (UDC 11 -3A -3,11-3H-4): Access is proposed via extension of a local street from the west (E. Fathom St.). The existing home is requesting to maintain its access onto E. Victory Road, an arterial. In addition, an emergency access is proposed on the northwestern boundary connecting from E. Victory Rd. south to E. Fathom St. A note should be placed on the face of the final plat prohibiting any direct lot access to E. Victory Rd. The owner is proposing to keep the driveway for the existing home onto E. Victory Rd. which does not comply with ACHD district policy or the City's UDC. The Applicant has also proposed an emergency access only driveway that connects E. Fathom St. to E. Victory Rd. E. Fathom St. is the only access into this development and therefore, Staff is recommending a condition of approval that the emergency access be constructed prior to any issuance of Certificate of Occupancy, or with Phase I if there continues to be phasing proposed; this is commensurate with the condition of approval from the Meridian Fire Department (see Section VIII.AI). Pedestrian access in the development will be via extensions of 5 -foot attached sidewalks on local streets. A micro pathway that runs next to the emergency access road and Page 6 Meridian City Council Meeting Agenda April 2, 2020 — Page 158 of 222 connects the frontage improvements on E. Victory Rd. with the sidewalks on the proposed extension of E. Fathom St is also proposed. Additionally, a small section of 10 foot multi- use pathway is proposed to be constructed along the Eightmile Creek and will connect with the large open space lot near the center of the development. G. 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 single-family detached dwellings based on the number of bedrooms per unit. Future development should comply with these standards. No parking plan was submitted with the application. H. Pathways (UDC 11-3A-8): A 10 -foot wide multi -use pathway is proposed along Eightmile Creek at the northeast boundary of the subdivision in accord with the Meridian Pathways Master Plan; its development is proposed with Phase 2 after the existing home will be removed in the same phase. The applicant is proposing the 10 -foot multi -use pathway be located with a 14 -foot wide public pedestrian easement within a 20 -foot wide common lot in Phase 2. The multi -use pathway has other pedestrian connections via 5 -foot attached sidewalks within the development. Again, Staff finds the timeline of developing portions of this project in multiple phases as an issue. The multi -use pathway may not yet have connection with additional miles of pathway but it will actually serve as an amenity if it is built in one phase or in Phase 1 due to its connection of E. Victory and the open space lot within the development. I. Sidewalks (UDC 11-3A-17): 5 -foot attached sidewalks are proposed along all internal local streets, in accord with the standards listed in UDC 11-3A-17. J. Landscaping (UDC 11-3B): A 25 -foot wide street buffer is required adjacent to E. Victory Rd., an arterial street, landscaped per the standards listed in UDC 11 -3B -7C. A 25 -foot wide common lot is depicted on the plat; this common lot also houses the proposed multi -use pathway that will run along Eightmile Creek. The correct number of trees appear to be shown on the submitted landscape plans (see Section VII.F) Landscaping is required along all pathways (including micro -pathways) in accord with the standards listed in UDC 11 -3B -12C. The total lineal feet of pathways with the required and proposed number of trees should be included in the Landscape Calculations table. Staff is recommending a condition of approval to correct this on the landscape plans and provide a revised copy to staff at least 10 days prior to the City Council hearing. Common open space is required to be landscaped in accord with the standards listed in UDC 11 -3G -3E. The total square footage of common open space should be corrected in the Landscape Calculations/Requirements table along with the required number of trees to demonstrate compliance with UDC standards. Page 7 Meridian City Council Meeting Agenda April 2, 2020 — Page 159 of 222 The landscape plan needs to be revised to reflect the revised phasing plan and preliminary plat provided to staff. A condition of approval regarding this comment is in Section VIII 3. K. Qualified Open Space (UDC 11-3G): A minimum of 10% qualified open space meeting the standards listed in UDC 11 -3G -3B is required. Based on the proposed plat of 7.35 acres, a minimum of 0.74 acres of common open space should be provided. According to the Applicant's provided open space exhibit (Exhibit VII.D), the Applicant is proposing approximately 52,737 square feet (or 1.21 acres) of open space (or 16.47%) consisting of a 10 -foot multi -use pathway, common lots with open space, and half of the arterial street buffer to E. Victory Rd. The Applicant's open space exhibit labels 42,034 square feet of the open space as qualifying (13.13%). However, Staff notes that this calculation appears to duplicate area, includes the paved emergency access, and does not remove the paved area from the temporary cul-de-sac that does not count towards any open space, qualifying or not. After removing redundant open space and the paved areas on the common open space lots, Staff calculates approximately 29,634 square feet (or. 68 acres, 9.25%) of qualified open space. This area is proposed to be provided across both phases with most provided in Phase 1. According to Staff's calculations, the applicant has not proposed enough qualifying open space. Staff removed the area for the temporary cul-de-sac proposed on one of the common open space lots and the 30 foot wide emergency access easement area from the open space calculation. The emergency access easement is not shown to be landscaped per UDC requirements and therefore Staff does not find it appropriate to include this area as qualified open space. If the Applicant were to pave 20 feet of the easement (as required for emergency access) and then landscape the five feet on either side of it per UDC standards, this area could be added back into the qualified open space calculations. If the required temporary turnaround is flipped and placed on the two buildable lots to the south of the common lot (lots 21 and 22), more open space would be available to the residents in this subdivision. Staff recommends this because there is little guarantee that the property to the east will ever develop and therefore little guarantee the temporary cul-de-sac will not be permanent. Approximately 4,800 more square feet of qualified open space would be added to this project with this recommendation. By following this recommendation as well as the landscape recommendation regarding the emergency access, approximately 9,200 more square feet of qualified open space would be added, making a total of 38,834 square feet, exceeding the 10% minimum required by code by approximately 6, 000 square feet. Therefore, Staff is recommending conditions of approval to correct the open space calculations to reflect the usable open space and then provide Staff with a revised open space exhibit and revised preliminary plat showing the new location of the temporary cul-de-sac at least 10 days prior to the City Council hearing (see Section VIIIA). Page 8 Meridian City Council Meeting Agenda April 2, 2020 — Page 160 of 222 L. Qualified Site Amenities (UDC 11-3U): Based on the area of the proposed plat (7.35 acres), a minimum of one (1) qualified site amenity is required to be provided per the standards listed in UDC 11 -3G -3C. The applicant has proposed one (1) qualified amenity, a 10 -foot multi -use pathway. This amenity meets the minimum UDC standards. Although the proposed multi -use pathway is a qualified site amenity, staff is concerned about its usage because it is a relatively short segment and does not directly connect with other portions of existing pathways. Because of this, Staff is recommending a condition of approval to include an additional amenity from one of the categories in UDC 11 -3G - 3C on common open space Lot 4, Block 2 and provide a revised landscape plan at least 10 days prior to the City Council hearing. M. Waterways (UDC 11-3A-6): The Eightmile Creek runs along the northeast corner boundary of this development but is not on the same parcel. The applicant is proposing to add a 10 -foot multi -use pathway outside of its easement as an amenity to this project site. No additional requirements exist due to the creek being off-site. N. Fencing (UDC 11 -3A -6,11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is proposed as shown on the landscape plan and shall be corrected per the conditions listed in this staff report (see Section VIII.3) for the lots abutting the micro -use pathway as well as include open vision fencing along the proposed pathway facing Eightmile Creek and any common open space. O. Building Elevations (UDC 11-3A-19 I Architectural Standards Manual): The Applicant has submitted sample elevations of the single-family homes for this project (see Section VII.E). The single-family homes are depicted as mostly single -story structures with a variety of finish materials with stone, stucco, and lap -siding combinations. Some homes depict extra -large spaces for at-home RV storage. All single-family homes appear to meet design and architectural standards. VI. DECISION A. Staff: Staff recommends approval of the requested annexation and zoning with the requirement of a Development Agreement and approval of the requested preliminary plat with the conditions noted in Section VIII.A per the findings in Section IX of this staff report. B. Commission: Enter Summary of Commission Decision. C. City Council: To be heard at future date. Page 9 Meridian City Council Meeting Agenda April 2, 2020 — Page 161 of 222 VII. EXHIBITS A. Annexation Boundary E. VICTORY RD. BASIS OF BEARING 5.19 5.20 589'59'41" W 2680.68' -'�7�1 ��, �1 f-4 () S. 111 5.30 5.29 620�22' N89'59'41 "E 328-84' — - - V �S,2g I I tiRPOB � I 54'36'20'E BLOCK 1 I 80.22' S39'10'20"E 71.96' I� i 0 IN I Q IN III BLOCK 2 �v I �JI Q � I 1835 E. VICTORY RD. I I 327636 s.f. 7.53 o. c. a I to Cd © ( I z V) I `a E Im d Ij0 wQ a o _Q IN tl 7 I N89'59'41"E \G1`INS F6 GAG 21.79' o � I O 7729 a i� , 71jk&10 �0 ry II OF �N QORy G. rc I T mGj D) l u+ I U I I I��,t OC Ir ®7U "AMYZ `313 4zp� I qk 7. y fiS IDAHO EXHIBIT _ DRAWING FOR 19-324 SURVEY 0"5W Mae. tlSf TEAKWOOD PLACE SUBDIVISION ANNEXATION SHUT NO. ae. �.rrn�raa /�, 1To6Ja�0.o6T0 GROUP, LLC LOCATED IN TNr- NW k OF TK NW M OF SECTION 29. T.3N., RAE.. 0-M, 0WGDATE ABA COUNTY. IDAHO 2/26/2020 Page 10 Meridian City Council Meeting Agenda April 2, 2020 - Page 162 of 222 B. Preliminary Plat (date: 3/25/2020) Alift DDNI=n NAJ. 7 OndIS NOISIAicans -ON30VId QOOM>IVBI 'n I NOISIAIGS 9 9O;UOOOMNV3i SB.LVIOOSSV 'R -UIAV3l r N -S 7U. 9 vi p -Z L -77, ----------- rnl is 658'01 3ltld l6 N ---------------- Page 11 Meridian City Council Meeting Agenda April 2, 2020 — Page 163 of 222 C. Landscape Plans (date: 1/23/2020) Page 12 Meridian City Council Meeting Agenda April 2, 2020 — Page 164 of 222 m z n 4 m P¢ n r a f duo e E� n m j0 �-N `Z, 0 � � 3 n t .I C7 m� 0 a is?F , mp N ,IN lor --- -- - PLACE SUBDIVISION AER,oaN,NAHo TEAKWOOD TEAKWOOD PLACE LEAVITT R, ASSOCIATES ENOINEERS, INC J suaDivIsioN _ STRUCTURAL `CIVIL NE83COMM CORP, LINGER ROAR ? SURVEYING + - REVISIONS MERIGIAN, Ia 836J6 PHONEI208]]89-0061 Page 12 Meridian City Council Meeting Agenda April 2, 2020 — Page 164 of 222 x0W 0 N x r am �P hJ ar 00 h9 :d v a� Z �� � ., P. -Z �zr [lll fll l�.:, Z I - z z ZZ ly — .. . t3y ci i i �r r 0 0 m z o a O � 6 -_= n "n fix. k �E- mom - LEAV ITT & ASSOCIATES - " TEAKWOOD PLACE SUBDIVISION - ` \, ENGINEERS, INC. tab MER—N, Ballo TEAKWOOD PLACE — u~._• -r .., SUDDIVISIONSTRUCTURAL' cIv7L ��.- sursvenNc �?DDATE BY DESCRIPIICN MERIDIAN, 1083948 a o:, JA6 -T '•+uu•• �esseisaTsmeeT sou+w nnuanionuo easc� REVISIONS Page 13 Meridian City Council Meeting Agenda April 2, 2020 — Page 165 of 222 I m z Ufa 3s7, a^? OtQc� _ -REVISIONS —_--- t i ! t s� I i I ij I Page 14 Meridian City Council Meeting Agenda April 2, 2020 — Page 166 of 222 LEAVITT ASSOCIATES NOOD PLACE SUBDIVISIONs. MEgIogN ogHo TEAKWOOD PLACE SUBDIVISION y z ! z MIM t •.� �i0 2 x f rn„nn^• SURVEYING - 1' II II i J "r i Qi f \S - 7 - -7 Page 14 Meridian City Council Meeting Agenda April 2, 2020 — Page 166 of 222 LEAVITT ASSOCIATES NOOD PLACE SUBDIVISIONs. MEgIogN ogHo TEAKWOOD PLACE SUBDIVISION y r-NOI ENGINEERS, INC. sraucTMRAcaavu HESSCOMM COpR P. 0700N CINDER gOg6 MERMAN, D e3e48 MHONE12091]HBApBA f rn„nn^• SURVEYING qp�---�— Page 14 Meridian City Council Meeting Agenda April 2, 2020 — Page 166 of 222 D. Open Space Exhibit (date: 2/24/2020) Page 15 Meridian City Council Meeting Agenda April 2, 2020 — Page 167 of 222 � BBBN B1 PICE B,B5B iV'JNL-tiLLll'Nti N ----- 444` ___ m\J\ J - ,. TRo{ f re O g $ l ;. t E. PENMBIDN ST ms a ➢y ���i �� 2N S� mT; !" F e -FXy' i. "u' 60'r R .. IL z4 Sg :r I TEAKWOOD PLACE SUODIVISION .EHI6�A6.�o�Ho TEAKWOOD PLACE LEAVITT & ASSOCIATES ENGINEERS. INC. DEVELOPMENT EXHIBIT STRUCTURAL'-01'➢7L tj �; No HESSCOMM CORP. 6160 N. LINBER300 bEAnIgN, l0 0L846 PHONE (2081 ]89-0864 SURVEYING BE6CRIPT BNS REVISIONS Page 15 Meridian City Council Meeting Agenda April 2, 2020 — Page 167 of 222 E. Conceptual Building Elevations Page 16 Meridian City Council Meeting Agenda April 2, 2020 — Page 168 of 222 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement (DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan and conceptual building elevations included in Section VII and the provisions contained herein. b. The emergency access on Lot 5, Block 2 shall be constructed with Phase 1 and/or prior to any issuance of Certificate of Occupancy. c. If phasing occurs, the existing home shall close its driveway access to E. Victory Rd. with Phase 1. d. The 10 -foot multi -use pathway shall be constructed with Phase 1 of the development. e. All street frontage improvements and landscaping along E. Victory Rd. shall be constructed with Phase 1 of the development. £ An additional qualifying amenity (per UDC 11 -3G -3C) shall be added to the plat and landscape plan and placed on Lot 4, Block 2 with Phase 1 of the development. Page 17 Meridian City Council Meeting Agenda April 2, 2020 — Page 169 of 222 2. The preliminary plat included in Section VII.B, dated 03/25/2020, shall be revised as follows prior to submittal of the final plat application: a. Revise the plat to show the temporary cul-de-sac on the south side of the proposed E. Richardson St., on Lots 21 and 22, Block 1. b. Add a note labeling Lots 21 and 22, Block 1 as non -buildable until the temporary cul-de- sac is removed. c. Add a note prohibiting direct lot access via E. Victory Rd. for those lots abutting the arterial roadway. Submit a revised plan (electronic copy) to the Planning Division at least 10 days prior to the City Council hearing. 3. The landscape plan included in Section VII.C, dated 11/20/2019, shall be revised as follows prior to submittal of the final plat application: a. The Landscape Calculations/Requirements table shall include the following: 1) the total linear feet of pathways and the required number of trees per UDC 11-3B-12); the total square footage of common open space and required number of trees per UDC 11 -3G -3E. b. The Landscape Plan shall be corrected to reflect open vision fencing along all pathways and common open space areas, as listed in the standards in UDC 11-3A-7. c. The Landscape plan shall be revised to reflect the new phasing per the conditions in this report. d. Revise the Landscape Plan to show landscaping along the emergency access road per UDC standards in 11-3B. Submit a revised plan (electronic copy) to the Planning Division at least 10 days prior to the City Council hearing. 4. The Open Space Exhibit included in Section VII.D is subject to the following corrections: a. Show the temporary cul-de-sac on Lots 21 & 22, Block 1 rather than on the common open space lot b. Correct open space calculations to reflect conditions of approval regarding qualified open space. Submit a revised plan (electronic copy) to the Planning Division at least 10 days prior to the City Council hearing. 5. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-6 for all proposed zoning districts. 6. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 The street naming and addressing of any structures proposed to remain, will change to the new naming and addressing with this subdivision. 1.2 The geotechnical investigative report prepared by SITE Consulting, LLC indicates some very specific construction considerations. The applicant shall be responsible for the Page 18 Meridian City Council Meeting Agenda April 2, 2020 — Page 170 of 222 adherence of these recommendations to help ensure that groundwater does not become a problem within crawlspaces of homes. 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 19 Meridian City Council Meeting Agenda April 2, 2020 — Page 171 of 222 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 20 Meridian City Council Meeting Agenda April 2, 2020 — Page 172 of 222 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. org/WebLink/DocView. aspx?id=183649&dbid= 0&repo=MeridianC ky D. POLICE DEPARTMENT https:Ilweblink. meridiancity. org/WebLink/Doc View. aspx?id=184717&dbid= 0&repo=MeridianC ky E. PARK'S DEPARTMENT https:llweblink. meridiancily. orglWebLinkIDocView. aspx?id=185209&dbid= 0&repo=MeridianC iv F. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID) https:llweblink. meridiancily. orglWebLinkIDocView. aspx?id=184507&dbid= 0&repo=MeridianC iv G. CENTRAL DISTRICT HEALTH DEPARTMENT (CDH) https:llweblink. meridiancily. orglWebLinkIDocView. aspx?id=184494&dbid= 0&repo=MeridianC ky H. ADA COUNTY HIGHWAY DISTRICT (ACRD) https:llweblink. meridiancily. org/WebLink/DocView. aspx?id=185262&dbid= 0&r0o=MeridianC i &cr=1 I. WEST ADA SCHOOL DISTRICT (WASD) https:llweblink. meridiancily. org/WebLink/DocView. aspx?id=183904&dbid= 0&r0o=MeridianC IX. FINDINGS A. Annexation and/or Rezone (UDC 11 -5B -3E) Required Findings: Upon recommendation from the commission, the council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the proposed zoning map amendment to R-8 and subsequent development is consistent with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Page 21 Meridian City Council Meeting Agenda April 2, 2020 — Page 173 of 222 Staff finds the proposed zoning map amendment will allow for the development of single- family detached homes, which will contribute to the range of housing opportunities available within the City consistent with the Comprehensive Plan and the purpose statement of the residential districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 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 Staff finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation (as applicable) is in the best interest of city. Staff finds the proposed annexation is in the best interest of the City per the Analysis in Section V and with the conditions of approval contained in Section VIII. 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; Staff finds 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 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; Staff finds that public services will be provided to the subject property with development. (See Section VIII 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, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff finds 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 VII for more information) 5. The development will not be detrimental to the public health, safety or general welfare; and, Page 22 — Meridian City Council Meeting Agenda April 2, 2020 — Page 174 of 222 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 and approves of the overall project. 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. Page 23 Meridian City Council Meeting Agenda April 2, 2020 — Page 175 of 222 E IDIAN IDAHO PLANNING AND ZONING MEETING AGENDA April 2, 2020 Agenda Item Number: 5 C Item Title: Public Hearing for Hidden Gen Events (H-2020-0015) Meeting Notes: Approved Details and Signatures For Public Hearing Hearing Date: 4/2/2020 Hearing Type: PZ Item Number: 4-B Project Name: Hidden Gem Events Project No.: H-2020-0015 Active: Signature Name Sign-In Email HOA Name HOA Represent For Neutral Against I Wish To Participate Sign In Date/Time Test cjohnson@meridiancity.org X 4/1/2020 7:09:57 AM KATHI BAUMGARTNER kbaumgartner@cradlepoint.com 4/2/2020 6:31:25 PM Go Back To List Export To Excel © 2020 - City of Meridian, Idaho �E IDIAN:--- Council Agenda Item - 4.C. Presenter: Estimated Time for Presentation: 0 ITEM SHEET Title of Item - (To Begin No Earlier than 6:05) Public Hearing for Hidden Gem Events (H-2020- 0015) by Elizabeth Burgess, Located at 134 E. State Ave. Click Here for Application Materials To Provide Testimony, Click Here to Receive Meeting Instructions ATTACHMENTS: Description Type Staff Report Staff Report Meridian City Council Meeting Agenda April 2, 2020 — Page 176 of 222 Upload Date 3/27/2020 STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING 4/2/2020 DATE: TO: Planning & Zoning Commission FROM: Joe Dodson, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2020-0015 Hidden Gem Events LOCATION: 134 E. State Avenue L PROJECT DESCRIPTION C� fIEN DIAN�-- AHO I,— olill'i':_ am l nn 11111111111111 —■eE Request for a conditional use permit (CUP) for an event center (Arts, Entertainment or Recreation Facility, Indoors and Outdoors) on 0.32 of an acre of land in the O -T zoning district, by Elizabeth Burgess. The CUP request is located in an existing and historic home in downtown Meridian. II. SUMMARY OF REPORT A. Project Summary Acreage Future Land Use Designation Existing Land Use(s) Proposed Land Use(s) Lots (# and type; bldg./common) Neighborhood meeting date; # of attendees: History (previous approvals) Details 0.32 acres Old Town Commercial Commercial One (1) building lot February 5, 2020; four (4) attendees Multiple promotional sales unit permits; C -TI -2020-0047 for a hair salon that will share part of the existing building. No other hearing or administrative level applications. Page 1 Meridian City Council Meeting Agenda April 2, 2020 — Page 177 of 222 B. Community Metrics Description Details Page Ada County Highway District • Staff report (yes/no) Yes, letter stating no conditions or impact fees • Requires ACHD Commission No Action (yes/no) Access (Arterial/Collectors/State Lot has driveway access for existing structure; other access Hwy/Loca1)(Existing and Proposed) is via existing on -street parallel parking. Existing Road Network Yes Fire Service • Distance to Fire Station 0.9 miles from Fire Station #1 • Fire Response Time 3:00 minute response time from Station #1 • Accessibility This project meets all required access requirements. • Additional Comments This project site can be serviced by the Meridian Fire Department, but the fire department has concerns about parking. The information given by the applicant in regards to parking assumes no one else is doing business in the downtown area and no one else is using any of the parking available, The occupant load of the yard is 257. Enforcing a max limit of 150 people for the City or Fire Department is not feasible. The parking plan should reflect the maximum occupant load of the space available during normal Monday through Friday business hours and during weekend hours for the businesses open. It should also reflect the fact of the residences in the area and the space they are taking up. C. Project Area Maps Future Land Use Map IE 0Legend '~^GRUBER Project Location LL AVE r E BADLEY AVE z a Medium a�CiuicL W Density_ - �E sT R rON AVE Residential !17 ICCL11 ZEE STA�� C 7� MOld toiwn� F- �7 W W _T_ L„ LA ��,� E z z Ln z ® IDAHO AVELn - TikW 3 3 3ADWAY AVE z JZ 1 n 7,L ---J LGeneral Zoning Map Aerial Map Page 2 Planned Development Map Meridian City Council Meeting Agenda April 2, 2020 — Page 178 of 222 Legend RY40 RT411, 0 Project Location J� Q-T�R-$ II 60-T H13 O -T L R=4 L-OaO-T-z O -T LC-C R-15 Tf1 rlpw[ C -C L-0 LU , —W E CARLTON AV L"� E S Al RVE o to N rn ZLJ R-15 Z Z Z LA O -T Z E IDAHO AVELA RUT- T O",T E BROADWAY AVE Z O-T— O�C4Li 14 Ml III. APPLICANT INFORMATION A. Applicant: Ashley Buzzini - 725 E. 2°a Street, Meridian, ID 83642 B. Owner: Elizabeth Burgess - 1905 W. Merganser Drive, Meridian, ID 83642 C. Representative: neUdesign Architecture - 725 E. 2" d Street, Meridian, ID 83642 IV. NOTICING Newspaper Notification Radius notification mailed to properties within 300 feet Site Posting Date NextDoor posting Planning & Zoning Posting Date 3/13/2020 3/11/2020 3/6/2020 3/12/2020 City Council Postine Date V. STAFF ANALYSIS A. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan) Old Town Designation - This designation includes the historic downtown and the true community center. The boundary of the Old Town district predominantly follows Meridian's historic plat boundaries. In several areas, both sides of a street were incorporated into the boundary to encourage similar uses and complimentary design of the facing houses and buildings. Sample uses include offices, retail and lodging, theatres, restaurants, and service retail for surrounding residents and visitors. A variety of Page 3 Meridian City Council Meeting Agenda April 2, 2020 — Page 179 of 222 residential uses are also envisioned and could include reuse of existing buildings, new construction of multi -family residential over ground floor retail or office uses. B. Comprehensive Plan Policies(https://www.meridiancity.orglcompplan): • "Support a compatible mix of land uses Downtown that activate the area during day and night." (2.09.02G). Adding an event space into the Downtown area brings an opportunity for additional foot traffic and commerce to occur within a desired location during day and night, adding to the appeal and character of Downtown Meridian. This additional commercial use should be a welcome addition to the other uses in the surrounding area. Per the conditions of approval in this staff report, any outdoor event is required to end no later than eleven o'clockp.m. This condition will allow the character of the residential aspect of this neighborhood to remain. In addition, the applicant has stated in their narrative a desire to hold smaller events but with the opportunity to host a few larger ones. "Support owners of historic buildings in their efforts to restore and/or preserve their properties. (5.02.01B). Allowing an event center to take place in a historic downtown home will help spread the knowledge and history of both Meridian and this historic home. The economic impact of additional foot traffic should also help other historic locations within Downtown to flourish. C. Existing Structures/Site Improvements: The main structure on this site is an existing home that was converted to commercial use in line with Old Town standards. The existing structure is commonly known as the historic Tolleth House and recognized on the Nation Register of Historic Places. The desire to maintain the historical significance of this structure is strong and therefore there are no proposed changes to the exterior of the structure. In addition, the property has a 6 - foot tall wooden fence that lines its north property line and a 4 -foot tall open vision fence on its south property line. The west property line and fencing abuts the owner's home, located at 120 E. Stave Ave. D. Proposed Use Analysis: An outdoor event center falls under "Arts, entertainment or recreation facility, outdoors" in UDC Table 11-2D-2. It is subject to specific use standards and is also listed as a conditional use in the O -T zoning district. See narrative included in the application for more specific details on the proposed use. E. Specific Use Standards (UDC 11-4-3): Arts, Entertainment or Recreation Facility, Outdoors is subject to specific use standards as outlined in UDC 11-4-3-2: A. General Standards: 1. All outdoor recreation areas and structures that are not fully enclosed shall maintain a minimum setback of one hundred feet (100) from any abutting residential districts. The playing areas of golf courses, including golf tees, fairways, and greens, are an exception to this standard. (Ord. 07-1325, 7-10-2007). The properties abutting the subject site are all zoned Old Town (O -T). Old Town zoning district is a traditional neighborhood Page 4 Meridian City Council Meeting Agenda April 2, 2020 — Page 180 of 222 (mixed-use) district, allowing both residential and commercial uses with an intent to be truly mixed use in its development and density. Therefore, Staff finds that this 100 foot setback requirement does not apply as Old Town is not solely a residential district. However, Staff understands the concern of noise emitting across property lines. There are adjacent residential uses to this property but the closest residence will be to the west and is the home of the owner of this business. If any outdoor event were to take place in the existing yard as intended, there is not a feasible method to maintain a 100 foot setback to the owner's home at 120 E. State Ave. To the east and south of the subject site, existing local streets with parallel parking and street trees provide separation and act as a buffer; the property to the north is a commercial law office separated by an alleyway and existing closed vision fencing. Staff is recommending additional conditions to help mitigate any potential sound or light pollution. Therefore, when complying with the conditions in this report, Staff finds that the site elements meet the intent of this requirement. 2. No outdoor event or activity center shall be located within fifty feet (50) of any property line and shall operate only between the hours of six o'clock (6:00) A.M. and eleven o'clock (11:00) P.M. Applicant shall comply with these standards; Staff is recommending a condition of approval to ensure compliance (see Section VIII. 1). 3. Accessory uses including, but not limited to, retail, equipment rental, restaurant, and drinking establishments may be allowed if designed to serve patrons of the use only. Any accessory use held on this site shall be for the attendees of the event only and not open to the general public. 4. Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker Systems", of this title. Applicant shall comply with this and all relevant code sections upon approval. B. Additional Standards For Swimming Pools: Any outdoor swimming pool shall be completely enclosed within a six foot (6) nonscalable fence that meets the requirements of the building code in accord with title 10, chapter 1, of this code. No swimming pool is proposed as part of this project. C. Additional Standards For Outdoor Stage Or Musical Venue: Any use with a capacity of one hundred (100) seats or more or within one thousand feet (1,000') of a residence or a residential district shall be subject to approval of a conditional use permit. (Ord. 05- 1170, 8-30-2005, eff. 9-15-2005). Not all events will have outdoor music but in the event that one does, the applicant is applying for this conditional use permit. Staff is proposing conditions of approval to mitigate any negative impacts outdoor music may have on the neighborhood. F. Dimensional Standards (UDC 11-2): The existing home meets all dimensional standards. See specific use standard analysis above for further discussion. G. Access (UDC 11-3A-3,11-3H-4): Access is provided via public on-street parking stalls on E. State Avenue and NE. 2"d Street, and an alleyway to the north. Page 5 Meridian City Council Meeting Agenda April 2, 2020 — Page 181 of 222 H. Parking (UDC 11-3C): The existing home has a driveway off of the alleyway that has been turned into an outdoor patio space and is closed off from the alleyway by a 6 -foot tall wooden fence; there is currently no off-street parking on this site. The proposed site occupancy is 257 occupants, per Fire and Building code. Old -Town is classified as a Traditional Neighborhood zoning district and no off-street parking is required for a lawfully existing structure unless an addition occurs (UDC 11- 3C -6B). No additions are proposed with this project or related building permits. However, the applicant understands parking is a concern and has provided a parking plan to Staff. The Applicant has provided a parking plan with all available public parking within 1, 000 feet, and has used Old -Town alternative parking methods from UDC 11-3C-7 as a guide to address parking concerns. According to the Applicant's plan there are approximately 327 available parking spots that include both on and off-street parking (Exhibit VII. C). The Applicant has also obtained a parking agreement with a private business for after hour parking that accounts for 19 off-street parking spots and is also seen on the parking plan (All American Insurance). See Exhibit VII.D for the signed parking agreement. This parking area is on the west side of Main Street, an arterial road, and concerns Staff whether it would be used because of its location. Staff would like the applicant to explain how they will educate and inform patrons of where to park during the P&Z Commission meeting. Staff is also concerned with the parking intensity associated with such a high occupant capacity. Because of this, Staff is recommending a condition of approval to limit the occupancy to 100 people knowing that enforcing such a condition will be very difficult (see Section V717. 2). If the applicant or owner can obtain more parking agreements per the conditions in this report, the maximum occupancy can increase to 150. The Applicant's parking plan assumes that all off-site parking is available most of the time. For example, it does not appear to account for the fact the Masonic Temple parking lot is only public parking from 6 am to 6 pm and those 34 off-street parking spaces will not be available for evening events held at the subject site. Further, this parking lot is located across an arterial street, Pine Avenue, making it very impractical for event goer use. During evening events, additional nearby parking agreements would help alleviate any unavailable on -street parking being utilized by residents in the neighborhood after normal work hours. I. Sidewalks (UDC 11-3A-17): There is existing five-foot (5) detached sidewalks along E. State Ave. and NE 2nd St. with existing street trees that connects with the entrance to the Tolleth House. No additional sidewalks are proposed; all sidewalks meet UDC Standards. J. Landscaping (UDC 11-3B): There is no additional landscaping proposed and the Applicant has stated that all existing landscaping will be protected in place. In order to help alleviate any undue noise and light disturbances to the nearby residential uses, staff is recommending a condition of approval to add additional landscaping along the southern fence line (see Section VIIIA) Page 6 Meridian City Council Meeting Agenda April 2, 2020 — Page 182 of 222 K. Fencing (UDC 11 -3A -6,11-3A-7): All existing fencing will remain in place and no additional fencing is required. The existing fencing meets UDC standards. Staff finds that additional landscaping is a better alternative to additional closed vision fencing to help mitigate any noise and light pollution. VI. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit with the conditions in Section VIII per the Findings in Section IX. Page 7 Meridian City Council Meeting Agenda April 2, 2020 — Page 183 of 222 VII. EXHIBITS A. Site Plan (date: 1/13/2020) d. ?. VAO NHOOIH 8 NOIVS JIVH 3ACI 00 Oy1 _ n. Page 8 Meridian City Council Meeting Agenda April 2, 2020 — Page 184 of 222 _Ja tF= t nl la Q i„ 3. m E.S., Page 8 Meridian City Council Meeting Agenda April 2, 2020 — Page 184 of 222 B. Applicant Narrative (date: 2/12/2020) Atfn: Meridian Planning Department Meridian City Hall n e design 33 E. Broadway, Suite 102 Meridian, ID 8364240 ARCHITECTURE Re: Tolleth House Tenant Improvement 134 E. State Avenue. Meridian, ID, 83642 Design Narrative: February 12th, 2020 F. A. Nourses Second Addition Subdivision is located in the Old Town zoning district of Downtown Meridian. The subdivision is full of different types of businesses and various architectural elements.The tenant improvements will be located at the historic Tolleth House, built in 1907 the home Is recognized on the National Register of Historic Places. The Tollefh House holds a lot of historical significance, the overarching goal of each tenant improvement is to keep the historical building elements intact. The Tolleth Houses prior use served as a local antique shop and held community events. The new proposed use for the historic home will be the new location of the local, Do Dye Hair Salon and new Hidden Gem Events businesses. The two tenants are both owned by local business owner Elizabeth Burgess. Elizabeth will also own and reside in the adjacent home 120 E. State Avenue, January of 2020, the property is located directly behind the Tolleth House. The tenant improvement packets for the historic home will be separated into two tenant spaces a small salon space accompanied by a small event center.The Salon permit package was submitted January 13th 20202 to the City of meridian for review. The Event Center tenant improvement package will be submitted for review of a later date after undergoing the process of obtaining a conditional use permit. Hidden Gem Events will be 1,658 SF of the existing space. All events will be held on the ground level, the second level will be used for office space only. Hidden Gem Events can accommodate various types of events, experiences can be hosted both indoors and outdoors. Hidden Gem Events will only allow for 150 occupants during hosted events. Outdoor events will take place in the backyard of the property during the warmer months of the year. To accomplish this we must obtain a conditional use permit. The Event center has acknowledged the standards in chapter four and will abide by all rules and regulations. After holding the neighborhood meeting on Wednesday February 5th, we learned that the surrounding neighbors are an board for the future use of the Historic Tolleth House. Surround neighbors have agreed to share their parking lots with Elizabeth during the time of events. The community has been supportive of the growth and flourishment that Elizabeth has planned for the community. It is our belief that the proposed use of the space enhances the charm, appeal and marketability of the whole corner. Page 9 Meridian City Council Meeting Agenda April 2, 2020 — Page 185 of 222 Parking: Events: -Coordinating with All American Insurance to share their parking lot when necessary for events. -Public parking within 1,000 feet will accommodate parking needs. -Street Parking is pre established by the City of Meridian. -2 hour parking from 8am- 6pm Parking Analysis On-streef parking (1000 feet from building) 179 provided on street parking spots within building proximity 11 - 2 hour parking spots Total on street parking= 190 Spots Parking Analysis: All off-street parking Public Parking: Lot adjacent to Masonic Temple= 34 spots Lot adjacent to Eight Thirty Common= 20 Spots Post Office Parking = 64 Spots Parking Agreement: All American Insurance= 19 Spots TOTAL AMOUNT OF PARKING WITHIN 1000 FEET OF THE BUILDING= 327 PARKING SPOTS Sife Plan: ■ Access- The building sits on a public street in meridian. 134 E. State Ave. ■ Street Layout and Internal circulation- existing, has been approved by the City of Meridian ■ Pedestrian Walkways and Facilities- A concrete sidewalk is existing directly outside of the entryways, allowing access into the multi use building. The building will provide egress doors that will be used for every day access into the building. ■ No walls will be demolished, only one interior door way is to be filled ■ Demolition of existing plumbing. • The existing Tolleth house is 2,498 SF- The basement is included in the total square footage but will be for mechanical use only. • The Do Dye Hair Salon is 343 SF ■ The Hidden Gem Event Center is 1,658 SF • The backyard is 3,861 SF Page 10 Meridian City Council Meeting Agenda April 2, 2020 — Page 186 of 222 C. Parking Plan (date: 3/13/2020) Page 11 Meridian City Council Meeting Agenda April 2, 2020 — Page 187 of 222 D. Parking Agreement (date: 3/3/2020) Date: y�a To whom it may concern, This letter confirms that Hidden Gem Events, LLC has permission to park on our property in the parking lot located at 58 E. Pine Avenue in Meridian Idaho (Parcel No R6129000060) to accommodate vehicles of persons attending events sponsored by Hidden Gem Events, LLC at their facility at 134 E State Avenue in Meridian Idaho. This use is subject to events occurring during non -business hours with prior notification by Hidden Gem Events of the planned use, and approval of JM Ranch, LLC. Siacefeli, 7 JM Ranch, LLC NOTARY ACKNOWLEDGEMENT State of Idaho County of Ada On this �� day of 144 C 2020, before me, a notary public for the State of personally appeared -1 �Y'� ��%7, A; f d/ 1}�� (Name of Signer), known or identified to me (or proved to me on the oath of �_JCgr&1*',V rullt n oidea' ) to be the manager or a member of the limited liability company that executed the instrument or the person who executed the instrument on behalf of said limited liability company, and acknowledged to me that such limited liability company executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year inthis certificate first above written. �` �• (Seal) Signatures otary Pub ,bra �1 14.ell /C TRACY A. KYLE NOTARY PUBLIC Printed NaWe of Notary ublic Commission Expiration Date: o STATE OF IDAHO OOMMISSION #34233 MYCOMMlS&lONIXPIRE Page 12 Meridian City Council Meeting Agenda April 2, 2020 — Page 188 of 222 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. Planning 1. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-9 Daycare Facilities, including but not limited to the following: a. Any outdoor event shall only operate between the hours of six o'clock (6:00) A.M. and eleven o'clock (11:00) P.M. b. Accessory uses including, but not limited to, retail, equipment rental, restaurant, and drinking establishments may be allowed if designed to serve patrons of the use only, and not the general public. c. Any outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker Systems", 2. The maximum number of allowable clients/guests at the facility at one time shall be limited to one -hundred (100). 3. With the application for Certificate of Zoning Compliance (CZC), the Applicant or owner shall obtain and provide a copy to staff, additional parking agreements to account for at least 50 more dedicated off-street parking spaces. At which time, the maximum occupancy listed in condition number two above may increase to one hundred and fifty (150) clients/guests. 4. With the Certificate of Zoning Compliance (CZC) submittal, the Applicant shall include on the landscape plan, a 5 -foot wide landscape bed to the interior of the 4 -foot wrought iron fence that runs along the southern property line with trees and shrubs commensurate with landscaping requirements in UDC 11 -3B -7C.3 to help mitigate any noise and/or light pollution. B. Ada County Highway District (ACHD) https:llweblink. meridiancily. org/WebLink/Doc View. aspx?id=183872&dbid= 0&redo=MeridianC ity C. Department of Environmental Quality (DEQ) https:llweblink. meridianciU. oLglWebLinkIDocView. aspx?id=183932&dbid= 0&repo=MeridianC hty D. Nampa & Meridian Irrigation District (NMID) https:llweblink. meridianciU. org/WebLink/DocView. aspx?id=184502&dbid= 0&r0o=MeridianC hty E. Meridian Fire Department (MFD) https:llweblink. meridianciU. orglWebLinkIDocView. aspx?id=184389&dbid= 0&repo=MeridianC Page 13 Meridian City Council Meeting Agenda April 2, 2020 — Page 189 of 222 IX. FINDINGS A. Conditional Use Permit 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. The site meets all the dimensional and development regulations in the O -T zoning district for the proposed use. Therefore, Staff finds the site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Staff finds the proposed event center will be harmonious with the Comprehensive Plan in that it will provide an additional use in the Downtown Meridian area and add to intensity of uses desired in Old Town. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds the operation of the proposed event center, with the conditions imposed, should be compatible with the other commercial and residential uses in the area and will not adversely change the essential character of the Downtown area but instead will add to the character. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. If the proposed event center complies with the conditions of approval in Section VII as required, Staff finds the proposed use should not 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. The site is part of the City's Downtown area and these services are already being provided to the building. Therefore, Staff finds the proposed use will be served adequately by all public facilities and services. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Staff finds the proposed use should not create any additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Page 14 Meridian City Council Meeting Agenda April 2, 2020 — Page 190 of 222 Although traffic may increase in this area due to the proposed use, especially when larger events are hosted, the proposed use should not be detrimental to the general welfare because the site, in compliance with the conditions of approval, and conditions of the Downtown area are sufficient to hold such uses. Therefore, Staff finds the proposed event center should not be detrimental to any persons, property, or the general welfare. 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. (Ord. 05-1170, 8-30- 2005, eff. 9-15-2005) The Tolleth House is a historic home in Downtown Meridian and all precautions have taken place to maintain its original look and feel in accord with being a part of the National Historic Registry. Staff finds the proposed use should not result in damage of any such features. Page 15 Meridian City Council Meeting Agenda April 2, 2020 — Page 191 of 222 0 ne des) n T E 725 E"2"Street Meridian,ID 83642 www.neUdesignArch.com 208.884.2824 Date: April 2nd, 2020 City of Meridian Building Department 33 E. Broadway Ave Meridian ID 83642 Re: H-2020-0015 Hidden Gem Events: Written Response We are in agreement with the well written and prepared staff report provided by Planner Joseph Dodson, with the City Of Meridian. The report represents the overall project goals and intent well. The Tolleth Houses prior use served as a local antique shop and also held various events ranging in attendance. The new proposed use for the historic home will be the new location of Hidden Gem Events, owned by local business owner Elizabeth Burgess. Elizabeth also owns and resides in the adjacent home 120 E. State Avenue, the property is located directly behind the Tolleth House. As stated in the report "Allowing an event center to take place in a historic downtown home will help spread the knowledge and history of both Meridian and this historic home. The economic impact of additional foot traffic should also help other locations within Downtown to flourish." Response Item #1: H: PARKING: 1. The City of Meridian has expressed concerns regarding parking within the report, understanding the concern we have taken various steps to help allocate parking; Utilizing Meridian City Code section UDC 1 1-3C-7. "All Traditional Neighborhood Districts the requirement shall be one space for every one thousand (1,000) square feet of gross floor area." When applying this calculation to the property of Hidden Gem Events it would require approximately 4 off-street parking spots. In addition, the City Code also states; "Lawfully existing structures in Traditional Neighborhood Districts shall not be required to comply with the requirements of this section except when a proposed addition increases the number of off street parking spaces normally required, then the applicant shall provide additional parking as set forth in this section." There are no additions being added to the subject 0 ne des) n T E 725 E—2"Street Meridian,ID 83642 www.neUdesignArch.com 208.884.2824 property. However, we understand the concern for parking and provided a detailed parking plan to the city. The parking plan is a total of potential parking spaces that could be used when events are hosted. We acknowledge that not every space will be available at all times, but believe that there is enough parking to be shared between residents, business owners, and the public. An additional step that was taken to help alleviate some of the parking concern as suggested by planning staff and noted in the code section UDC 1 1-3C-7 "Alternative parking standards" was to have shared parking as long as the properties and/or uses are within one thousand feet (1,000') of each other. Business owner Elizabeth Burgess reached out to a few surrounding businesses for permission to have a shared parking agreement. Currently Hidden Gem Events has a notarized parking agreement with all American Insurance located within 750 feet of the property. Elizabeth is still working on gaining other additional parking agreements, due to the current worldly events this has slowed the process of obtaining a few additional shared agreements but they are still in the process of being made. 2. An additional item to cover regarding parking within the report is the Planning department's request to better understand how the owner plans to educate and inform patrons of where to park during held events. The owner Elizabeth Burgess has written the following response: "Hidden Gem Events will be providing a detailed map to all clients who will be renting out the facility to send to each guest/patron before the scheduled event. Each event should be scheduled weeks, if not months in advance. So this will give plenty of time for new guests/patrons to know where parking is available. Hidden Gem Events will also provide this detailed map and instructions on our website." Response Item # 2 J: Landscaping 1 .The owner Elizabeth Burgess agrees to the recommendation by the planning staff to add additional landscaping on the southern fence line for the property to help add privacy and mitigate both light and sound. 0 ne des) n T E 725 E—2"Street Meridian,ID 83642 www.neUdesignArch.com 208.884.2824 The surrounding community has been supportive of the growth and flourishment Elizabeth has planned for the community. It is our belief that the proposed use of the space enhances the charm, appeal and marketability of the whole corner. Elizabeth has been very involved in the Meridian community and hopes to be a part of its growth and improvement. The beautiful historical home holds so much history, character and memories it's important that it is celebrated. Thank you for all of your time and consideration during this process. Please see the attached business letter and response letter provided by owner Elizabeth Burgess. nD H I D D E NL 0 [H] GEM ED [DR E 5 S D E V E N T S Dear Joseph Dodson and the City of Meridian, First, I would like to thank you for taking the time to review this letter and for getting to know me and my vision for Meridian's next Hidden Gem a bit more.As a 4th generation Idahoan,born and raised in Meridian, I understand the growth our"small town"has been experiencing first hand-and while growth is incredibly exciting, I also know that means there are people,like yourselves,who are working tirelessly to ensure that that same growth is achieved with the best interest of citizens,business owners, the city, and the future in mind. So, again, thank you for the important work that you are doing and for ensuring Meridian doesn't lose its hometown nostalgia while also helping it to thrive. Growing up with enterprising Great Grandparents who owned and operated a dairy farm and who both taught in Meridian's first schoolhouse,instilled in me both a passion for creating my own business,and for locating it in the heart of my favorite place to call home-Meridian.With this longstanding dream, I approached the Alger's on a whim to inquire about the potential of purchasing their home. I knew that their home would become the perfect place to bring my vision to life—a space to celebrate some of life's most meaningful moments as it had done for the Alger's and for so many families throughout the years. By maintaining the home's architectural integrity and celebrating its history within the community, I plan to breathe new life into the heart of downtown by providing a space to celebrate small events like bridal showers,baby showers,anniversaries,birthday and small weddings of no more than 150 guests(outdoors). While I understand that my vision for this property may cause some concern with regards to noise and parking, I can assure you that my experience as a homeowner,business owner, and engaged member of the community will enable me to navigate these challenges thoughtfully in the same way that you must carefully consider each request that comes across your desk and its impact on the city. My commitment to the city and fostering both its growth and improvement-responsibly-began at a young age with my Girl Scout troop that helped to design and donate funding for Memories-Generation Plaza. In 2015 I was the President of Leadership Meridian and worked hand-in-hand with the Meridian Chamber to raise funding for Project Kids, an amazing non-profit helping to invest in the students of the West Ada School District. I opened my first business off Franklin and 3rd street and I am a proud member of the Meridian Downtown Association. My roots and ties within the community,along with my investment in the town I love, are a reflection of the same energy and integrity I will pour into Meridian's Hidden Gem. I cannot wait to share this historic home with the community,providing a much-needed space for small celebrations within the heart of downtown. I would love to answer any questions you may have about my vision.Thank you for your careful consideration;please, don't hesitate to contact me-I would love to get to know you as well! �4 u E AVE 1 • 1 MER N, ID 83642 nD H I D D E NL 0 IHI GEM ED [DR E 5 S D E V E N T S Dear Joseph Dodson and the City of Meridian, Thank you so much for the CUP report. I am happy to address your concerns below and during the meeting if I have missed any. H.Parking(UDC 11-3C) Hidden Gem Events will be providing a detailed map to all clients who will be renting out the facility to send to each guest/patron before the scheduled event. Each event should be scheduled weeks,if not months in advance. So this will give plenty of time for new guest/patrons to know where parking is available. Hidden Gem Events will also provide this detailed map and instructions on our website. In addition, Elizabeth Burgess has been working with multiple neighboring businesses on achieving more parking agreements. J.Landscaping(UDC 11-3B) Hidden Gem Events is planning on adding additional landscaping to provide privacy of the yard surrounding the South side of the iron fencing of the Tolleth Home. TATE AVE 1 • 1 IVI E�R*A N, I D 8 3 • • . . 4 LIZABETH.A. TMAI nD H I D D E NL 0 H GEM ED [DR E 5 S D EVEN : jr, auCNsss^Nd: y tr r _ r®WA r I low E AVE ani '+Rrl k*. Pik Y t I 7 / L' h i i • 1 83642 ♦ B E ilHi .A.B U • • nD H I D D E NL 0 H GEM ED [DR E 5 S D EVEN : jr, auCNsss^Nd: y tr r _ r®WA r I low E AVE ani '+Rrl k*. Pik Y t I 7 / L' h i i • 1 83642 ♦ B E ilHi .A.B U • • E IDIAN IDAHO PLANNING AND ZONING MEETING AGENDA April 2, 2020 Agenda Item Number: 5 D Item Title: Public Hearing for Lavender Heights Subdivision (H-2020-0009) Meeting Notes: Approved Details and Signatures For Public Hearing Hearing Date: 4/2/2020 Hearing Type: PZ Item Number: 4-D Project Name: Lavender Heights Project No.: H-2020-0009 Active: Signature Name Sign-In Email HOA Name HOA Represent For Neutral Against I Wish To Participate Sign In Date/Time KATHI BAUMGARTNER kbaumgartner@cradlepoint.com X 4/2/2020 6:30:21 PM Go Back To List Export To Excel © 2020 - City of Meridian, Idaho �E IDIAN:--- Council Agenda Item - 4.D. Presenter: Estimated Time for Presentation: 0 ITEM SHEET Title of Item - (To Begin No Earlier than 6:45) Public Hearing for Lavender Heights Subdivision (H-2020-0009) by Westpark Company Inc., Located East of S. Locust Grove Rd. and North of E. Lake Hazel Rd. Click Here for Application Materials To Provide Testimony, Click Here to Receive Meeting Instructions ATTACHMENTS: Description Type Staff Report Staff Report Meridian City Council Meeting Agenda April 2, 2020 — Page 192 of 222 Upload Date 3/30/2020 STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING 4/2/2020 DATE: TO: Planning & Zoning Commission FROM: Joe Dodson, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2020-0009 Lavender Heights Subdivision LOCATION: On the north side of Lake Hazel, near the half -mile mark between S. Locust Grove Road and S. Eagle Road. Located in the SW 1/4 of Section 32, Township 3N., Range 1E. I. PROJECT DESCRIPTION C� fIEN DIAN�-- AHO Legend noProject Location Request for annexation & zoning of 55.14 acres of land with R-4, R-8, R-15, and R-40 zoning districts and a preliminary plat consisting of 188 building lots, 24 common lots, and 3 other lots, by Westpark Company Inc. II. SUMMARY OF REPORT A. Project Summary Acreage Edo Future Land Use Designation Existing Land Use(s) Proposed Land Use(s) Lots (# and type; bldg./common) Phasing Plan (# of phases) Number of Residential Units (type of units) Density (gross & net) Open Space (acres, total [%] /buffer/qualified) Details 55.14 total acres (R-4 — 16.63 acres; R-8 — 27.82 acres; R- 15 — 3.25 acres; R-40 — 7.44 acres) Medium Density Residential and Medium -High Density Residential Residential, Agricultural, and Commercial. Residential 215 total lots —187 single-family residential; 1 multi- family; and 27 common lots. Proposed as four (4) phases. 187 single-family units; 48 multi -family units. Gross — 5.86 du/ac.; Net — 3.56 du/ac. 335,585 square feet, or 7.7 acres (approximately 14.66% qualified open space) Page 1 Meridian City Council Meeting Agenda April 2, 2020 — Page 193 of 222 s Physical Features (waterways, hazards, flood plain, hillside) Neighborhood meeting date; # of attendees: History (previous approvals) B. Community Metrics Details 3 amenities — 10' multi -use qualified open space. Farr Lateral runs along south and western boundary. Oct. 28, 2019 — 9 attendees. N/A Details Ada County Highway District • Staff report (yes/no) Draft staff report has been received • Requires ACHD Commission No Action (yes/no) Access (Arterial/Collectors/State Access is proposed via a new collector roadway (S. Hwy/Local)(Existing and Proposed) Bloomerang Ave.) from an existing arterial (E. Lake Hazel Rd.). An additional access is proposed via extending a public local street from the east (E. Brace Dr.) Traffic Level of Service Stub Street/Interconnectivity/Cross Access Existing Road Network Existing Arterial Sidewalks / Buffers Proposed Road Improvements Distance to nearest City Park (+ Applicant is proposing extending an existing stub street (E. Brace Dr.) into their development but has provided no additional stub streets. See analysis section below for more information. No None Widening to E. Lake Hazel Road to include eastbound turn lane onto new collector roadway (S. Bloomerang Ave.) and a westbound turn lane onto same collector roadway. Discovery Park is across E. Lake Hazel Road. Size) I I Fire Service • Distance to Fire Station 4.1 miles from Fire Station #4 • Fire Response Time 7 minutes under ideal conditions (this does not meet Meridian Fire response goal time of 5 minutes). • Resource Reliability Fire Station #4 reliability is 78%. • Risk Identification Risk Factor 2 — residential with hazards (open waterway) • Accessibility Proposed project meets all required access, road widths, and turnarounds. Police Service See Agency Comments (Section VIILD). West Ada School District • Distance (elem, ms, hs) West Ada School District has not provided comments at this time. • Capacity of Schools • # of Students Enrolled Wastewater • Distance to Sewer Services • Sewer Shed • Estimated Project Sewer ERU's N/A South Black Cat Trunkshed See application Page 2 Meridian City Council Meeting Agenda April 2, 2020 — Page 194 of 222 Details • WRRF Declining Balance 13.88 • Project Consistent with WW YES Master Plan/Facility Plan Water • Distance to Water Services • Pressure Zone • Estimated Project Water ERU's • Water Quality Concerns • Project Consistent with Water Master Plan • Impacts/Concerns COMPASS (Communities in Motion 2040 2.0) 0' 5 See application None YES Each phase must be modeled to ensure fire flow requirements; second water connection may be required at first phase. Existing wells must be decommissioned according to IDWR rules which include employing methods to ensure grout fills the annular space outside of the well casing. Record of abandonment must be provided to the City prior to final plat signature. Applicant to coordinate with Engineering regarding fire flow requirements beyond 1500 gpm. See Agency Comments (Section VIII.F) C. Project Area Maps Future Land Use Map Legend 0Project Location Aerial Map 0 Legend I Lo Project Location 1W111J �1r�'�"` =TM - r r :k i f.r Zoning Map Planned Development Map Page 3 Meridian City Council Meeting Agenda April 2, 2020 — Page 195 of 222 Legend aProject Location R-1 RUT ;r: R-2 III. APPLICANT INFORMATION A. Applicant: Westpark Co. Inc — PO Box 344, Meridian, ID 83680 B. Owner: 44 Development LLC — PO Box 344, Meridian, ID 83680 C. Representative: Jon Breckon, Breckon Land Design — 6661 N. Glenwood St., Garden City, ID 83714 IV. NOTICING Newspaper Notification Radius notification mailed to properties within 300 feet Site Posting Nextdoor posting V. STAFF ANALYSIS Planning & Zoning Posting Date 3/13/2020 3/12/2020 3/21/2020 3/12/2020 City Council Postine Date A. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan) Medium Density Residential — This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. Medium -High Density Residential — This designation allows for a mix of dwelling types including townhouses, condominiums, and apartments. Residential gross densities should Page 4 Meridian City Council Meeting Agenda April 2, 2020 — Page 196 of 222 range from eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. The annexation area is surrounded by existing City of Meridian zoning with the City's newest park located across the street (Discovery Park). The proposed land use of single family residential and multi family residential are consistent with the dwelling types noted in the Future Land Use Map (FLUM) designation definitions. Certain densities are required to be met on this property as there are two distinct FL UM designations on it. The proposed project meets the densities listed above (see Section VII.D). Therefore, Stafffinds the density proposed with the preliminary plat and proposed zoning districts are consistent with the Future Land Use Map designations of Medium and Medium -High Density Residential. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, Staff recommends a DA as a provision of annexation with the provisions included in Section VIII.A1. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. B. Comprehensive Plan Policies (https:llwww.meridianciU.or /g compplan): The applicable Comprehensive Plan policies are cited below with Staff analysis in italics. "Avoid the concentration of any one housing type or lot size in any geographical area; provide for diverse housing types throughout the City" (2.01.01 G). The proposed variety of housing types in this project will contribute to the variety of residential unit types available to current and future residents. "With new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities" (2.02.01A). This new subdivision offers a large extension of the City's multi -use pathways and approximately 7 acres of usable open space that interconnects with proposed sidewalks throughout the development. In addition, the proposed detached sidewalks offer new opportunities for residents to get to Discovery Park; Discovery Park lies across E. Lake Hazel Road, directly south of this project. "Establish and maintain levels of service for public facilities and services, including water, sewer, police, transportation, schools, fire, and parks" (3.02.01G). All public utilities are available for this project site due to the existing subdivision to the east, per Public Works comments. Even though this project does reside outside of the Fire Department's S minute response time goal, a new fire station is planned nearby which would eliminate this obstacle; it is currently unfunded as of FY 2020.,4 CHD has both nearby arterial intersections planned for widening and improvement within the next 3 years therefore lining up well with the timeline of development for Lavender Heights. West Ada School District has not offered comments on this project; however, any new Page 5 Meridian City Council Meeting Agenda April 2, 2020 — Page 197 of 222 residential development will likely add to the overcrowding experienced at some local schools. "Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices" (3.07.01A). The site design of this project proposes transitional densities throughout. Larger R-4 lots reside around the exterior of the property to better match the existing homes to the north. The applicant is then proposing R-8 lots on the eastern property boundary to match the density of the subdivision directly to the east. The R-8 lots continue an inward trend towards higher density but make up the majority of the site. R- 15 zoning and alley loaded single-family homes abut the Farr Lateral and are closest to the future multi family development. The multi family development is proposed as R-40 zoning and is closest to the arterial roadway, E. Lake Hazel Rd. Throughout the development, landscaping and pathways buffer zoning densities as well. Overall, Staff finds the site design to be a great example of transitional densities and housing types. "Preserve, protect, and provide open space for recreation, conservation, and aesthetics" (4.05.01F). The proposed project offers acres of open space and proposes to incorporate a large extension of a 10 foot multi -use pathway system. The pathway will run along the existing Farr Lateral and will help protect it in place while adding to its aesthetics. "Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity" (2.02.01 D). Parkways, sidewalks, and an extension of the City's multi -use pathway plan are proposed in this development. The sidewalks will connect this development with the subdivision to the east and the new pathway along the Farr Lateral, with its further extension within the subdivision, will offer future connectivity to the north and west as those sites develop. The sidewalks proposed near E. Lake Hazel Rd. and E. Bloomerang Ave. will also bring better connection to the new Discovery Park for this development and the existing Impressive East Ridge Subdivision directly to the east. Staff finds this development to be generally consistent and in alignment with Comprehensive Plan policies and objectives. C. Existing Structures/Site Improvements: There are a number of existing warehouse structures on this property associated with an existing commercial business. These buildings will be demolished with phase 1 of the development and the existing driveway to Lake Hazel will be closed off with vertical curb and gutter pursuant to ACHD requirements. In addition, there is an existing home further into the property that is proposed to remain and connect to city services with the rest of the development. The existing home is shown as part of Phase 2 on the preliminary phasing plan (Exhibit VII.H.) but staff is recommending a condition to include the existing home with Phase 1 and therefore adjust the phasing plan in accordance. D. Proposed Use Analysis: The proposed use is single-family residential with a multi -family residential component that will be later reviewed through a conditional use permit. Single-family detached and Page 6 Meridian City Council Meeting Agenda April 2, 2020 — Page 198 of 222 attached dwellings are listed as principally permitted uses in the R-4, R-8, and R-15 zoning districts per UDC Table 11-2A-2. The single-family portion of this project is proposed to be developed in three (3) phases and proposed as three different zoning districts—R-4, R-8, and R-15. The first phase will provide the main access point off of E. Lake Hazel Rd. and the secondary access through the extension of an existing stub street from the east (E. Brace Dr.). Staff is recommending a condition of approval that the secondary access be constructed with the first phase to ensure compliance; this is commensurate with the condition of approval from the Meridian Fire Department (see Section VIII.A1). Staff is also recommending the proposed multi -use pathway be constructed with the first phase of development. The first phase is also proposed to provide the pool and changing rooms for the development as one of the proposed amenities. According to the preliminary plat, all lots appear to meet the required zoning and use requirements, including the proposed multi -family lot. The multi -family development is proposed to be zoned R-40 and built in its own phase (a fourth phase). The applicant has submitted a conceptual site plan for the multi -family development that abuts E. Lake Hazel Rd. In the R-40 zoning district, multi -family development requires conditional use permit (CUP) approval by the Planning & Zoning Commission. The future development of the multi -family use is being conceptually reviewed in this application and conditioned to obtain a CUP through the required Development Agreement associated with this application. The multi -family development is proposed as six (6) eight-plexes for a total of 48 multi -family units. Each unit is shown as 1,000 square feet and are laid out in one, two, and three bedroom units. Per the specific use standards (UDC 11-4-3-27), a minimum of 12,000 square feet of common open space will be required as part of this multi -family development. Forty-eight units will require a minimum of three (3) amenities per the specific use standards. The applicant is conceptually proposing three (3) amenities in line with this requirementa clubhouse, walking paths, and a tot lot. In addition, 94 parking spaces will be required with this conceptual plan. The applicant shows 95 standard stalls, and 4 ADA accessible stalls conceptually meeting the minimum requirements outlined in UDC table 11-3C-6. Staff notes that the multi family requirements have been conceptually reviewed and is not issuing an approval of the current layout or other proposed improvements, site design, elevations, or open space and amenities. E. Specific Use Standards (UDC 11-4-3): When the Multi -family Development is submitted for Conditional Use Permit, specific use standards outlined in UDC 11-4-3-27 will be administered. There are no specific use standards for the single-family portion of the proposed project. F. Dimensional Standards (UDC 11-2): All proposed lots and public streets appear to meet all UDC dimensional standards per the submitted preliminary plat. This includes property sizes, required street frontages, and road widths. Page 7 Meridian City Council Meeting Agenda April 2, 2020 — Page 199 of 222 In addition, all subdivision developments are also required to comply with Subdivision Design and Improvement Standards (UDC 11-6C-3). There are three (3) common driveways proposed; such driveways should be constructed in accord with the standards listed in UDC 11 -6C -3D. An exhibit should be submitted with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street, the driveway should be depicted on the opposite side of the shared property line from the common driveway. G. Access (UDC 11 -3A -3,11-3H-4): Access is proposed via a new collector roadway (S. Bloomerang Ave.) that travels north from E. Lake Hazel Rd. near the quarter -mile mark on said road. This collector roadway will provide access to the property directly east. A secondary access point is proposed via the extension of an existing stub street from the east (E. Brace Dr.) in Impressive East Ridge Subdivision. The proposed multi -family development shows a driveway to E. Lake Hazel Rd. as well. This additional driveway to the arterial roadway would not be approved by the City. In addition, multi -family residences are built to commercial building code and will be required to be sprinklered. Therefore, Staff finds a secondary access point into the multi -family development is not needed. S. Bloomerang Ave., a collector roadway, is the only proposed and approved direct access via E. Lake Hazel Road. At the time of CUP submittal for the multi -family development, the additional driveway to E. Lake Hazel Rd. shall be removed from the plans. A note should be placed on the face of the final plat prohibiting direct lot access to E. Lake Hazel Rd. According to the ACHD Master Street Map, there is a planned commercial collector roadway where S. Bloomerang Ave. is proposed. On the MSM however, the collector runs along the south side of the Farr Lateral and then out to Locust Grove Road. The intent of this collector roadway is to provide a connection point for properties in this vicinity so motorists do not have to go out to an arterial and around. Therefore, Staff believes the applicant should provide a connection from S. Bloomerang Ave. to the west for the future development of the collector roadway and the property to the west; the applicant shall obtain approval of the location of this curb cut with ACHD and the City of Meridian. This roadway does not need to be constructed as a collector roadway, but rather a local street providing interconnectivity that meets the intent of the MSM designation. The applicant should work with ACHD on the proper location for this future connection. H. 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 single-family detached dwellings based on the number of bedrooms per unit. Future development should comply with these standards. The multi -family development is conceptually shown with 95 spaces, meeting the minimum UDC standards based on the number of bedrooms and size of the units. No parking plan was submitted with the application. Page 8 Meridian City Council Meeting Agenda April 2, 2020 — Page 200 of 222 I. Pathways (UDC 11-3A-8): A 10 -foot wide multi -use pathway is proposed along the Farr Lateral and western and northern property boundaries in accord with the Meridian Pathways Master Plan. In addition, the applicant is extending the multi -use pathway from the Farr Lateral north and through the development to connect with the proposed 10 -foot multi -use pathway located on the south side of the Farr Lateral that runs along the northernmost property boundary. The applicant is proposing the 10 -foot multi -use pathway be located with a 14 -foot wide public pedestrian easement. Much of the pathway is proposed to be located within a 20 - foot wide common lot as well. The multi -use pathway has other pedestrian connections via 5 -foot detached sidewalks within parkways that run throughout the development. If pathways loop through common driveways, Staff recommends signage is provided to notify pedestrians that the common driveways serve a dual purpose (i. e. driveway/pathway) and are part of the pathway loop. J. Sidewalks (UDC 11-3A-17): Detached sidewalks are proposed along all internal local streets as part of parkways, in accord with the standards listed in UDC 11-3A-17. K. Parkways (UDC 11-3A-17): Eight -foot wide parkways are proposed adjacent to all local streets and are required to be constructed in accord with the standards listed in UDC 11-3A-17. L. Landscaping (UDC 11-3B): A 25 -foot wide street buffer is required adjacent to E. Lake Hazel Rd., an arterial street, landscaped per the standards listed in UDC 11 -3B -7C. A 25 -foot wide common lot is depicted on the plat; this common lot also houses the pressure irrigation pump station and widens beyond the required 25 feet towards the east end of the property where it adjoins the proposed multi -use pathway and the Farr Lateral. The correct number of trees appear to be shown on the submitted landscape plans (see Section VII.F) Parkways are required to be landscaped in accord with the standards listed in UDC I I - 3B -7C. The total lineal feet of parkways and required number of trees based should be included in the Landscape Calculations table on the final plat landscape plan to demonstrate compliance with UDC standards. Landscaping is required along all pathways (including micro -pathways) in accord with the standards listed in UDC 11 -3B -12C. The total lineal feet of pathways with the required and proposed number of trees are included in the Landscape Calculations table. Common open space is required to be landscaped in accord with the standards listed in UDC 11 -3G -3E. The total square footage of common open space are included in the Landscape Calculations/Requirements table along with the required number of trees to demonstrate compliance with UDC standards. Page 9 Meridian City Council Meeting Agenda April 2, 2020 — Page 201 of 222 M. Qualified Open Space (UDC 11-3G): A minimum of 10% qualified open space meeting the standards listed in UDC 11 -3G -3B is required. Based on the proposed plat of 55.14 acres, a minimum of 5.5 acres of common open space should be provided. The applicant is proposing 7.7 acres of open space (or 14.66%) consisting of a 10 -foot multi -use pathway, common lots with open space areas, parkways along all proposed local streets, the inclusion of the Farr Lateral as open space, and half of the arterial street buffer to E. Lake Hazel Rd. Most of this open space is qualified open space and exceeds UDC minimum standards (see Exhibit VII.E). Staff notes that the open space calculation includes area that is not common open space, i.e. the pool and pool deck. This area is not open space but instead is part of an amenity; this area should be removed from the open space calculations and revised calculations provided prior to City Council. The open space shown with the multi family development appears to meet the specific use standards. A more cohesive and complete review will occur with the future Conditional Use Permit application required for multi family development in the R-40 zoning district. Staff recommends the applicant ensure the open space within the multi family development meets the specific use standards requirements and the minimum 10% open space requirement in UDC 11-3G-3. N. Qualified Site Amenities (UDC 11-3G): Based on the area of the proposed plat (55.14 acres), a minimum of three (3) qualified site amenities are required to be provided per the standards listed in UDC 11 -3G -3C. The applicant proposes three (3) qualified amenities to include: a 10 -foot multi -use pathway; a community pool; and additional qualified open space of at least 20,000 square feet. These proposed amenities meet the minimum UDC standards. The three (3) proposed amenities in the multi family development conceptually meet the required specific use standards for multi family development. When the multi family portion is submitted for CUP approval, the applicant should ensure there is an amenity from each of the required sections in UDC 11-4-3-27.D. O. Waterways (UDC 11-3A-6): The Farr Lateral runs along the boundary of this development starting at its southeast corner, continues along its southern and western boundary, and then bends north along its northern property boundary. The applicant is proposing to protect this waterway in place and add a 10 -foot multi -use pathway outside of its easement to help create the waterway as a usable amenity for this community and others. P. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is proposed as shown on the landscape plan and meets UDC standards as proposed. Page 10 Meridian City Council Meeting Agenda April 2, 2020 — Page 202 of 222 Q. Building Elevations (UDC 11-3A-19 I Architectural Standards Manual): The Applicant has submitted sample elevations of the single-family homes and the future multi -family component of this project (see Section VII.I). The single-family homes are depicted as mostly single -story structures with a variety of finish materials with stone, stucco, and lap -siding combinations. Some homes depict extra -large spaces for at-home RV storage and others with a second -story that appears to show a bonus room. The alley loaded single-family homes also depict combinations of stone, stucco, and lap -siding. All single-family homes appear to meet the design and architectural standards. The multi -family elevations depict a variety of finish materials and modulation. The rear elevations of the proposed multi -family buildings abut an arterial roadway (E. Lake Hazel Rd.) and will need to have additional modulation with the overall building footprints to break up the fagade along the arterial and meet the required Architectural Standards; submit elevations that comply with City standards with the CUP application. VI. DECISION A. Staff: Staff recommends approval of the requested annexation and zoning with the requirement of a Development Agreement and approval of the requested preliminary plat with the conditions noted in Section VIIIA per the findings in Section IX of this staff report. B. Commission: Enter Summary of Commission Decision. C. City Council: To be heard at future date. Page 11 Meridian City Council Meeting Agenda April 2, 2020 — Page 203 of 222 VII. EXHIBITS A. Annexation Boundary CITY OF MERIDIAN ANNEXATION 31 32 LAVENDER HEIGHTS SUBDIVISION LOCATED IN THE SW 1/4 OF SECTION 32, 1/4 T.3N., R.1 E., BM., ADA COUNTY, IDAHO I I N83'47'06"E N61-18'541 26.72' 362.95' 91.61' o N69'57'44"E CD 128,97' N S86 47'31 "E C3 CJ z_ C� CHORD �I w r- 114.95' 140.00' m i- x C2 U, 4 o z o `Z N29'30'30"E m C3 � � 220.00' 31'53'39" ri 120.89' C4 22.57' 144.67' 8.56'24" N56'50'40"E 22.55' 980;7 {y S � 4169 503305 W U I� o N 3132 E. LAKE HAZEL RD. 6 5 S89'57'01"E 1331.91' POINT OF BEGINNING— BLACKROCK SUBDIVISION NO. I 800K 96, PAGES 12003-12008 SO'08'26"E 101.67' S89'49'51"E 1340.54' AREA = 55.14 ACRES w 1/16 i N89'58'24"W 1331 I no CS 1/16 0 z 1/4 5 \D�p,L LAIVZ) 5y 1 S G� 44 IL o� G fic N � O Page 12 �� grl2Gl'oP �z or ON W. NA Linolutions Land Surveying and Consulting 231 E. 5TH ST., 57E MERIDIAN_ ID 83642 (208)288-2040 (208}2852557 fax —J-d-10,.—biz JA N5 17-55 Meridian City Council Meeting Agenda April 2, 2020 — Page 204 of 222 CURVE TABLE CURVE # 1 LENGTH RADIUS DELTA I BEARING CHORD C1 114.95' 140.00' 47'02'41" NW29'08"W 111.75' C2 155.37' 110.00' 80'55'32" N29'30'30"E 142.77' C3 122.47' 220.00' 31'53'39" N7715'42"E 120.89' C4 22.57' 144.67' 8.56'24" N56'50'40"E 22.55' Page 12 �� grl2Gl'oP �z or ON W. NA Linolutions Land Surveying and Consulting 231 E. 5TH ST., 57E MERIDIAN_ ID 83642 (208)288-2040 (208}2852557 fax —J-d-10,.—biz JA N5 17-55 Meridian City Council Meeting Agenda April 2, 2020 — Page 204 of 222 B. Proposed Zoning Designations (date: 12/3/2019) CITY OF MERIDIAN REZONE LAVENDER HEIGHTS SUBDIVISION LOCATED IN THE SW 1/4 OF SECTION 32, T.3N., R. I E., B.M., ADA COUNTY, IDAHO Page 13 Meridian City Council Meeting Agenda April 2, 2020 — Page 205 of 222 C. Preliminary Plat (date: 1/23/2020) I I a 6 s u p=AQ To-,iri HMO ly- _ "r �.i=��x1";-4 3w i 6• i i i -E i, 8 i s_ i i - s,r�� -- � .-+{'•�3 _:.i i �="i i!� i s �a q so��xi� T i I. ' • 5�`' i !l�iip �i�:�"i i�id_-i i!° iii - � 2 it e { .�• E !• i IENI6e11-11.11NI,1 SNI;.ilNi; IE.Iieli.Ii.IiNIi,Ilrlitlliir ti fix°p i�rR- i� ... •.. .- .: d- r' of 1 j°r! +11 i;_+•�il; ; a S; SiY S S- ;S I iw $s,l q ,tl =� I Ca EA'°! I:` f • !`.`t !I i!'... i, li -g . i.' - -'-i � I C Ii51 s CO I Ilkco i � I 'W. :,, !_�_ : a_''•:'. !� �_ I !Y I iY I iY $ cY �iYa, ��-, �� , �Etlr i �� F.ci:; "s !S. L •. .. .. ..G it C i �� j Efea 1 6':3 � is • - :-G 1 B � ;_ of i!'F!�"F Ffr]�rp �!°r� _!_� • i ..�ki'4I9_ 6!• I!" Ii. Ii, ji_y• � i it �..�-. � !!r !r � 1 !°"°.i ffil���� �` a -•- "i— • I e° it a i ��ri irl"` i ili„�,�xf J�!'��'� .t• ■E� $;� A iN � is F !a"Ing ' I w Ir lir' E iE 5•" ,., 1 .i_.ia l ... i � I, �_! � � • •• it -gr I� 9 4 � I � Ii �rlm s i■ I is o ie a•iell i:li i■ i i. i W /�, i; , i �- S a oo i a E — W I € ' A. W w a !i! giII i Iii Es` ! IIS IEs°i pR w � `�� � 55¢ !!� 2 s phi! 1�3 ��el�li��1��•�" it EE I WI pill csri:i ! { I IL �I 9` ISS �!jI � I ! 1-0 1 e LAVENDER HEIGHTS SURDRIISIIIN � ��v - CIVIL INNOVATIUNi, PLLC o —L _ Page 14 Meridian City Council Meeting Agenda April 2, 2020 — Page 206 of 222 D. FLUM Density Exhibit FED)WFLWHINUNIT DEN ITY BY FLUM DE I NATI N $78L AGS, eR09s � e8°f TaTIl LNIl5 6woFb � ISTyBhL,YTY mm.98 AG. /30.80 109 9.76 DU/FLfM 5.74 CUVPGfB MGHR 36.16 hG. / 1191 hG. 13Y 49 DWPGRE 11.14 DWAGft 03/2412020 LAVENDER HEIGHTS 19048 2160 E. LAKE HAZEL ROAD BREC;KC31rNMJ UNITS PER ACRE EXHIBIT x3.0 Page 15 Meridian City Council Meeting Agenda April 2, 2020 — Page 207 of 222 Page 15 Meridian City Council Meeting Agenda April 2, 2020 — Page 207 of 222 E. Open Space Exhibit (date: 3/24/2020) CITY OF MERIDIAN OPEN SPACE REQUIREMENTS QUALIFIED OPEN SPACE ora+SPA" ?WmlFtmmNM1 10% Egall= EEQld2W- OP TM AREA OF THE 51M 7.WM4 0.z7 AW 5:M, -M (7.70 AW 1 O$ 14,66% PA12KYlAY 0:=A r•.,R ,.ry.c�..1 1..v am. �w�y..-... o.. r..�..� LANDSCAPE LEGEND MIALIPIED OPEN 5PAGE AREA (50% BU FFE =1017 SQ. FT. l'L ' I I AREA= 7,463: C Page 16 Meridian City Council Meeting Agenda April 2, 2020 — Page 208 of 222 Scale: T=250' LAVENDERHEIGHTS 03/24/2020 AREPr 2,727 5C1. FT. 19048 2160 E. LAKE HAZEL ROAD OPEN SPACE EXHIBIT X2.0 sm AREA- 2,7275Q. FT. Page 16 Meridian City Council Meeting Agenda April 2, 2020 — Page 208 of 222 Scale: T=250' LAVENDERHEIGHTS 03/24/2020 peL10 �e 19048 2160 E. LAKE HAZEL ROAD OPEN SPACE EXHIBIT X2.0 4v„RLy.11ul,u &9i1� Page 16 Meridian City Council Meeting Agenda April 2, 2020 — Page 208 of 222 F. Landscape Plan (date: 1/23/2020) NY1d IdVOSONY1 IIVU9AO FV9E8 OHV0I'NVI(IIU31N SIHE)l3H b130143AWI -13ZVH DIV -1 (NOU Page 17 --------- ------- — LLJ rd g: Page 17 Meridian City Council Meeting Agenda April 2, 2020 — Page 209 of 222 rd g: Meridian City Council Meeting Agenda April 2, 2020 — Page 209 of 222 Page 18 Meridian City Council Meeting Agenda April 2, 2020 — Page 210 of 222 O. Multi -Family Concept Plan L ]§¥A q ) H!) ± ƒ!�. §RM z \ \ § ` � | � am& �A !#;\ o '_we,+ms R&�\ Page 19 Meridian City Council ue mgt m6Apm32yn- Page 211x222 H. Phasing Plan LAVENDER HEIGHTS SUBDIVISION CIVIL INNOVATIONS, PLLC C01 -W-N Page 20 Meridian City Council Meeting Agenda April 2, 2020 — Page 212 of 222 I. Conceptual Building Elevations Page 21 Meridian City Council Meeting Agenda April 2, 2020 — Page 213 of 222 �- �..�-ter—✓ I"1 / •, � ISI � _..�-_ .. _ .'� � �`: � — r Page 22 Meridian City Council Meeting Agenda April 2, 2020 — Page 214 of 222 TA, AW q%4r, R6 9%L P, 4 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement (DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan and conceptual building elevations for the single-family dwellings included in Section VII and the provisions contained herein. b. The 10 -foot multi -use pathway shall be constructed with Phase 1 of the development. c. The required secondary access via extension of E. Brace Dr. shall be constructed with Phase 1 of the development. d. Direct lot access to Lake Hazel Road shall be prohibited. e. No more than 54 and no less than 36 units shall be allowed on the R-40 zoned property. Detailed Conditional Use Permit approval is required prior to any development on the R-40 zoned area. 2. The preliminary plat included in Section VII.C, dated 01/23/2020, shall be revised as follows prior to submittal of the final plat application: a. Add to the plat, a proposed curb -cut for the future roadway to the west from S. Bloomerang Ave. b. For phases adjacent to E. Lake Hazel Road, add a note prohibiting direct lot access via E. Lake Hazel Road. Submit a revised plan (and electronic copy) to the Planning Division at least 10 days prior to the City Council hearing. 3. The landscape plan included in Section VII.F, dated 01/23/2020, shall be revised as follows prior to submittal of the final plat application: a. The Landscape Calculations/Requirements table shall include the following: 1) the total linear feet of parkways and the required number of residential subdivision trees per UDC 11 -3B -7C; 2); the total square footage of common open space and required number of trees per UDC 11 -3G -3E. b. Change proposed fencing symbol to more clearly reflect the type of fencing proposed (i.e. a different symbol for each type of fencing); all fencing shall comply with the standards listed in UDC 11-3A-7. 4. The Open Space Exhibit shall be corrected to remove impermeable surface area on Lot 9, Block 3. Page 24 Meridian City Council Meeting Agenda April 2, 2020 — Page 216 of 222 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-6 for all proposed zoning districts. 5. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 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 the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street, the driveway shall be depicted on the opposite side of the shared property line from the common driveway as set forth in UDC 11- 6C -3D. 7. Where pathways loop through common driveways, signage shall be provided to notify pedestrians that the common driveways serve a dual purpose (i.e. driveway/pathway) and are part of the pathway loop. 8. The existing home that is to remain shall be required to connect to City of Meridian city services with Phase 1 of the development. Therefore, a revised phasing plan shall be submitted to the Planning Department at least 10 days prior to the City Council Hearing reflecting this requirement. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 Each phase of this development must be modeled to ensure fire flow requirements can be met. A second water main connection may be required at first phase. 1.2 Existing wells must be decommissioned according to IDWR rules which include employing methods to ensure grout fills the annular space outside of the well casing. Record of abandonment must be provided to the City prior to final plat signature. 1.3 Applicant to coordinate with Public Works Engineering regarding fire flow requirements beyond 1500 gpm. 1.4 No sewer mainlines in common drives, only sewer services (reminder that a maximum of three services are allowed into a manhole, with a minimum 30 -degrees of angle separation). 1.5 Sanitary sewer and water service lines extending through storm water seepage beds should be avoided. 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 Page 25 Meridian City Council Meeting Agenda April 2, 2020 — Page 217 of 222 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. 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. Page 26 Meridian City Council Meeting Agenda April 2, 2020 — Page 218 of 222 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. 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 httns: //weblink. meridiancity. orQ/WeUink/Doc View. asnx?id=184359&dbid= 0&rep0=MeridianC WE Page 27 Meridian City Council Meeting Agenda April 2, 2020 — Page 219 of 222 D. POLICE DEPARTMENT hgps:11weblink. meridianciU. or,g/WebLink/DocView. aspx?id=184598&dbid= 0&r0o=MeridianC iv E. PARK'S DEPARTMENT https: //weblink. meridiancily. orglWebLinkIDocView. aspx?id=185184&dbid= 0&repo=MeridianC ky F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) https: //weblink. meridiancily. org/WebLink/DocView. aspx?id=184930&dbid= 0&r0o=MeridianC ky G. BOISE PROJECT BOARD OF CONTROL https: //weblink. meridiancily. org/WebLink/Doc View. aspx?id=184482&dbid= 0&repo=MeridianC ky H. NAMPA & MERIDIAN IRRIGATION DISTRICT https: //weblink. meridiancily. org/WebLink/DocView. aspx?id=184914&dbid= 0&r0o=MeridianC iv I. CENTRAL DISTRICT HEALTH DEPARTMENT https: //weblink. meridiancily. org/WebLink/DocView. aspx?id=184498&dbid= 0&r0o=MeridianC J. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) https: //weblink. meridiancily. org/WebLink/Doc View. aspx?id=184482&dbid= 0&repo=MeridianC hty K. ADA COUNTY HIGHWAY DISTRICT (ACHD) IX. FINDINGS A. Annexation and/or Rezone (UDC 11 -5B -3E) Required Findings: Upon recommendation from the commission, the council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the proposed zoning map amendment to R-4, R-8, R-15, and R-40 and subsequent development is consistent with the Comprehensive Plan, if all conditions of approval are complied with. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Page 28 Meridian City Council Meeting Agenda April 2, 2020 — Page 220 of 222 Staff finds the proposed zoning map amendment will allow for the development of single- family detached and attached homes, as well as multi family; all of which will contribute to the range of housing opportunities available within the City consistent with the Comprehensive Plan and the purpose statement of the residential districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 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 Staff finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation (as applicable) is in the best interest of city. Staff finds the proposed annexation is in the best interest of the City per the Analysis in Section V. 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; Staff finds 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 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; Staff finds that public services will be provided to the subject property with development. (See Section VIII 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, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff finds 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 VII for more information) 5. The development will not be detrimental to the public health, safety or general welfare; and, Page 29 Meridian City Council Meeting Agenda April 2, 2020 — Page 221 of 222 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 and approves of the overall project. 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. Page 30 Meridian City Council Meeting Agenda April 2, 2020 — Page 222 of 222 Lavender Heights Subdivision Meridian, Idaho SQ"• SKYMESA _ SUBDIVISION - 6Lf - BLACK ROCK SUBDIVISION Ir PROJECT Lu LOCATION IMPRESSIVE EAST RIDGE SUBDIVISION J RAPP RANCH DISCOVERY SUBDIVISION REGIONAL PARK R ■ 1 1111 � 111111� 1 �1 i fI ti i° ILI d +� , a �►'oil L LT 10 BR=K C3f1J Y1 - -I— IT T r-T I 3 E A441W1GIIT 9i I �T I , 1 1� _ r E lye i Eft LLLI I 1 1 I I I ZONING LEGEND 1 r ZONE R-4(16.62 ACRES) r + ZONE R-8(27.82 ACRES)ZONE R-15(3.26ACRES) ZONE R-40(7.44ACRES) E LPKE Ill7TeL ItOAi] i if O i i_ t I .r 4i 7 R`� ne desig �o caeui.�n ti i un�wattui j I ��S _--__—__--_--------------_ - e i�a.-unieebr�a".+.oa. J®G]YIY LAKE HAZEL ..II. 517 E PLAN :+mldlll� IMF �I im�l .■ 4 ' ■ 4' 11 NIF � y - ti i° ILI d +� , a �►'oil L LT 10 BR=K C3f1J �. L PHESOMENAL ST. I I I �I :I r '�I mFVMF MULTI-FAMILT so n o w HOfA MAL SCALE IN FEET I ---------------------.•r�L -- ---- -- == I-LAIC R&HUAO LAVENDER HEIGHTS SUBDIVISION CIYL NNOVATIOM,PLLC ow.re� a ue>wux,wwo -, own a eau�oue mvem�o ' ay, wsarw WW♦•:WAY EXHIBIT war i a, w Abba e ell Or- NOTF�PrOJl4l will yp Ph.s.E. PArk1.0 977 pvcrHnw Paeking 10 o rw u0 Tolal Parking Numhar 11S7 E S idj F Meridian Future Flegional Park CRC Meridian larks&Recrearion design Concept Meridian. 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