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Hill's Century Farm North ALT, CUP, MDA, PUD, PP, RZ, PS H-2019-0134 Findings CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI DIAN AND DECISION& ORDER In the Matter of the Request for Modification to the Existing Development Agreement for Hill's Century Farm Commercial(H-2018-0127,Inst.#2019-033207)to Update the Conceptual Development Plan and Certain Provisions of the Agreement to Allow for the Development of a Self- Service Storage Facility and Retail/Professional Office Uses where Single-Family Residential Uses are Currently Approved; Rezone of a Total of 39.9 acres of Land from the R-8 Zoning District to the C-N(4.9 acres),C-C (4.35 acres),and R-15 (30.65 acres)Zoning Districts; Preliminary Plat Consisting of 147 Building Lots and 18 Common Lots on 43.02 Acres of Land in the R-8,R-15, C-N and C-C Zoning Districts; Planned Unit Development for an Age-Restricted 55 and Older Gated Community with Deviations from Certain Development Standards; and Conditional Use Permit for a 73,730 Square Foot 443-Unit Self-Service Storage Facility on 3.89 Acres of Land in the C-C Zoning District by Martin L.Hill,Hill& Hill Properties. Case No(s). H-2019-0134 For the City Council Hearing Date of: April 21,2020 (Findings on April 28,2020) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of April 21,2020, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of April 21,2020, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of April 21,2020, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of April 21,2020,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19, 2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR HILL'S CENTURY FARM NORTH—ALT,CUP,MDA,PUD,PP,RZ,PS H-2019-0134 - 1 - Meridian City Council Meeting Agenda April 28,2020— Page 184 of 272 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of April 21,2020, 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 City Council'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,development agreement modification, planned unit development,preliminary plat and rezone is hereby approved per the provisions in the Staff Report for the hearing date of April 21,2020,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat,or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two(2)years of the approval of the preliminary plat or the combined preliminary and final plat or short plat(UDC 11-613-7A). In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of two(2)years,may be considered for final approval without resubmission for preliminary plat approval(UDC 11-613-713). Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City Engineer's signature on the final plat not to exceed two(2)years.Additional time extensions up to two(2)years as determined and approved by the City Council may be granted. With all extensions,the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension,the property shall be required to go through the platting procedure again (UDC 11- 6B-7C). Notice of 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. 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR HILL'S CENTURY FARM NORTH—ALT,CUP,MDA,PUD,PP,RZ,PS H-2019-0134 -2- Meridian City Council Meeting Agenda April 28,2020— Page 185 of 272 conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-513-6.G.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 City Council may be granted. With all extensions,the Director or City Council may require the conditional use comply with the current provisions of Meridian City Code Title 11(UDC 11-513-6F). Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight(28)days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight(28)days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67,Idaho Code. F. Attached: Staff Report for the hearing date of April 21,2020 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR HILL'S CENTURY FARM NORTH—ALT,CUP,MDA,PUD,PP,RZ,PS H-2019-0134 -3- Meridian City Council Meeting Agenda April 28,2020— Page 186 of 272 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR HILL'S CENTURY FARM NORTH—ALT,CUP,MDA,PUD,PP,RZ,PS H-2019-0134 -4- Meridian City Council Meeting Agenda April 28,2020— Page 187 of 272 By action of the City Council at its regular meeting held on the 28th day of April 2020. COUNCIL PRESIDENT TREG BERNT VOTED AYE COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED AYE COUNCIL MEMBER JESSICA PERREAULT VOTED AYE COUNCIL MEMBER LUKE CAVENER VOTED AYE COUNCIL MEMBER JOE BORTON VOTED AYE COUNCIL MEMBER LIZ STRADER VOTED AYE MAYOR ROBERT SIMISON VOTED ------ (TIE BREAKER) Mayor Robert E. Simison Attest: Chris Johnson City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 4-28-2020 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR HILL'S CENTURY FARM NORTH-ALT,CUP,MDA,PUD,PP,RZ,PS H-2019-0134 -5- EXHIBIT A STAFF REPORTC�WE COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT f D A H 0 HEARING April 21,2020 nd DATE: ff Lege LIProject Lacfli�ar TO: Mayor&City Council rflu FROM: Sonya Allen,Associate Planner 208-884-5533 r Bruce Freckleton,Development Services Manager x 208-887-2211 SUBJECT: H-2019-0134 Hill's Century Farm North - LOCATION: Southeast corner of S. Eagle Rd. and E. -- Amity Rd., in the SW 1/4 of Section 33, T.3N.,R.IE " I. PROJECT DESCRIPTION The Applicant requests approval of the following applications: • Modification to the existing development agreement for Hill's Century Farm Commercial(H- 2018-0127,Inst. #2019-033207)to update the conceptual development plan and certain provisions of the agreement to allow for the development of a self-service storage facility and retail/professional office uses where single-family residential uses are currently approved; • Rezone of a total of 39.9 acres of land from the R-8 zoning district to the C-N(4.9 acres), C-C (4.35 acres),and R-15 (30.65 acres)zoning districts; • Preliminary plat consisting of 147 building lots and 18 common lots on 43.02 acres of land in the R-8,R-15, C-N and C-C zoning districts; • Planned unit development for an age-restricted 55 and older gated community with deviations from certain development standards; • Conditional use permit for a 73,730 square foot 443-unit self-service storage facility on 3.89 acres of land in the C-C zoning district; • Private streets for access to single-family attached and detached units in a gated development; and, • Alternative compliance to UDC 11-3F-4A.4b to allow 124 units accessed off private gated streets; and to 11-3F-4A.6 to allow 2 common driveways off private streets. Page 1 Meridian City Council Meeting Agenda April 28,2020— Page 189 of 272 II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 43 Existing/Proposed Zoning R-8(Medium-Density Residential)and C-N (Neighborhood Business) Future Land Use Designation MU-N(Mixed Use—Neighborhood) Existing Land Use(s) Vacant/agricultural land,(2)single-family homes and a cell tower Proposed Land Use(s) Single-family residential,self-service storage facility and retail/office Lots(#and type;bldg./common) 147 buildable lots/18 common lots Phasing Plan(#of phases) 4 phases(2 residential&2 commercial) Number of Residential Units(type 137 single-family attached and detached of units) Density(gross&net) 4.07 units/acre(gross);7.28 units/acre(net) Open Space(acres,total 5.55 acres(16.4%) [%]/buffer/qualified) Amenities 2 amenities required;a clubhouse,swimming pool, segment of the multi-use pathway system,and outdoor activity complex(specific amenities in this area are to be determined at CZC review o the clubhouse)are proposed Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date;#of November 14,2019; 5 attendees(see sign-in sheet attendees: included in application) History(previous approvals) CPAM-15-001,AZ-15-004(DA#2015-061375);H-2016- 0092(MDA#2016-119080);H-2018-0087(CUP for cell tower);H-2018-0127(MDA-2"d Addendum to DA #2019-033207) B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes(a Traffic Impact Study was not required) • Requires ACHD No Commission Action (yes/no) Access Access is proposed from the west via S.Eagle Rd. (W.Rockhampton (Arterial/Collectors/State St.)and from the north via E.Amity Rd. (S. Tavistock Ave.),both Hwy/Local)(Existing and arterial streets; from the south via S.Wayland Ave.,a local street;and Proposed) from the east via Hill Park St. Traffic Level of Service Better than"E"(Acceptable level of service for a 2-lane principal/minor arterial is"B") Stub Stub streets are proposed to be extended into this site from the south Street/Interconnectivity/Cros boundary(S.Wayland Ave.)and from the east boundary(Hill Park St.— s Access _ approved but not yet constructed) Existing Road Network None 1 Existing Arterial Sidewalks/ None Buffers Proposed Road Amity Rd.:Widen pavement to 17' from centerline&construct 5' Improvements detached sidewalk 36' from centerline Page 2 Meridian City Council Meeting Agenda April 28,2020— Page 190 of 272 Description Details Page Eagle Rd.:Widen pavement to 17' from centerline&construct 5' detached sidewalk 41' from centerline Distance to nearest City Park Hillsdale City Park is in the development process at the project's east (+size) boundary Fire Service • Distance to Fire Station 1.8 miles • Fire Response Time 3:00 minutes(under ideal conditions)from Station#4 • Resource Reliability 78%-does not meet the target goal of 80%or greater • Risk Identification 1 and 3—current resources would be adequate to supply service the proposed project • Accessibility Meets all required access,road widths&turnarounds • Special/resource needs Aerial device not required • Water Supply Residential requires 1,000 gallons/minute for one hour; Storage requires 1, ons/minute for two hours Police Service • Distance to Police 4 miles Station • Police Response Time Priority 3 3:48 Priority 1 7:09 Priority I 10:42 • Calls for Service 257(in RD `M779') • %of calls for service %of P3 US 0.78% split by priority %of P2 US 51.75% %of PI CFS 37.74% %of PO US 9.73% • Crimes 14(in RD `M779') • Crashes 6(in RD `M779') West Ada School District • Distance(elem,ms,hs) Enrollment capacity i es Dew,to schoo • Capacity of Schools *Silver Sage Elementary" 307 405 4.6 miles • #of Students Enrolled Lake Hazel Middle School 1085 1000 1.9 miles Mountain View High School 2262 2400 4.1 miles Wastewater • Distance to Sewer Directly adjacent to site Services • Sewer Shed South Black Cat trunkshed • Estimated Project Sewer See application ERU's • WRRF Declining 13.82 Balance • Project Consistent with Yes WW Master Plan/Facility Plan • Impact/Concerns Manholes cannot be located in landscaped areas unless they are located within an access road per City standards provided. Water • Distance to Water Directly adjacent to site Services • Pressure Zone 4 Page 3 Meridian City Council Meeting Agenda April 28,2020— Page 191 of 272 Description Details Page • Estimated Project Water See application ERU's • Water Quality None • Project Consistent with Yes Water Master Plan • Impacts/Concerns A portion of the proposed 8"water main will need to be upsized to 12". The reason for the 12" size is for future abandonment of the existing 12" in Eagle Road due to avoiding utilities crossing the roundabout at the Amity intersection. C. Project Area Maps Future Land Use Map Aerial Map Legend � Leg-end i 0 Pro"ec- Lxa-or lei Project LacaIion AWUiurn Densely - ideRtlal uLJ W id till udhu+� LdV iden ial Zoning Map Planned Development Map Legend RU! R 0 Legend Pro"ea Lcca=or ,ys.R.;- RU letProjevTLflca�iar +_i City Limit - 3R-- 78 —iilw. — Planned Pnime s R- RUT R HE -C � RS, T RUT RUT RUT R= R- � I � RUT RUTrR R . _R- ..AFAR RUT a Page 4 Meridian City Council Meeting Agenda April 28,2020- Page 192 of 272 Note: The subject property also includes a 172'x 709'+1-remnant piece of R-8 zoned land on the northern portion of the east side of the site(not included in the selected area on the above maps) that was left out of the preliminary plat for Hill's Century Farm Commercial Subdivision to the east(see zoning map above with arrow pointed toward referenced area). This area was allowed to be included in a future plat with the property to the west(i.e. the subject property). III. APPLICANT INFORMATION A. Applicant: Martin L. Hill,Hill& Hill Properties—3625 E. Amity Rd., Meridian, ID 83642 B. Owner: Same as Applicant C. Representative: Michael D. Wardle,Brighton Corporation—2929 W.Navigator Dr.,Meridian, ID 83642 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Notification published in 2/14/2020 4/6/2020 newspaper Notification mailed to property owners within 300 feet 2/11/2020 4/6/2020 Applicant posted public hearing 3/8/2020 4/8/2020 notice on site Nextdoor posting 2/11/2020 4/8/2020 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 Mixed Use—Neighborhood(MU-N). The purpose of the Commercial designation is to assign areas where neighborhood-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominantly single- use developments by incorporating a variety of uses.Land uses in these areas should be primarily residential with supporting non-residential services.Non-residential uses in these areas tend to be smaller scale and provide a good or service that people do not travel far for(approximately one mile) and need regularly. Employment opportunities for those living in the neighborhood are encouraged. Connectivity and access between non-residential and residential land uses is particularly critical in MU-N areas. Tree-lined,narrow streets are encouraged. Developments are also encouraged to be designed according to the conceptual MU-N plan depicted in Figure 3-1 in the Comprehensive Plan. Residential densities should comprise a minimum of 40% of the development area at densities ranging from 6 to 12 units/acre. The majority of the site(more than the minimum 40%) is proposed to development with single-family residential attached and detached homes at a gross density of 4.07 units/acre;the remainder of the site is proposed to develop with non-residential services consisting of a self-service storage facility and commercial retail/office uses. Although multi-family or duplexes aren't proposed as a transition Page 5 Meridian City Council Meeting Agenda April 28,2020— Page 193 of 272 between single-family homes and the commercial uses as depicted on the conceptual MU-N plan in the Comprehensive Plan, attached dwellings on smaller lots are proposed along the northern shared boundary. Although Staff would prefer more of a transition in uses in this area,the required 25' wide landscaped buffer on the commercial property and the 6' tall cedar fence proposed along the residential boundary will assist in buffering the residential from the commercial uses. The north phase of the residential area will have narrow(i.e. 29')tree-lined streets. The storage facility will provide a needed service for area residents and the commercial uses should provide employment opportunities and services for residents in the area. Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Provide for a wide diversity of housing types(single-family,modular,mobile homes and multi- family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development."(3.07.03B) The proposed mix of single family attached and detached homes with standard and age qualified (SS+) options will contribute to the variety of housing types available in the City. • "Provide housing options close to employment and shopping centers."(3.07.02D) The proposed development will provide housing options in close proximity to office and commercial uses planned to develop in this area. • "Require open space areas within all development."(6.01.01A) An open space exhibit is included in Section VIII.G that complies with the minimum UDC standards listed in UDC 11-3G-3. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City."(3.01.0117) The proposed development is currently within the City and urban services can be provided to this development. • "Restrict private curb cuts and access points on collectors and arterial streets."(3.06.02D) One(1)public street access (W. Rockhampton St) is proposed via S. Eagle Rd. and one (1) public street access (S. Tavistock Ave) is proposed via E.Amity Rd. Staff is of the opinion the proposed accesses shown in Section HITE are acceptable unless otherwise restricted by the City Council and/or ACHD. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system."(3.03.03B) Detached sidewalks are proposed throughout the development along internal local streets and adjacent to abutting arterial streets (i.e. Eagle Rd. &Amity Rd.). There are no pathway connections to this development from the south except for the sidewalk along the stub street to this property.A pathway stub is proposed to the commercial portion of the development to the north for interconnectivity.A micro path connection is also proposed mid-block at the west boundary of the site connecting to the sidewalk along S. Eagle Rd. In reviewing development applications,the following items will be considered in all Mixed Use areas,per the Comprehensive Plan(pgs.23-24): (Staffs analysis in italics) • "Residential densities should be a minimum of six dwellings/acre." The gross density for the overall residential portion of the development is 4.07 units per acre with a net density of 7.28 units per acre, which is consistent with the density range in the Development Agreement of 4 to 8 units/acre (net)previously approved for this project. Page 6 Meridian City Council Meeting Agenda April 28,2020— Page 194 of 272 • "Where feasible,higher density and/or multi-family residential development will be encouraged, especially for projects with the potential to serve as employment destination centers and when the project is adjacent to US 20/26, SH-55, SH-16 or SH-69." Medium density single-family residential uses are proposed; this project is not adjacent to a State Highway although it is within a mile of E. Lake Hazel Rd., a mobility corridor. • "A conceptual site plan for the entire mixed-use area should be included in the application." A conceptual development plan was submitted for the proposed mixed use development, included in Section VIII.C. • "In developments where multiple commercial and/or office buildings are proposed(not residential),the buildings should be arranged to create some form of common,usable area, such as a plaza or green space." Staff recommends the future buildings in the retail/professional office area are arranged in accord with this provision. To ensure future consistency with this provision,Staff recommends a concept plan for that overall area is submitted prior to the City Council hearing that demonstrates how this will be accomplished. • "The site plan should depict a transitional use and/or landscaped buffering between commercial and existing low-or medium-density residential development." There are no existing residential uses, only proposed residential uses, adjacent to the commercial portion of the development; a minimum 25'wide dense landscape buffer landscaped per the standards listed in UDC 11-3A-9C will be required on the commercial property with development. • "A mixed-use project should include at least three types of land uses [i.e. commercial(includes retail,restaurants, etc.), office,residential, civic(includes public open space,parks,entertainment venues, etc.),and industrial]. Exceptions may be granted for smaller sites on a case-by-case basis." The proposed development will include a mix of residential, commercial retail, office, and industrial(storage units) uses as desired. • "Community-serving facilities such as hospitals,churches, schools,parks, daycares, civic buildings, or public safety facilities are expected in larger mixed-use developments." Medical offices (St. Luke's), a City Park(Hillsdale), the YMCA and an elementary school (Hillsdale) all exist within % mile to the east of this site. • "Supportive and proportional public and/or quasi-public spaces and places including but not limited to parks,plazas, outdoor gathering areas,open space, libraries, and schools are expected; outdoor seating areas at restaurants do not count." A City Park abuts the east boundary of this site and an elementary school, YMCA and small library is on the east side of the park.A site plan is not included for the retail/office portion of the development. The Applicant should design this area with buildings arranged to create some form of common, usable area, such as a plaza or green space in accord with this provision. • "All mixed-use projects should be directly accessible to neighborhoods within the section by both vehicles and pedestrians." The commercial portion of the development will be accessible to the residential neighborhood by vehicles via a local public street; a pedestrian connection is proposed at the north boundary of the residential area to the commercial area. • "Street sections consistent with the Ada County Highway District Master Street Map are required within the Unified Development Code." The Master Street Map does not depict any streets across this property. Page 7 Meridian City Council Meeting Agenda April 28,2020— Page 195 of 272 • "Because of the existing small lots within Old Town, development is not subject to the Mixed- Use standards listed herein." The proposed development is not within Old Town; therefore, this provision is not applicable. In reviewing development applications,the following items will be considered in MU-N areas, per the Comprehensive Plan(pg. 25): (Staffs analysis in italics) • "Development should comply with the items listed for development in all Mixed Use areas." See previous section and associated analysis. • "Residential uses should comprise a minimum of 40%of the development area at densities ranging from six to 12 units/acre." With the 26 independent living units planned to the east of the single-family portion of the development, the overall gross density of the residential area is 4.4 units/acre(7.35 units/acre net), which is below the desired target range of the MU-N designation but within the range listed in the DA of 4 to 8 units/acre (net). • "Non-residential buildings should be proportional to and blend in with residential buildings." Concept elevations submitted for the storage facility while somewhat proportional in height, do not "blend"with the residential buildings in color,materials or design; concept elevations were not submitted for the commercial retaiUoffice or independent living portions of the development. To ensure consistency with this provision in the future,Staff recommends the Applicant make changes to the storage facility elevations to comply with this provision and submit concept elevations for the commercial buildings and independent living units that demonstrate a cohesive design that is proportional to and blends with the single-family residential buildings prior to the City Council hearing. In the alternative, design guidelines may be submitted for the overall development that demonstrate consistency with this provision. • "Unless a structure contains a mix of both residential and office, or residential and commercial land uses,maximum building size should be limited to a 20,000 square-foot building footprint. For the development of public school sites,the maximum building size does not apply." Residential uses are not proposed with the commercial retail and office uses. None of the structures within the storage facility exceed the 20,000 square foot(sf.) building footprint. Future commercial retail/office buildings(without residential uses)should not exceed 20,000 sf. • "Supportive and proportional public and/or quasi-public spaces and places such as parks,plazas, outdoor gathering areas, open space, libraries, and schools should comprise a minimum of 10%of the development area. Outdoor seating at restaurants do not count towards this requirement." A City Park, YMCA, and elementary school exist to the east of this site and comprise over 10%of the MU-N designated area. • "Where the development proposes public and quasi-public uses to support the development above the minimum 10%,the developer may be eligible for additional residential densities and/or an increase to the maximum building footprint." Public and quasi public uses have already been developed or are in the development process directly to the east of this site exceeding the minimum 10%. No such increases to density or building footprint are requested. VI. UNIFIED DEVELOPMENT CODE ANALYSIS U. A. DEVELOPMENT AGREEMENT MODIFICATION(MDA) A modification to the existing Amended Development Agreement(H-2018-0127,Instrument #2019-033207)is proposed consisting of an update to the conceptual development plan for the Page 8 Meridian City Council Meeting Agenda April 28,2020— Page 196 of 272 site and text changes to some of the provisions in Section#5.1 of the agreement as noted in Section VIII.A of this report. The existing approved concept plan depicts a bubble plan for medium density residential, a proposed cell tower,commercial(C-N zoned), elementary school,YMCA, City Park, library, and health center complex uses on the site. The proposed plan still includes these uses but amends the northern portion of the residential area to also include self-service storage and retail/professional office uses; and amends the southern portion of the commercial (C-N zoned)area to also include independent living, and assisted living(see Section VIII.A). The northern portion of the site proposed for storage and commercial uses is proposed to be rezoned from R-8 to C-N and C-C and the portion proposed for independent living is proposed to be rezoned from C-N to R-15 to accommodate the proposed uses. Because the proposed uses are all listed as allowed uses in the applicable zoning districts per UDC Tables 11-2A-2 and 11-2B-2 and are uses that are desired within the MU-N FLUM designation, Staff is supportive of the proposed MDA. The proposed changes to the text of the agreement are noted in strike-out/underline format; Staff's comments in response to the proposed changes are noted in italic text. Staff is supportive of the proposed MDA request. B. REZONE(RZ) A rezone of a total of 39.9 acres of land from the R-8 zoning district to the C-N(4.9 acres), C-C (4.35 acres),and R-15 (30.65 acres)zoning districts is proposed, as depicted on the legal descriptions and associated exhibit maps in Section VIII.B. The proposed rezone and uses in these districts are consistent with the MU-N FLUM designation as discussed above in Section V; the C-C zoning district is requested for the storage facility as such uses are prohibited in the C-N district. The City may require a Development Agreement(DA) in conjunction with a rezone pursuant to Idaho Code section 67-6511A. In order to ensure future development as proposed with this application is consistent with the associated design elements of the Mixed Use FLUM designation, staff recommends new DA provisions are added to the proposed amended DA provisions included in Section VIII.A. C. CONDITIONAL USE PERMIT(CUP)-SELF-SERVICE STORAGE FACILITY A CUP is proposed for a 73,730 square foot(s.f.)443-unit self-service storage facility consisting of 8 structures ranging in size from 7,075 to 13,709 square feet on 3.89 acres of land in the C-C zoning district in accord with UDC Table 11-2B-2. Development of the facility should be consistent with the dimensional standards listed in UDC Table 11-213-3 for the C-C zoning district. A variety of storage unit sizes are proposed ranging from 5' x 5' to 14' x 35' as shown on the schematic site plan in Section VIII.D. One hundred thirty two (132)of the storage units are proposed to be climate controlled. Page 9 Meridian City Council Meeting Agenda April 28,2020— Page 197 of 272 Specific Use Standards: The proposed use is subject to the following standards: (Staff comments in italics) UDC 11-4-3-34, Self-Service Storage Facility,as follows: A. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial place of business. The manufacture or sale of any item by a tenant from or at a self-service storage facility is specifically prohibited. The Applicant shall comply. B. On site auctions of unclaimed items by the storage facility owners shall be allowed as a temporary use in accord with chapter 3, article E, "Temporary Use Requirements", of this title. The Applicant shall comply. C. The distance between structures shall be a minimum of twenty five feet(25'). The proposed site plan complies. D. The storage facility shall be completely fenced,walled, or enclosed and screened from public view. Where abutting a residential district or public road, chainlink shall not be allowed as fencing material. The perimeter buildings and a 6'tall fence (where no buildings are proposed)will screen the site from public view. E. If abutting a residential district,the facility hours of public operation shall be limited to six o'clock(6:00)A.M.to eleven o'clock(11:00)P.M. The site abuts planned residential uses along the south boundary; the Applicant shall comply. F.A minimum twenty five foot(25')wide landscape buffer shall be provided where the facility abuts a residential use,unless a greater buffer width is otherwise required by this title. Landscaping shall be provided as set forth in subsection 11-3B-9C of this title.A 25'wide landscape buffer is proposed along the southern boundary of the site adjacent to planned residential uses; the buffer should be planted with a mix of materials(i.e. evergreen and deciduous trees,shrubs, lawn or other vegetative groundcover)that results in a barrier that allows trees to touch at maturity—more trees/shrubs should be added to achieve the desired barrier. To prevent incidences of crime in this area that isn't visible from a public street, Staff recommends the area is fenced off from public access in accord with CPTED(Crime Prevention through Environmental Design)guidelines. G. If the use is unattended,the standards in accord with section 11-3A-16, "Self-Service Uses", of this title shall also apply. See standards below. H. The facility shall have a second means of access for emergency purposes.A secondary emergency only access is proposed at the west end of the site via E.Amity Rd. as depicted on the site plan. 1. All outdoor storage of material shall be maintained in an orderly manner so as not to create a public nuisance. Materials shall not be stored within the required yards. Stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. The Applicant shall comply. J. The site shall not be used as a"vehicle wrecking or junk yard" as herein defined. The Applicant shall comply. K. For any use requiring the storage of fuel or hazardous material,the use shall be located a minimum of one thousand feet(1,000)from a hospital.No fuel or hazardous material will be stored on the site. Page 10 Meridian City Council Meeting Agenda April 28,2020— Page 198 of 272 UDC 11-3A-16, Self-Service Uses, as follows: Any unattended, self-service uses, including,but not limited to,laundromats, automatic teller machines(ATMs),vehicle washing facilities,fuel sales facilities, and storage facilities, shall comply with the following requirements. The Meridian Police Chief or designee may approve alternative standards where it is determined that a similar or greater level of security is provided. A. Entrance or view of the self-service facility shall be open to the public street or to adjoining businesses and shall have low impact security lighting. B. Financial transaction areas shall be oriented to and visible from an area that receives a high volume of traffic, such as a collector or arterial street. C. Landscape shrubbery shall be limited to no more than three feet(Y) in height between entrances and financial transaction areas and the public street. Staff has reviewed these standards and found the proposed plan to be in general compliance with these standards with the recommended conditions. Access: Access to the facility is proposed via a driveway from E. Amity Rd. on the east side of the site;the entry to the facility faces future commercial uses to the east. An emergency only access is proposed via E.Amity Rd. as depicted on the site plan. Common Driveways(UDC 11-6C-3): All common driveways are required to comply with the standards listed in UDC 11-6C-3D. Two(2)common driveways are proposed that comply with UDC standards. An exhibit is required to be submitted with the final plat application that depicts the setbacks,fencing,building envelope and orientation of the lots and structures.Driveways for abutting properties that aren't taking access from the common driveway(s) should be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5-foot wide landscaped buffer. A perpetual ingress/egress easement for the common driveway(s)is required to be filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment.A copy of the easement should be submitted to the Planning Division prior to signature on the final plat. Signage should be provided at the ends of the common driveways on Lots 19 and 54,Block 1 for emergency wayfinding purposes as requested by the Fire Department. Parking: Off-street parking for the office associated with the storage facility is required to be provided in accord with the standards listed in UDC 11-3C-6. Based on 800 square feet for the proposed office, a minimum of one(1) space is required; a total of 4 spaces are proposed in excess of the minimum required. Landscaping: A 25' wide street buffer is required along E. Amity Rd. as set forth in UDC Table 11-2B-3,landscaped per the standards listed in UDC 11-3B-7C; the proposed buffer complies with UDC standards. Landscaping is proposed in accord with UDC standards. A 25' buffer to residential uses is also required as discussed above. Sidewalk/Pathway: A detached sidewalk is required along E. Amity Rd., an arterial street,per UDC 11-3A-17C. The Park's Department requests a 10'wide detached multi-use pathway is provided instead of a 5'wide sidewalk. Page 11 Meridian City Council Meeting Agenda April 28,2020— Page 199 of 272 Hours of Operation: Business hours of operation in the C-C district are limited from 6:00 am to 11:00 pm when the property abuts a residential use or district per UDC 11-2B-3B consistent with UDC 11-4-3-34E. Building size: As discussed above in Section V,the Comprehensive Plan states,building size should be limited to a 20,000 s.f.building footprint if the structure doesn't have a residential component with the office or commercial use;this applies to all future commercial retail/office on the site. The Applicant requested a deviation from this standard for the storage facility; however, none of the individual structures exceed 20,000 square feet,therefore, a deviation from this provision is not necessary. Building Elevations: Conceptual building elevations were submitted for the storage facility structures, included in Section VIII.1. Building materials consist of vertical reveal metal panels with stucco finish, fiber cement panels with metal channel reveals, and typical fascia with stone wall accents. Structures have step-backs for modulation along E. Amity Rd. As discussed above in Section V,the proposed elevations do not demonstrate a cohesive design that is proportion to and blends with the residential buildings within the development as desired in the MU-N FLUM designation. Therefore,the proposed concept elevations are not approved.Revised concept elevations(or design guidelines) should be submitted accordingly prior to the City Council hearing.Final design is required to comply with the design standards listed in the Architectural Standards Manual. Certificate of Zoning Compliance/Design Review: A Certificate of Zoning Compliance and Design Review application shall be submitted to the Planning Division and approved prior to submittal of building permit applications for the site. Prior to submittal of these applications the property is required to be subdivided. D. PRELIMINARY PLAT The proposed preliminary plat consists of a total of 147 buildable lots (137 residential and 10 commercial)and 18 common lots on 43 acres of land in the R-8,R-15, C-N and C-C zoning districts. A phasing plan is depicted on the plat that reflects four(4)phases of development(see Section VIII.E); however,the residential phase is anticipated to develop in one phase. The storage facility is proposed to develop first. Existing Structures/Site Improvements: There is an existing home and accessory structures at the northeast corner of the site that are proposed to be removed with development;these structures should be removed prior to the City Engineer's signature on the final plat for the phase in which they are located.There is also an existing home and accessory structure that is proposed to remain on Lot 150,Block 1, which complies with the dimensional standards(i.e. setbacks)of the R-8 district listed in UDC Table 11-2A-6. Dimensional Standards (UDC 11-2): All development should comply with the dimensional standards for the applicable district as follows: UDC Tables 11-2A-6(R-8 district); 11-2A-7(R-15 district); and 11-2B-2 (C-N and C-C districts). Design: All subdivisions are required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3C(i.e. streets,alleys,common driveways,block face, etc.). An Page 12 Meridian City Council Meeting Agenda April 28,2020— Page 200 of 272 exception to UDC 11-6C-3A.1,which prohibits through properties is requested through the PUD (see analysis below). Access(UDC 11-3A-3): Access is proposed on the plat as follows: One(1)public street access(W. Rockhampton St.)via S. Eagle Rd.; one (1)public street access(S. Tavistock Ave.)via E.Amity Rd.; and one shared driveway access for the proposed storage facility and commercial retail/office development via E. Amity Rd. Staff believes the proposed access is consistent with the standards listed in UDC 11- 3A-3. Private streets are proposed for internal access within the North Phase of the development(see analysis below); two(2)common driveways are also proposed off private streets. Private Streets: Private streets are required to comply with the standards listed in UDC 11-3F-4. Private streets are not intended for single-family developments other than those that create a common mew through the site design or that propose a limited gated residential development. Private streets are proposed within the North Phase of the development for access to proposed attached and detached units; two(2)gated entries and mews with alley accessed homes are proposed in the central portion of the development. The private street standards restrict development to no more than 50 dwelling units and don't allow common driveways off of a private street. The Applicant requests alternative compliance to UDC 11-3F-4A.4b to allow 124 units accessed off private gated streets; and to 11-3F-4A.6 to allow 2 common driveways off private streets. Requests for alternative compliance are only allowed when one or more of the conditions in UDC 11-5B-5B.2 exist. The Applicant's justification is, "The proposed design includes innovative design features based on"new urbanism,""neotraditional design,"or other architectural and/or site designs that promote walkable and mixed use neighborhoods."The Applicant believes the unique site design of gated,private streets, alleys, and common driveways; and common areas and pathways in combination with the character and diversity of the proposed dwellings achieves the aforementioned objective. Further,the Applicant believes approval of the alternative compliance request will provide a superior means of meeting the requirements of the UDC as is the intent for requests for Alternative Compliance.For these reasons,the Director has approved the Applicant's request for private streets and alternative compliance as it meets the requirements for such a request; see associated Findings in Section X.E and F. The Applicant or Owner shall have one year to complete the tasks listed in UDC I1-3F-3B for final approval of the private streets proposed within the development. No building permit shall be issued for any structure using a private street for access to a public street until the private street has been approved. The Applicant should coordinate with Terri Ricks and Fire Dept.for addressing lots accessed by alleys without frontage on a public street.Address signage for wayfinding purposes should be provided in these areas as well as at the private street for homes accessed by common driveways. Pathways(UDC 11-3A-8): The Park's Dept. requests a 10' wide multi-use pathway is provided within the street buffers in place of sidewalks along S.Eagle Rd. and E.Amity Rd.within a 14'wide public use easement.The pathway should be depicted on a revised plan submitted with the final plat application. Page 13 Meridian City Council Meeting Agenda April 28,2020— Page 201 of 272 A pathway stub is proposed to the sidewalk along S. Eagle Rd. and to the commercial development to the north,which will extend along the east side of the service driveway adjacent to the commercial retail/office pads to the sidewalk along E. Amity Rd. Sidewalks(UDC 11-3A-1 : Sidewalks are required to be provided along all streets as set forth in UDC 11-3A-17. Five foot wide detached sidewalks with 8' wide parkways are proposed throughout the development in accord with UDC standards. As noted above, Staff recommends a 10' wide detached multi-use pathway is provided instead of a typical 5' wide sidewalk along S.Eagle Rd. and E.Amity Rd.,as requested by the Park's Dept. Parkways (UDC 11-3A-1 Parkways are required to be constructed and landscaped in accord with the standards listed in UDC 11-3A-17E. Eight-foot wide parkways are proposed with Class II trees adjacent to all streets within the development in accord with UDC standards. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required along S. Eagle Rd. and E. Amity Rd.,both arterial streets, per UDC Tables 11-2A-7 and 11-2B-3, landscaped per the standards listed in UDC 11-3B-7C as proposed. If the unimproved right-of-way is 10' or greater from the edge of pavement to the edge of sidewalk or property line,the developer shall maintain a 10' compacted shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative ground cover as set forth in UDC 11-3B-7C.5; this appears to apply along E.Amity Rd. Parkways are required to be landscaped in accord with the standards listed in UDC 11-3A-17 and II-3B-7C as proposed. Open space areas are required to be landscaped in accord with the standards listed in UDC 11- 3G-3E as proposed. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5'wide landscaped buffer per UDC 11-6C-3D.5.If applicable,depict landscaping in accord with this standard on a revised landscape plan. Qualified Open Space(UDC 11-3 : A minimum of 10%qualified open space is required to be provided for the residential development as set forth in UDC 11-3G-3B. Based on a total of 33.64 acres for the residential area, a minimum of 3.36 acres is required to be provided; a total of 5.5 acres(or 16.4%) is proposed,which exceeds the minimum standards. This calculation does not include 8' wide parkways along internal streets which also qualify toward the qualified open space standards. Qualified Site Amenities(UDC 11-3 Based on 33.64 acres for the residential area, a minimum of two(2)qualified site amenities required; a clubhouse, swimming pool, segments of the multi-use pathway system, and outdoor activity complex(specific amenities in this area are to be determined at CZC)are proposed in excess of the minimum standards. Waterways(UDC 11-3A-6): There are no significant waterways that cross this site other than possibly user ditches.All irrigation ditches crossing the site are required to be piped with development. Page 14 Meridian City Council Meeting Agenda April 28,2020— Page 202 of 272 Fencing(UDC 11-3A-6,11-3A- • All fencing is required to comply with the standards listed in UDC I I-3A-7. Six-foot tall solid stained cedar fencing is proposed(or exists) along the perimeter boundary of the subdivision. Open vision wrought iron fencing and some closed vision fencing is proposed adjacent to internal common areas; fences abutting pathways and common open space that aren't entirely visible from a public street such as on the east side of Lot 107,Block 1, shall be revised to comply with the standards listed in UDC 11-3A-7A.7.A detail of the open vision wrought iron fence that complies with the standards listed in should be included on a revised landscape plan. Utilities(UDC 11-3A-21): Utilities shall be installed with development in accord with the standards listed in UDC 11-3A- 21. Building Elevations: Conceptual building elevations were submitted for the single-story, single- family attached and detached dwellings in"Cadence",the age restricted 55 and older portion of the development,included in Section VIII.1. Building materials consist of a variety of materials including vertical,horizontal and shake siding and stucco with stoneibrick accents. Conceptual elevations were not submitted for the estate lots in the R-8 district along the southern boundary of the development. Final design of the attached structures is required to comply with the design standards listed in the Architectural Standards Manual. A Design Review application is required to be submitted to the Planning Division and approved prior to submittal of building permit applications for the single-family attached units; all attached structures are required to comply with the design standards listed in the Architectural Standards Manual. A Certificate of Zoning Compliance and Design Review application is required to be submitted for the clubhouse and swimming pool area and approved prior to submittal of a building permit application. The design of the structure is required to comply with the design standards listed in the Architectural Standards Manual. The Applicant requests approval for this area to be constructed prior to subdivision of the property; Staff is amenable to this request. E. PLANNED UNIT DEVELOPMENT(PUD) A Planned Unit Development is proposed to enable the provision of a mix of attached and detached age-qualified 55+dwelling units that incorporate a variety of housing types and setbacks unique to unit and site design. The development is proposed to be gated for security purposes and have private streets, alleys and a common driveway for access to the units within the development. Setbacks: Deviations to the typical R-15 building setback requirements are proposed as noted below; and to UDC 11-6C-3B.5,which requires alleys to be designed so that the entire length is visible from a public street. Although not visible from a public street as public streets aren't proposed within the PUD area,the entire length of the alleys are visible from internal private streets. H0mE r L0T TYVF& FROM Y FLc SID& *Mrr SINi NFAKi TRADMO,uL-dI i EY Pxax SIDE $'0' C-0' J.4r C-0' r-F FxriO.FiRWT reuzAdE is-o' W-' N47 a43' 1741' STpNRWO-FRONT uOE W-4' W-W Y-W 75'-0' IT4Y c ATTAGHEQ HQf.%--4 MTBV xa 4ME_T*EE MASLf£.0 FR M e00--2F ME WAK Page 15 Meridian City Council Meeting Agenda April 28,2020— Page 203 of 272 No deviations to the setbacks are requested or approved to the setbacks along the periphery of the planned development in accord with UDC 11-7-4A.1. Through Properties: The UDC(11-6C-3A.1)prohibits through properties except where it is shown that unusual topography or other conditions make it impossible to meet this requirement; through properties shall be limited to one street access on one frontage, designated by a note on the final plat. Lot 150,Block 1,where the existing home is proposed to remain,is a considered a"through"lot as it has frontage on two streets (E.Hill Park Ln.&W. Rockhampton Ct.).As part of the PUD request,the Applicant requests Council approval of an exception to this standard due to the unusual 2.57 acre size of the proposed lot,the northerly orientation and location of the residential structure, and its separation from the detached shop structure 150' to the south to allow access to be provided from both streets (E.Hill Park Ln.for the home and W.Rockhampton Ct.for the shop). Parking(UDC 11-3C-6) Off-street parking is required to be provided in accord with the standards listed in UDC Table 11- 3C-6 for residential uses,which requires parking pads to be provided in addition to garage parking spaces based on the number of bedrooms per unit(i.e. 1-2 bedroom units require 2 spaces per unit with at least one of those being in an enclosed garage,the other space may be enclosed or a minimum 10' x 20' parking pad; 3-4 bedroom units require 4 spaces per unit with at least two of those being in an enclosed garage,the other spaces may be enclosed or a minimum 10' x 20' parking pad). The standard—front garage and patio—front garage units allow for 20' parking pads but the traditional—alley garage and traditional—alley park side lots do not. alter-native wee-tn-the Off StFeet PRF!dHgstundards listed in 7�able 11 3C 6 single family dwellings shall be submitted and approved by the DiFeetor-PAOF tO the City Couneil .Two-car garages are proposed for these 2-bedroom units,which comply the aforementioned parking standards;therefore,alternative compliance is not required. Because 29' wide private streets are proposed within the development, parking is only allowed on one side of the street and should be provided on the street side adjacent to the alley accessed units rather than the patio homes with front accessed garages to allow for more spaces that aren't encumbered by driveways.An extra 30 parking spaces are proposed in the central portion of the development next to the community center which can accommodate guest parking in addition to on-street parking. Analysis of Compliance with PUD Standards (UDC 11-7- The proposed uses within the PUD area are interconnected through a system of private streets and pathways through common areas. Buildings are clustered to enable larger, more usable areas for common use and enjoyment. A minimum of 80 square feet ofprivate, usable open space is required to be provided for each unit; this requirement can be satisfied through porches,patios, decks and enclosed yards as set forth in UDC 11-7-4B. A variety of housing types are proposed consisting of conventional single-family detached homes on estate lots, single-family attached patio homes, traditional detached alley-loaded homes and traditional detached alley park side homes. The residential gross density of the north phase (i.e. age restricted portion) of the development is 4.66 units/acre with a net density of 9.03 units/acre, which is consistent with the Development Agreement provisions for desired density. Page 16 Meridian City Council Meeting Agenda April 28,2020— Page 204 of 272 VII. DECISION A. Staff: Staff recommends approval of the proposed DA modification,RZ, PP, CUP and PUD applications; the Director approved the request for ALT and tentatively approved the PS request. B. The Meridian Planning&Zoning Commission heard these items on March 5 and 19, 2020. At the public hearing on March 19t1i,the Commission moved to recommend approval of the subject CUP,MDA,PUD,PP and RZ requests. 1. Summary of Commission public hearing_ a. In favor: Mike Wardle,David Turnbull b. In opposition: None c. Commenting:None d. Written testimony: David Palumbo;Mike Wardle, Brighton Corporation in agreement with staff report) e. Staff presenting application: Sonya Allen f. Other Staff commenting on application:None 2. Ke, issue(s)of public testimony_ a. Would like to see the improvements (i.e. 4-lane roadway expansion)to E. Amity Rd. completed prior to any developments in this area commencijM b. Concern pertaining to the adequacy of parking proposed for the development; 3. Key issue(s)of discussion by Commission: a. Desire for the storage unit structures to have nice design elements(not just metal,)due to its location on a prominent corner; b. Question as to whether or not proposed dwelling units will be owner-occupied or rental units(answer is there is a section of independent living units next to the assisted living &memory care units that will be rental units for folks transitioning from a Cadence type product or somewhere in between—services will be shared between the assisted living&the independent living); c. In favor of this type of use in close proximity to the YMCA and the City park; d. Supportive of age-qualified use in this location due to area schools being over capacity; e. Suggestion that the Applicant consider an"L"shape for the storage fg acility that would allow more commercial retail/office uses in front adjacent to Amity Rd. and possibly extend the storage fly further to the east on the back side. 4. Commission change(s)to Staff recommendation: a. None 5. Outstandin issue(s)for City Council: a. The Applicant submitted revised site and landscape plans included in Section VIII, and a response to the Commission's recommendation and requested changes here:Applicant's Response—Staff's related comments are here: Staffs comments b. The Applicant requests Council approval of a modification to DA provision#5.1e, which requires the existing(Mg , Hill's)home to hook up to City water and sewer service within 60 days of services becoming available from the adjacent R-8 zoned propeM per MCC 9-14A to instead require the home to be hooked up to City services within 60 days of the final platting of the estate lots. b. In response to Staff s recommendation in DA provision#5.1 g.vi in Section VIII, the Applicant submitted design guidelines for the commercial and residential buildings within the development governed by the DA as follows:Design Guidelines Page 17 Meridian City Council Meeting Agenda April 28,2020— Page 205 of 272 C. The Meridian City Council heard these items on April 21.2020.At the public hearing.the Council moved to approve the subject CUP. MDA, PUD. PP and RZ requests. 1. Summary of the City Council public hearing: a. In favor: Mike Wardle,Jon Wardle, Lars Hansen. and David Turnbull.Brighton Corporation b. In opposition:None c. Commenting d. Written testimony: Mike Wardle,Brighton Corp. e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: Joe Bongiomo, Fire Dept. 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by City Council: a. The Applicant's request for removal of the requirement to provide of a 10' wide multi- use pathway within the street buffers along Amity and Eagle Roads: b. The provision of common usable area as proposed by the Applicant in the commercial portion of the development in relation to DA provision#5.1gii. C. Consistency of the proposed design guidelines and concept elevations for the residential and commercial uses with the provision in the MU-N designation in the Comprehensive Plan for non-residential buildings t�proportional to and blend in with residential buildings. d. The Applicant's request for allowance of a building permit to be issued for the community center prior to subdivision of the property. e. The Applicant's request for Marty Hill's home to hook up to City sewer and water within 60 days of the final platting of the estate lots. 4. City Council change(s)to Commission recommendation: a. Delete conditions#lc.#2b.#3c.#10a and#12 requiring a 10' wide pathway and associated easement along Amity and Eagle Roads- b. Add language to conditions#A.13 and#B.2.9 that would allow a building permit to be issued for the community center prior to the private streets receiving final approval and the subdivision being recorded- C. Modify DA provision#5.1e to allow the existing home(Marty Hill's)to hook N to City water and sewer service within 60 days of the final platting of the estate lots: d. The storage unit designquiM to be consistent with other commercial structures and is subject to the design guidelines for the development contained in the DA(see condition#A.71 e. A through driveway from E. Hill Park Ln.to W. Rockhampton Ct. shall be provided on the Hill property(Lot 150,Block 1) for emergency access purposes (see condition #A.l d)d). VIII. EXHIBITS A. Existing&Proposed Conceptual Development Plans and Text Changes to Development Agreement Inst.#2019-033207 for Proposed Development Agreement Modification Existing Concept Plan: Page 18 Meridian City Council Meeting Agenda April 28,2020— Page 206 of 272 Pwrem REVISED Updated Plan(daled: L'�',�� 12fIW2018)j RLtjW b) (-it) Hill Properties DA Modification lM�M�f • CENTURY FARM COM ERCIAL SUDOMMSIONI � t:Y�rt,a e•�. I allrolula orwsaTv R[i+arwllaE 1 F Y a •1. • 1 I BUFALTHY LIVING I SUBDIVISION" � � MrESTApA fLfMEHriLR1 iCN4C.• Y4ICA4 arY PARK.LIERARI HEAL TN CENTER COMPIE,Y L------_----------- --"----------� I!I[l'S[F1+t1UR1FARMSUBC�NISIClk ,,,,,,,�,-,,.,,,,,r",�,,,,,^•,,�. Proposed Concept/Bubble Plan: AMITY RDA IF HILLS C pTtlRYiFJ4RRt '� "• RET ILfPROFESSION L ' ELF-SERVICE STORAGE COMMERCI LSUEIq ISlON t OFF E ! �� INDEPENDENT WI Lj A ' VERANDA �I ASSISTED CADEE q WING _ AGE OW IF -/9 y n a by r - _ ESTATE -� m —Lo76 D 3 _ - 1. City Park ti I u MC ' y M NIVENFAO,IAL LOTS — Elefa s S. r � IHILL'S M IS1 N H Lu i[l,2�1�N�y COMCEPT�JENOARTH D Proposed Changes to the Text [pgs. 1-3 of Second Amendment to Development Agreement Inst. #2019-033207(H-2018-0127): (Staffs comments in italics—not to be included in final DA) Page 19 Meridian City Council Meeting Agenda April 28,2020- Page 207 of 272 1. OWNER/DEVELOPER shall be bound by the terms of the original Development Agreement, except as specifically amended as follows: 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. Owner/Developer shall develop the Property in accordance with the following special conditions: a. lwipr-eve S.Hillsdale Avenue as a p4lie st+eet adjacent to the east boundary of this site as requir by Ada County Highway Dist iet.No longer applicable (street has been constructed). b. Business hours of operation in the C-N district shall be limited from 6:00 am to 10:00 pm as set forth in UDC11-2B-3A.4,except for the YMCA which is allowed to operate from 5:00 am to 10:00 pm. The residential care facility use does not violate the limitation on the hours of operation. c. Future development of this site shall be generally consistent with the amended concept plans dated '-`ember ,Q 'n'Q October 30,2019 included in the Staff Report attached to the Findings of Fact and Conclusions of Law from the modification to Development Agreement(14 '^iz- 01 9 012:7H-2019- 0134) attached hereto as Exhibit"A". (Updated per MDA request) d. Future development of this site should include a pedestrian pathway network that links the mixed use area with the residential and the elementary school/YMCA site as well as adjacent off-site properties. Vehicular connections should also be provided for interconnectivity within the site. e. The existing home in the R-8 zoning district that is proposed to remain at the south boundary of the annexation area midway between S. Eagle Road and S. 14ovqy Lane Hillsdale Ave. shall be required to hook up to City water and sewer service within 60 days of seFviees bo,.,... ing av rabble f.,,m the development of the .,djaeefft n 8 zoned p po the final platting of the estate lots, per MCC 9-1-4A;the existing home that fronts on E.Amity Road that is proposed to be removed with redevelopment of the site and the existing home that fronts on S. Hillsdale Ave. that is proposed to remain in the C-N district as long as the Hill's reside there are not required to hook up to City services. (Street name changed) f. The rear or sides of homes on lots that face S. Eagle Road and E. Amity Re shall incorporate articulation through changes in materials,color,modulation,and architectural elements(horizontal and vertical)to break up monotonous wall planes and roof lines. (No longer applicable—no homes are proposed along Amity Rd.) g. To ensure future development is consistent with the objectives and vision of the MU-N designation the following items will be considered in reviewing development applications: i. Community serving facilities (i.e. a school,park,YMCA, library,hospitals, churches, daycares,civic buildings, or public safety facilities) should be provided; ii. Publie and quasi publie spaees(i.e.pla-zas,par-ks, outdoor-gathering ar-eas,open , ° ;No longer applicable—these areas have been provided with development of the City Park, YMCA and library and elementary school at approximately 20% of the overall development area. Ili. Street sections consistent with the Ada County Highway District Master Street Map are required; iv. Neighborhood serving uses and dwellings should be integrated; V. Residential uses should comprise a minimum of 40%of the development area with net densities ranging from 4 to 8 units per acre with supporting non-residential services. Page 20 Meridian City Council Meeting Agenda April 28,2020— Page 208 of 272 Non-residential uses should be smaller scale and provide a good or service that people typically don't travel more than a mile for and need regularly; vi. Non-residential buildings should be proportional to and blend in with residential buildings consistent with the design guidelines and conceptual elevations presented by the Applicant and approved by City Council included in Exhibit J, To ensure eonsistmey WM this ptw+ision hi the future, Sta inde pendent Uving miks that demonstrate a eohesive design that is pmporwo"al to and blends with the singk family residential buddiifp 194or so the City Counei A4 for the over-ag deveMpittens that demonstmte eonsisteney with this provision. vii. Employment opportunities for those living in the neighborhood are encouraged; viii. The mixed use project should be directly accessible to neighborhoods within the section by both vehicles and pedestrians; ix. Planning of the C-N property north of the park and YMCA shall consider appropriate visibility,parking and emergency access to the future neighborhood park. X. Sample uses appropriate in the MU-N area would include: townhouses, multi-family developments, neighborhood grocer, drug stores, coffee/sandwich/ice-cream shops, vertically integrated buildings, live-work spaces, dry cleaner/laundromat, salons/spas, daycares, neighborhood-scale professional offices, medical/dental clinics, gift shops, schools,parks,churches, clubhouses,public uses,and other appropriate neighborhood uses. eemer-of the site as buffer-ifig will be aehieved thr-otigh the adjaeent City park,YN4GA and sehool cemplex and the pr-epet4y willeventually of YMCA site. The City Park is in the development process and the YMCA and school is already constructed, no buffer was required to the Hill property and this provision is no longer applicable. i. The annexation area shall be subdivided prior to issuance of any building permits beyond those required for the development of the school, YMCA and park site, and a wireless communication facility, the assisted livingfacility,acility, medical clinic, and the Hill's Century Farm North community center complex on common Lot 101 as shown on the revised conceptual development plan dated October 22 30,241&2019;an4-the assisted living f eil4y a-a ,,.edie.ai ,.i Rie shE) - AM the, eta le 1 site plan approved with H 2016 0092� Note: See Staffs recommended new DA provisions included in Section IX.A.1 that should be added to the existing/proposed DA provisions in this section as a provision of the subject Rezone request. Page 21 Meridian City Council Meeting Agenda April 28,2020— Page 209 of 272 B. Legal Descriptions & Exhibit Maps for Rezone Overall Zoning Exhibit: r � AMITY ROA C-C -C_N • mod, � � - � .__ � .. , R_=S R-15 l Hillsdale Ysr _ City Park ��,'� ��1�'VMC - - u ilfsdal3 Elem HILL'S CENTURY FARM NORTH ZONING � j a EXISTING/ PROPOSED -- rn Page 22 Meridian City Council Meeting Agenda April 28,2020— Page 210 of 272 km 9233 WEST STATE STREET I BOISE,ID 83714 209.639.6939 FAX 208.639.6930 June�,3,2t}l� Project No.:18.137 EXHIBIT A LEGAL DMRIP71ON FOR REZONE TO C-N A parcel of land being a poitlon of the North 2/2 of the northwest 114 of Section 33,Township 3 North,Range 1 East,Boise Meridian,City of Meridian,Ada County,Idaho and being more particularly described as follows: Commencing at a found aluminum cap marking the Northwest corner of said Section 33,which bears N8915'22"VVa distance of2,660.61feotfrom a found brass cap marking the North 1/4 corner of said Section 3�; Thence following the northerly line of the NW 1/4 of 5ecti❑n 93,589'15'22"E a distance of 892.60 feet to the POINT OF BEGINNING. Thence followingsaid northerly line,589'15'22"E a distance of 609,12 feet to a paint; Thence leaving said northerly line,S00'16'11"W a distance of 350.17 feet to a point; Thence IN99"15'22"W a distance of612.02 feet to a point; Thence NOD'44'39"E a distance of 350316 feet tothe POINT OF BEGINNING. Said parcel contains4.909 acres,more or less,and Is subject to all existing easementsand{ordghts-of-way-of recofd urimpiied- Attached is EXHIBIT and by this reference made a part of. w 12459 Pd,p r' OF � q L. 'ap"o I 7101119 ENGINEERS SURVEYORS PLANNERS wwwv.krnengllp.com Page 23 Meridian City Council Meeting Agenda April 28,2020— Page 211 of 272 POLN I a COMMENCEMENT raw COR SECTION 33 E.AmItV Road POINT OF IRASI5 OF I3EARING3 BEGINNING 1469`15'22W 2660.93' NORTH I GDR SECTION 33 592.60' SLi9'15'22"f fi09.i2' -o ---R/NLd — A ° Total Rezone:4.90$± —b�.a � o APN: 51133223[31O ua $t 51 W212403 (POR.) � i " CURRI NT TONING: R—B g PROPOSED ZONING; C—N Ul Hill's Century Farm Ll, N69'I5'22V 612.02' Commercial Sub. No. 1 UNPLATTED UNPLATTEO R f4V- R/41- R�hV Healthy Living Subdivision � I! I N LEGEND _.._. 0 BRASS CAP ALUMINUM CAP CALCULATED POINT REZONE BOUNDARY — —SECTION LJNE 0 150 300 500 -EVW—RIGHT--OF—WAY LINE 1"=300' ENMNFERS.SURVEYORS.PLANNERT 923}WEST STATESTAEEf BUI55,i WhF-0D 53714 PHOHEjtpOI 638-843'9 FAX(20M 639-69P EXH I BIT B - REZONE TO C-N CENTURY FARM NORTH DATE fr13.1U19 PROJEL"r, 18-137 PUKE- : A PORTION OF THE N 1/2 NW 1/4 SHEE 1 OF 1 SECTION 33,T. 3 N., Ft. 1 E., B.M.,ADA COUNTY, ID Page 24 Meridian City Council Meeting Agenda April 28,2020— Page 212 of 272 '1 9233 WEST STATE STREET I BOISE,0 83714 1 Z08.639$M 1 FAX MSS 639.6530 June 13,2019 Project Na:18-137 EXHIBIT A tl GAL DESCRIPTION FOR REZONE TO C-C A parcel of land being a portion of the Northwest 1/4 of the Northwest 1/4 of Section 33,Township 3 North, Range 1 East,Boise Meridian,City of Meridian,Ada County,Idaho and being more particularly described as hollows; Commencing at found aluminum cap marking the Northwest corner of said Section 33,which bears h184°15'22"W a distance of 2,660.61 feet from a found brass cap marking the North 1/4 cornerof said Sertlon 33; Thence following the northerly line of the NW 1/4 of Section 33,S89'15'22`E a distance of 350.16 feet to the POINT OF BEGINNING. Thence following said northerly line,SS9'15'22"E a distance of 542.44 feettn a point, Thence leaving said northerly line,SOWV38"W a distance of 350.16 foot to a point; Thence N89"15'22"W a distancevf 539,24feet to a point; Thence N40°13'13"E a distance of 350.17 feet to the POINT OF BEGINNING. Said parcel contains 4.348 acres,more or less,and is subject to all existing easements and/or rights-of-way of record or Implied. Attached is EKHIBtT B and by this reference made a part of. 1245f) OF ENC,I SEERS j SURVIVORS PLANNERS www.kmengllp.cam Page 25 Meridian City Council Meeting Agenda April 28,2020— Page 213 of 272 l POINT OF COMMENCEMENT NW COR SECTION 33 E.Amity Road BASS OF 9EARINGS `J:,K TH 'f 4 C[H N89'15'22"W 2650,61" 350.16' S89'15'22'E 542A4' _ �R/W �i/41' — RfH' R/41�R�yH .... iV 00,13,13,E Total Rezone:4,34$± 500'44'36"W 360.17' APH: 3113M23410 (POR.) 350-1V CURRENT ZONING: R-•8 PROP05ED ZONNIM C-C 4 dJ N89182 YP 539.24' w UNPLATTEU CIO i UNPLATTE❑ f Healthy Living j Subdivision LEGEND BRASS CAP ALUIVINlJhi CAP CALCULATED PRINT REZONE BOUNDARY -- — —SECTION LINE 0 150 300 50L Rlti~' RIGHT-OF-WAY LINE F 1"=300' ENGINEERS.SwFtiuOkS.PLANNERS 9733 w8r 1TATf MEE! BOISE,IPAHB 83714 PHONE 120BI 639-W39 FAIL;2G6y ra4£93tl EXHBIT B - REZONE TO C-C CENTURY FARM NORTH DATE: SHEET: A PORTION OFTHE NW 1/4 NW 1/4 1 OF 1 SECTION 33, T. 3 N., R. 1 E., 5,M., ADA COUNTY, ID Page 26 Meridian City Council Meeting Agenda April 28,2020- Page 214 of 272 km WoMMEM 9233 WESTSTATE STREET I BOISE, ID 83714 1 208.639.6939 1 FAX 208.639.5930 December 24,2019 Project No,-184137 EXH113IT A LEGAL DESCRIPTION FOR REZONE TO R-15 A parcel of land being a portion of the North 1/2 of the Northwest 1/4 of Section 33,Township 3 North, Range 1 East,Boise Meridian,City of Meridian,Ada County,Idaho and being mare particularly described as follows: Commencing at found aluminumn cap markingthe Northwest corner of said Section 33,which bears NOO"13'13"E a distance of 2,677.50 feet from a found aluminum cap marking the West 1/4 corner of said Section 33; Thence following the westerly line of the Northwest 114 of Section 33,SOb`13'13"W a distance of 350.17 feet to the POINT OF BEGINNING. Thence leaving said westerly fine,S99'15'22"E a distance of 1,874.00feetto the subdivision boundaryof Hill's Century Farm Commercial Subdivision No.1(Book 115 of Plats at Pages 17,131through 17,134,retards of Ada County,Idaho); 'thence following said subdivision boundary the following six(6)courses: 1. S00'4438"W a distance of 27.68 feet 2, 589`46'03"E a distance of 134.85 feet; 3, S00°44'38"W a distance of 297.56 feet; 4. S57°16'19"W a distance of 13,%feet, 5. N89°46'03"W a distance of 16.60 feet; 6, S0013'57"W a distance of 31.50 feet; Thence leaving said subdivision boundary,N89°46'03"W a distance of 175.29 feet; Thence 231.25 feet along the arc of a circular curve to the right,said curve having a radius of 500.00 feet,a delta angle of 26'29'58",a chord bearing of N76'31'04"W and a chord distance of 229.20 feet; Thence N63°16'OS"W a distance of 105.11 feet; Thence 194.36 feet along the arc of a circular curve to the right,said curve having a radius of 170.50 feet a delta angle of 61'57'08",a chord bearing of S59"33'30"W and a chord distance of 175.51 feet; Thence N89°27'52"W a distance of 52.53 feet; Thence S0012'08"W a distance of 397.94 feet; Thence 560'37'07"1N a distance of 157.72 feet; Thence N89°27'52"W a distance of 583.30 feet; Thence 72.41 feetalong the arcof a curve to the right,said curve having a radius of 190.00 feet,a delta angle of 23°02'55",a chord bearing of N77°5624"IN and a chord distance of 7132 feet; Thence N66"24'57"W a distance of 40.65 feet; Thence 215.16 feet along the arcof a curve to the right,said curve having a radius of 200.54 feet,a delta angle of 61°29'O8",a chord bearing of 559°4734"W and a chord distance of 204.99 feet; Thence N89'27'52"W a distance of 273.35 feet to a point on the said westerly fine of the Northwest 1/4 of Section 33; Thence fallowing said westerly line,NOC°13'13"E a distance of 913.07 feet to the POINT OF BEGINNING. ENGINEERS I SURVEYORS I PLANNERS www.kmenglip.com Meridian City Council Meeting Agenda April 28,2020— Page 215 of 272 Said parcel contains 30.65 acres,more or less,and is subject to all existing easements and/or rights-of-way of record or implied. Attached is EXHIBIT Band by this reference made apart of. �145 ' °v L. 8 Page 28 Meridian City Council Meeting Agenda April 28,2020— Page 216 of 272 POINT OF COMMENCEMENT AW COR SECTON 33 E. Amity Raab NORTHEcn4 COR — — N5W15'22"44 2680.61' _ r! R RJw- -R/w�RfW RfW R/W RA LL O SD4'13'13"W ` 350.17' U nplatted44 a Aft S1 1 3322301 0 (POR.) 1Jflp B Ed AM S1133212403 (POR.) v: � 7 Ln S6W15'22"E 1574,00' L2= POINT OF L1 L BEGINNING � E N63'15'05'W " O i. N89'27'52 W 105.11' L4 L5 _ Total Rezone: 30.65 AC t 52.53' Cl LS vim APN. 51133223D1U (POR.) _ w APN: 51 1332 1 2403 (POR) 1V89'46'D3 1 CM CURRENT ZONING: R—B 175. 8' m M PROPOSED ZONING: R-15 8 P, ii LW�1•Y y C G N66 24'57"W 2 z 40.65' J Ln Ln C N89'27'52'W +s—, N89'27'S2"YI Unpiatked 57.725732' 583.3D' 1 '07 tiY )L*J 273.35' APN: S1133223010 (POR.) Hill's Century Farm Hill's Century Farm Subdivision Phase 1 Subdivision Phase 2 CURVETABLE CURVE RADIUS LENGTH DELTA CHORD 9RG CHORD LINE TABLE C1 500.00' 231.25' 2529'58" N7V31'D4"W 229.20' LINE# LENGTH DIRECTION C2 170.50' 104.36' 61'57'08" S59'33'30'W 175.51' L1 27.68 50'44'38-W C3 180.00' 72.41' 23'02'55" N77 56'24W 71.92' L2 _ 134,a5 S59'46103"E C4 200.50' I 215.16' 61'29'08- S59'47'34-Vi 2D4.99' 0 2.97.56 S0'44'36"W WEST 1/4 COR SECnoN 33 LE a L4 13.96 ssr 16'19"VP L5 16.60 N89'46'03"W 0 BRASS CAP L6 31.50 SO'13'57"W ALUMINUM CAP CALCULATED POINT kin REZONE BOUNDARY — — — — —SECTION LINE 0 150 304 60C, EN GI NEERS,SURVMRS.PLANNERS R/4! RIGHT—OF—WAY LINE 9233 WEST STATES; ET PARCEL LAVE 1"R£ -3oo, 90M.ID,W0 93714 P g FAX{zw;6 96930 EXHIBIT B - REZONE TO R-15 CE14TLJRY FARM NORTH DATE: IM4-2019 PROJECT: 28-237 SHEET: A PORTION OF THE IN 1/2 NW 1/4 1 OF 1 5ECTJON 33,T. 3 N., R. 1 E., R.M.,ADA COUNTY, ID Page 29 Meridian City Council Meeting Agenda April 28,2020— Page 217 of 272 C. Overall Site Plan (date: 10/30/2019) ��>✓� .L,,✓ _ _ ..I �� I� .:II... � .o — AMITY RQA - � �� HILL'S C^� RETAIL/PRO... _ • SELF-SERVICE STORAGE FESS � 1oN L i� COMMERCIAL SU IVISI N r' i DFFI�E �y}yI • �'�`-'Ijy'INDEPENDENT LIVING .1 { ww )PVF _- .A VERANDA ASSISTED M 1 r LIVING - CADENCE ' 3 7 AGE Q{,I dIFIED D '+ ' r , L ESTATE ,l LOTS Hillsdale City Park,1 ' I C 4 �S c � CONVENTIUPJALLflTS fi r -` Illsdal U -- Ele 2 ` ILL'S ZU�1C fM.__. ISIDN .-CIL "� ; ) D HILL'S CENTuRY FARM NORTH r �'f m October 36,2019 CONCEPTUAL—SUBJECT TO CHANGE >� '"� Page 30 Meridian City Council Meeting Agenda April 28,2020— Page 218 of 272 A Site Plan& Landscape Plan for Storage Facility(dated: October 8 and 18, 2019 respectively) ❑...,. -�� .»�.® E.AMITY ROAD ————— ❑-- li 7 CENTURY FARM SELF STORAGE 16 SCNEMAIIC SIZE PLAN I_ �.5y-------- ` !r — --- III !__-A'----- � 'T• 6�-»-� roa �. i 2 —. . w — F CONDITIONAL USE PERMITSITE PLAN o 0 km■ ci o Page 31 Meridian City Council Meeting Agenda April 28,2020— Page 219 of 272 , I 1 o --------------- ------ ----- ------------- ---- ---- axs(I—E/sLF) --- _ -------- ------- � w --------- -- „w ll �9eo WI-I OF PARKING 1-P-MI-11—CAPE-KIP CANDITIDNA.L.USE PERMIT LANDSCAPE PLAN a-wz-'; — A�.�a...a� o; uo Page 32 Meridian City Council Meeting Agenda April 28,2020— Page 220 of 272 E. Preliminary Plat(date: 11/18/2019) HILL'S CENTURY FARM NORTH PRELIMINARY PLAT II "" A PARCEL OF LAND SITUATED IN THE NW 114 OF SECTION 33,TOWNSHIP 3 NORTH,RANGE 1 �E.Ai"mw 5 I` EAST,BOISE MERIDIAN,CITY OF MERIDIAN,ADACOUNTY,IDAHOmm MAP— _ d o 0 0 0 as" 0 0 0 0 �"ERP © o o o ® © ®moo37- 0 xo- 0 0 � O O O O O O O O o 0 0 OD O O O 0 0 0 I me vsI"d mvHAsq 0 0 o © o ® ®®®eeg WMM0-AHHSIRESIR-S0VIHPHMLE I ® ®Yq. Q C" O O Onmw"caxs_R.Y ARM NORTH _ " nuum near HILL'SCENTURYF G �I 61 if I I I I 1 � I \ h _— IL ili 11 � I I I I I TI a I � 3 � �: , � nmw"rorm"urnox HILL'S CENT�1URYpPyFA�RRM NORTH D E""MMERiDIatI.IMON' 16 ion Page 33 Meridian City Council Meeting Agenda April 28,2020— Page 221 of 272 � „`off •wo � .., ... ., «, «° wa m .Y $ r©©: �$ �➢ .°a � ®Y ©° e_oj.®$®€o@ o? o° of ®$ o; ©�_©'s aE o3®, © © ,o �' 3 0 8~ •o $ .$ a �o wa � - ®s p ' $ 9 $ y® ? VRE�MINARV FIAT NOTES ®$ a ai aa. a. ae •� ...em."�n si��' �H ILL SpCENTURYFARMNORTH w.yia - ©° w, B o $tl®, 3 ®. km © o Ro r �aPP2016 Page 34 Meridian City Council Meeting Agenda April 28,2020— Page 222 of 272 F. Landscape Plan for Subdivision (date: 10/242019 4/2/2020 REVISED) C-_ 0 0 Y ------ ........... El ............. ..................... ............. . ................. ....... . ... ...... o . .... .... .......... . ... .... .... ------ STPEEYTREEGALCULATIONS(ITREEMSLFI w ;= mw ................................................. ...... .... LANDSCAPE COVER SHEET mceww.Eo HILL'S CENTURY FARM NORTH w PPL1_0 Page 35 Meridian City Council Meeting Agenda April 28,2020— Page 223 of 272 ----- - ----- ---------------------- - -— _ =-=-- L1 O O O p O © O ® O O ® O ® O © O © ® O x''• O O i O ® o e e e ® ® e ey e o L T — 0 HILL'SCENTURYFARMNORTH LAND.SCJIPE PLAN �PPU.0„ O O O i O — R i O O O p j ---- � - -- --- - -- ----------------- ----,L,,--— - --------------- ------- - x - LANDSCAPE PLAN ; HILL'SCENTHRY FARM NORM ...i�p'[[iouous 3 � 4 � - e Page 36 Meridian City Council Meeting Agenda April 28,2020- Page 224 of 272 G. Qualified Open Space Exhibit(date: 3/17/2020) HILL'S CENTURY FARM NORTH OPEN SPACE EXHIBIT CJ -g� q�$ o maEsmma vw o 0 0 o o ® o LEGEND ��o o o o -0000000000000 � o E�ca� ,�, N o 0 0 =(R-DES �E) I� oo ® o o .ma...E IF R xeuv SPACE �1HILL'SCENTU RYNFARMNORTH OPEN IXHI81T o.w,�vas ovEI svncE Ex1H11 T Eia.o Page 37 Meridian City Council Meeting Agenda April 28,2020— Page 225 of 272 H. Residential Setbacks for Cadence at Century Farm I � w 0 W.L.SLI+.YMPLE LN. - r— III vi 1r, I ' \1\ / J E O .HILL PARK LN N 0 z a r � 01 13 O J WQ:z f EXISTING RESIDENCE W,ROCKHAMPTON ST. AND OUTBUILDING f 0 HOME 1 LOT TYPES: FRONT: GARAGE: SIDE: STREET SIDE: REAR: I TRADITIONAL-ALLEY GARAGE ea 6.-0• a'-T c-0• 94r CADENCE TRADITIONAL-ALLEY PARK 510E 6'-W G-0' 4'-0" 6'-0' 6W AT J PATID-FRONTGARAGE 10w- sow• A'., 0101 iz-.v CENTURY FARM STANDARD-FROM GARAGE 151-T 10'-0' 6-7 1E-0' 151-0" n %TTACHEIIHOMES SE�6FGK8/�E TO eg MgxSu>iEP caP.�B+c�[F 69E wa r, Page 38 Meridian City Council Meeting Agenda April 28,2020— Page 226 of 272 1. Building Elevations (date: 10/14/2019) r 1'-_._----- ___. si i.w' 1�us is !! a I j- # ATM • s 1 CENTURY FARM SELF STORAGE SCH EMAIIC E%I—R EEV ONS •+nab umux sa rs s �xwm«'M.urui�i mi�iiiulw em w.mo�„xrnr.nrsfe so..�.>>amx xaav re sl de=��bi=om ED i - - TYPICAL PATIO HOME ELEVATION Ell TYPICALALLEY HOME ELEVATION J. Conceptual Building Elevations &Design Guidelines for Residential & Commercial Development Design Guidelines Page 39 Meridian City Council Meeting Agenda April 28,2020— Page 227 of 272 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Rezone: 1. New development provisions shall be added to the proposed amended Development Agreement(DA)provisions in Section VIII.A of this report as a provision of the Rezone. Prior to approval of the Rezone ordinance, an amended DA shall be entered into between the City of Meridian,the property owner(s) at the time of rezone ordinance adoption, and the developer. The amended DA shall be signed by the property owner and developer and returned to the Planning Division within six(6)months of the City Council granting the rezone. The amended DA shall incorporate the following provisions: a. The buildings in the retail/professional office area shown on the conceptual development plan shall be arranged to create some form of common,usable area, such as a plaza or green space as desired in Mixed Use designated areas as set forth in the Comprehensive Plan(see pg. 25). b. Building sizes in the commercial retail/office portion of the development shall be limited to a 20,000 square foot building footprint as desired in MU-N designated areas in accord with the Comprehensive Plan(see pg. 25).If a structure contains a mix of both residential and office, or residential and commercial land uses, the maximum building size may exceed 20,000 square feet. e. Provide 10' wide detaeked multi use pathways withia the stfeet buff-er-s along S. Eagle Rd. a-ad E.Amity Rd. in plaee of sidewalks as r-equested by the PaFk's Depaftmm. d. A through driveway shall be provided on the Hill property(Lot 150, Block 1) from E. Hill Park Ln.to W. Rockhampton Ct. for emergency access purposes. Conditional Use Permit(Storage Facility): 2. The site plan included in Section VIII.D, dated October 10, 2019, shall be revised as follows: a. The buffer area(and other areas as applicable)not visible from a public street or driveway behind the storage facility on the south side of the building shall be fenced off from public access to prevent incidences of crime in accord CPTED guidelines. b. Depiet a 10' wide detaehed multi use pathway within the stifeet buffer-along E.Ami Rd. as required by the Pafk's Depaftment. 3. The landscape plan included in Section VIII.D, dated October 10,2019, shall be revised as follows: a. Depict additional evergreen and deciduous trees and shrubs within the 25' wide buffer along the southern boundary of the site to result in a barrier that allows trees to touch at maturity in accord with the standards listed in UDC 11-3B-9C. b. To prevent incidences of crime in buffer areas that aren't isn't visible from a public street, Staff recommends the area is fenced off from public access in accord CPTED guidelines. e. Depiet a 10' wide detaehed multi use pathwaywithin the stFeet buffer-along E. Ami Rd. as r-equir-ed by the P"'s Depai4ment. d. Extend the 5' wide pathway at the north boundary through the 25' wide buffer into the commercial site. Page 40 Meridian City Council Meeting Agenda April 28,2020— Page 228 of 272 4. Compliance with the standards for self-service storage facilities listed in UDC 11-4-3-34 is required. 5. The entrance or view of the facility shall be open to adjoining businesses and low impact security lighting shall be provided in accord with UDC 11-3A-16A. 6. If abutting a residential district,the facility hours of public operation shall be limited to six o'clock(6:00)A.M. to eleven o'clock(11:00)P.M. 7. The design of the storage structures shall comply with the design standards listed in the Architectural Standards Manual and shall be consistent with other commercial structures on the site and the design guidelines for the development contained in the Development Agreement. 8. The property shall be subdivided prior to submittal of a Certificate of Zoning Compliance (CZC) and Design Review(DES)application for any structure beyond the community center. A CZC and DES application shall be approved prior to submittal of building permit applications for the site. Preliminary Plat: 9. The preliminary plat included in Section VIII.E, dated November 18, 2019, is approved as submitted. 10. The landscape plan included in Section VIII.F,dated Oetober 24, 20 °Apri12,2020, shall be revised as follows PAOF tO the City Couneil hearing- a. Depiet a 10' wide detaehed multi use pathway wAin the stfeet buffer-s a!E)Hg S. Eagle Rd. a-ad F. Am4y Rd. in plaee of a sidewalk. t, if the unimproved gh4 f way is i n' , greater from the edge f pavement t the edge 9 sidewalk or-pr-epei4y line,the developef:shall fnain�aia a 10' eempaeted shoulder-meeting with'�ffi E)r-othef:vegetative greund sever-as-Jet feAh in UPC 11 3B 7 Depicted e. Solid feneing adjaeent to eofmnefi dfiveways is prohibited unless separated 1—- lands,..,ping; aeeE)f:d with this star a.Depicted d. Feneing an the east side f Lot 107, eek 'ill be revised to so,,ply it ., o standards listed i„T�I-3 A 7A. Complies e. inelude a detail for-th fenee that eomplies with the standaMs listed in UDG " 3A 7 Included 11. The existing home and accessory structures at the northeast corner of the site shall be removed prior to the City Engineer's signature on the final plat for the phase in which they are located. 12. Submit a 14' wide publie pedestfian easement for-the ffm4i use pat",ay along E.A-mity R and S. Eagle Rd.to the Planning Division prior-to s4mittal of the final pW for-City Engineer- signatufe as required by the Par4's Depaftment. 13. The Applicant or Owner shall have one year to complete the tasks listed in UDC 11-3F-3B for final approval of the private streets proposed within the development.No building permit shall be issued for any structure using a private street for access to a public street until the private street has been approved,with the exception that a building permit may be issued for the community center. Page 41 Meridian City Council Meeting Agenda April 28,2020— Page 229 of 272 14. The Applicant shall coordinate with Terri Ricks,Land Development, and Joe Bongiorno,Fire Dept., for addressing lots accessed by alleys without frontage on a street. 15. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope and orientation of the lots and structures accessed via common driveways. Driveways for abutting properties that aren't taking access from the common driveway(s) shall be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5-foot wide landscaped buffer. 16. A perpetual ingress/egress easement for the common driveway(s)is required to be filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment.A copy of the easement shall be submitted to the Planning Division prior to signature on the final plat. 17. Address signage shall be provided at the ends of the common driveways on Lots 19 and 54, Block 1; and for lots accessed by alleys that don't have frontage on a private street for emergency wayfinding purposes. 18. A minimum of 5.5 acres of qualified open space shall be provided in accord with the qualified open space exhibit in Section VIII.G; and qualified site amenities shall be provided consisting of a clubhouse, swimming pool, segments of the multi-use pathway system, and outdoor activity complex(specific amenities in this area are to be determined at CZC). 19. All common driveways shall comply with the standards listed in UDC 11-6C-3D. 20. Parking is restricted to one side of the 29-foot wide streets and shall be provided on the street side adjacent to the alley accessed units rather than the patio homes with front accessed garages to allow for more spaces that aren't encumbered by driveways. Planned Unit Development(PUD): 21. Development of the R-15 zoned gated portion of the development(i.e. Cadence) shall be consistent with the Residential Setbacks exhibit in Section VIII.H and the conceptual building elevations included in Section VIII.I. 22. Access to the through property on Lot 150,Block 1 is allowed via two access points—one via E. Hill Park Ln. for the house and one via W. Rockhampton Ct. for the shop associated with the house,unless otherwise approved by City Council. 23. All alleys shall comply with the standards listed in UDC 11-6C-3B.5 with an allowance for the entire length to be visible from a private street rather than a public street. 24. A minimum of 80 square feet of private,usable open space shall be provided for each dwelling unit;this requirement can be satisfied through porches,patios, decks and enclosed yards as set forth in UDC 11-7-4B. 25. An applieation for-Alter-native Complianee to the off street par-king standards listed in UDC Table 11 X 6 for-single family dwellings shall be submitted to the P! Division and approved by the Dir-eetor-prior-to the City Couneil hearing. This application was determined to not be required as the proposed plan complies with the parking standards listed in UDC Table 11-3C-6. Page 42 Meridian City Council Meeting Agenda April 28,2020— Page 230 of 272 B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 No civil utility plans were submitted for the sanitary sewer with this application,therefore no specific review or modeling has been completed. 1.2 A portion of the proposed 8"water main will need to be upsized to 12". The reason for the 12" size is for future abandonment of the existing 12" in Eagle Road due to avoiding utilities crossing the roundabout at the Amity intersection. Specifically from Eagle Road through the common area to Palatino,then down Dalrymple to the common area and then north to Amity Road. 1.3 Manholes cannot be located in landscaped areas unless they are located within an access road per City standards are provided. 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 I I" 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 Page 43 Meridian City Council Meeting Agenda April 28,2020— Page 231 of 272 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 beyond that required for the community center. 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. Page 44 Meridian City Council Meeting Agenda April 28,2020— Page 232 of 272 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 https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=181966&dbid=0&repo=MeridianC Lty D. POLICE DEPARTMENT https://weblink.meridianciU.orgj ebLink/DocView.aspx?id=182147&dbid=0&repo=MeridianC ky E. PARK'S DEPARTMENT https://weblink.meridianciLy.orglWebLinkIDocView.aspx?id=184769&dbid=0&repo=MeridianC i &cr=1 F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https://weblink.meridiancity.org/WebLink/Doc View.asp x?id=182235&dbid=0&repo=MeridianC hty G. NAMPA&MERIDIAN IRRIGATION DISTRICT https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=182768&dbid=0&repo=MeridianC hty H. BOISE PROJECT BOARD OF CONTROL https://weblink.meridiancioy.org WWebLinkIDocView.aspx?id=182167&dbid=0&repo=MeridianC hty I. CENTRAL DISTRICT HEALTH DEPARTMENT https://weblink.meridianciU.ory WWebLinkIDocView.aspx?id=182158&dbid=0&repo=MeridianC hty Page 45 Meridian City Council Meeting Agenda April 28,2020— Page 233 of 272 J. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridiancity.org/WebLink/DocView.gyp x?id=182145&dbid=0&repo=MeridianC K. WEST ADA SCHOOL DISTRICT(WASD) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=183173&dbid=0&repo=MeridianC hty L. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridianci02.org/WeUink/Doc View.aspx?id=183196&dbid=0&repo=MeridianC X. FINDINGS A. Rezone(UDC 11-5B-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. In order to grant a rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the proposed rezone and subsequent development plan is consistent with the applicable provisions of the Comprehensive Plan for the MU-NFL UM designation. (See section V above for more information) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds the proposed map amendment and development complies with the purpose statement of the residential districts in that it will contribute toward the range of housing opportunities available within the City; and with the purpose statement of the commercial districts in that it will provide for the retail and service needs of the community consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed medium density residential uses, storage facility and commercial retail and office uses should be compatible with adjacent existing and future residential, commercial and public/quasi public development. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Council finds City services are available to be provided to this development. The school district submitted comments stating that the elementary and high schools are currently under enrollment capacity but that the middle school is over capacity. 5. The annexation(as applicable)is in the best interest of city. This finding is not applicable as the request is for a rezone, not annexation. Page 46 Meridian City Council Meeting Agenda April 28,2020— Page 234 of 272 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; The City Council finds that the proposed plat with Staffs 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; The City Council finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, the City Council finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; The City Council 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 IXfor more information) 5. The development will not be detrimental to the public health, safety or general welfare; and, The City Council is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis. 6. The development preserves significant natural, scenic or historic features. The City Council is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. C. Conditional Use Permit(UDC 11-513-6E) 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 City Council finds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the C-C district(see Analysis, Section Vfor more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Page 47 Meridian City Council Meeting Agenda April 28,2020— Page 235 of 272 The City Council finds that the proposed storage facility is consistent with the Comprehensive Plan FL UM designation of MU-N and is allowed as a conditional use in UDC Table 11-2B-2 in the C-C zoning district. Further, the City Council finds the proposed use of the site will provide a needed service within close proximity to residential uses. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The City Council finds that if the applicant complies with the conditions outlined in this report, the operation of the proposed self-service storage facility should be compatible with other uses in the general neighborhood and with the existing and intended character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The City Council 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 City Council finds that essential public services are available to this property and that the use will be adequately served by these facilities. A PLANNED UNIT DEVELOPMENT(UDC 11-7-5): Upon recommendation from the Commission,the Council shall make a full investigation and shall, at the public hearing,review the application. In order to grant a planned development request,the Council shall make the following findings: l. The planned unit development demonstrates exceptional high quality in site design through the provision of cohesive, continuous,visually related and functionally linked patterns of development, street and pathway layout, and building design. The City Council finds the proposed PUD demonstrates a high quality of development and site design with amenities that provides unique housing options for those 55 and older in the community. 2. The planned unit development preserves the significant natural, scenic and/or historic features. The City Council is unaware of any significant natural, scenic and/or historic features that may exist on this site. 3. The arrangement of uses and/or structures in the development does not cause damage,hazard, or nuisance to persons or property in the vicinity. The City Council finds the proposed use and development of this property will not cause damage, hazard or nuisance to persons or property in the vicinity. 4. The internal street,bike and pedestrian circulation system is designed for the efficient and safe flow of vehicles,bicyclists and pedestrians without having a disruptive influence upon the activities and functions contained within the development,nor place an undue burden upon existing transportation and other public services in the surrounding area. Page 48 Meridian City Council Meeting Agenda April 28,2020— Page 236 of 272 The City Council finds the internal private streets should provide for safe internal access to homes within the development and proposed pedestrian pathway will provide a safe bicycle and pedestrian route to the adjacent commercial development. 5. Community facilities, such as a park,recreational, and dedicated open space areas are functionally related and accessible to all dwelling units via pedestrian and/or bicycle pathways. The City Council finds the proposed subdivision amenities (i.e. swimming pool, community center and outdoor activity area) are accessible to residents within the development via internal sidewalks. 6. The proposal complies with the density and use standards requirements in accord with chapter 2, "District Regulations", of this title. The City Council finds the proposed single-family residential use of the development is a principal permitted use in the R-8 and R-15 zoning districts and falls within the density desired in this area. 7. The amenities provided are appropriate in number and scale to the proposed development. The City Council finds the proposed amenities are appropriate for this development and provide a variety of entertainment for residents. 8. The planned unit development is in conformance with the comprehensive plan. The City Council finds the proposed PUD is in general conformance with the Comprehensive Plan. E. PRIVATE STREET(UDC 11 3F-4) In order to approve the application,the Director shall find the following: 1. The design of the private street meets the requirements of this Article; The Director finds design of the proposed private streets complies with the standards listed in UDC 11-3F-4A except as approved through alternative compliance. See analysis in Section V for more information. 2. Granting approval of the private street would not cause damage hazard, or nuisance, or other detriment to persons,property,or uses in the vicinity; and The Director finds the proposed private streets shouldn't cause any hazard, nuisance or other detriment to persons,property or uses in the vicinity if they are designed as proposed and constructed in accord with the standards listed in UDC 11-3F-4B. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. The Director finds the location of the private streets does not conflict with the Comprehensive Plan and/or the regional transportation plan. 4. The proposed residential development(if applicable)is a mew or gated development. The Director finds the proposed gated residential development includes mews. F. ALTERNATIVE COMPLIANCE(UDC 11-3A-19.2A) In order to grant approval for alternative compliance,the director shall determine the following findings: Page 49 Meridian City Council Meeting Agenda April 28,2020— Page 237 of 272 l. Strict adherence or application of the requirements is not feasible; OR While it's feasible for the applicant to comply with UDC standards pertaining to private streets, the Director finds the proposed development offers a unique design as proposed with the planned unit development. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the planned unit development proposed by the applicant as a whole provides an equal or superior means for meeting the requirements in that it contributes to the unique character and diversity in housing types available within the City. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of the surrounding properties. The Director finds that the proposed alternative means will not be detrimental to the public welfare or impair the intended use%haracter of the surrounding properties and will actually contribute to the character and variety of housing types in this area of the City. Page 50 Meridian City Council Meeting Agenda April 28,2020— Page 238 of 272