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PZ - Staff Report 5-21
STAFF REPORT E COMMUNITY DEVELOPMENTDEVELOPMENT DEPARTMENT .►A H O HEARING May 21,2020 Legend DATE: Project Lacfl-fiar TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner 208-884-5533 Bruce Freckleton,Development Services Manager -- 208-887-2211 - SUBJECT: H-2020-0024 Tanner Creek LOCATION: 675 W.Waltman Ln., in the SE '/4 of - x Section 13,Township 3N.,Range 1 W. (Parcels: S 1213428050; Imo S1213428301; S1213428010; S1213427890; S1213427880; S1213427872; S1213427860; S1213428020; S1213427840) 1. PROJECT DESCRIPTION The Applicant has submitted an application for the following: • Modification to the existing Development Agreement(Inst. #108131100),which allows commercial/office/hotel uses, for the purpose of replacing the agreement with a new agreement allowing a mix of residential uses to develop on the site including single-family detached dwellings,townhouse dwellings, and multi-family residential(apartment); • Rezone of a total of 38.47 acres of land from the C-G to the R-8 (10.13 acres),R-15 (12.20 acres)and R- 40 (16.14 acres)zoning districts; • Preliminary plat consisting of 142 buildable lots and 18 common lots on 37.87 acres of land in the R-8, R-15 and R-40 zoning districts; and, • Conditional use permit for a multi-family development consisting of 272 residential units on 16.14 acres of land in the R-40 zoning district. Page 1 II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 37.87 Future Land Use Designation MDR(3+/-acre strip along west boundary)&MU-C on the remaining majority of the property Existing Land Use Vacant/undeveloped land(pasture) Proposed Land Use(s) Residential(Single-family detached,townhome,and multi- family) Current Zoning C-G Proposed Zoning R-8,R-15 and R-40 Lots(#and type;bldg/common) 142 buildable/18 common Phasing plan(#of phases) 4 Number of Residential Units(type 400 units[83 detached(16 alley-loaded&67 front-loaded), of units) 45 alley-loaded townhomes&272 multi-family] Density(gross&net) 10.56 gross(overall);4.17 gross&7.12 net(R-8);7.13 gross & 12.68 net(R-15); 17.17 gross(R-40) Open Space(acres,total[%]/ 3.14 acres(14.3%) buffer/qualified) Amenities Playgrounds,basketball court, swimming pool,clubhouse, pathways Physical Features(waterways, The Ten Mile Creek runs along east boundary,a small portion hazards,flood plain,hillside) of the site is within the floodplain Neighborhood meeting date;#of January 27,2020(9 attendees) attendees: History(previous approvals) AZ-06-063 (DA#108131100);PP-08-001;TE-10-028;TEC- 12-008;TEC-14-005;H-2016-0008 (PP exp.4/7/18);H- 2018-0023 (Tanner Creek CPAM,CUP,MDA,PP,RZ— denied) B. Community Metrics Description ' Details Page Ada County Highway District • Staff report yes (t'mno) a Requires ACHD Yes(approved) Commission Action e-wno Capital Improvements Plan (CIP)f Integrated Five Year Work Plan(IFYWP): ■ Linder Road is scheduled in the IFYWP to be widened to 5-lanes from Overland Road to Franklir)Road with an undetermined date.This does not include funding for ITD's portion of the 1-84 overpass. ■ The intersection of Franklin Road and Linder Road is listed in the CIP to be widened to 6- lanes on the north leg, 6-lanes on the south, 7-lanes east,and 7-lanes on the west leg,and signalized between 2021 and 2025. Page 2 Fire Senice Distance to Fire 1.4 miles from Fire Station Ml Station s Fire Re3pcnse The boundary of the site is within 5 minutes;the far west edge near I -Ruddy Time Dr.is outside the goal of 5 minutes Resource 75%from Fire Station 41-does not meet the target goal of 80%or greater Reliability Risk Identification Risk factor of 2-current resources would not be adequate to supply sertice to this project(see comments in Section VIU.C) Accessibility Project meets all required access,road widths and turnarounds special-'resource Am aerial device is required;the closest truck company is 4 minutes travel time needs (under ideal conditions)-Fire D ept-can meet this need in the required timefraine. ■ Water Supply Requires 1,500 gallons per minute for 2 hours IM ■ Other Resources IOTA Police Service Ir . Distance:to Police 1-5 miles Station a Police Response 3 minutes Time Calls far Service For time period.of 11:12 019-2 9. 020: 2,513 calls within a mile of site ■ Accessibility No issues with the proposed access Specialty/resource No additional resources are needed at this time;the PD already services the needs area crimes 328 Crashes For time period of 3/1I2019-2/29/2020: 55 crashed occurred iAid n a mile of sit West Ada School District 1.Distance(elem,ms,hs) Enrollment Capacity t es 2.Capacity of Schools (rev.to Schooll 3.#of Students Enrolled Peregrine Elementary 556 650 2.6 Meridian Middle School 1200 1250 2.4 Meridian High School 1978 2400 2.5 Page 3 Wastewater • Distance to Sewer Directly adjacent Services • Sewer Shed Ten Mile Trunkshed • Estimated Project See application Sewer ERU's • WRRF Declining 13.91 Balance • Project Consistent Yes with WW Master Plan/Facility Plan • Impacts/Concerns Flows Commitments have been added to the Declining Balance. As preliminarily designed,SSMH A-2 is in an inaccessible area by being located in a landscaped walkway area. There also appears to be separation issues with the water main that is generally parallel through this area. At a minimum, these utilities shall have a 14-foot wide compacted gravel roadways constructed over top of them to make them accessible by a service truck. No structures are allowed to be constructed within the easement areas for the sanitary sewer mainlines. Water • Distance to Water Directly adjacent Services • Pressure Zone 3 • Estimated Project See application Water ERU's • Water Quality None Concerns • Project Consistent Yes with Water Master Plan • Impacts/Concerns Meridian Public Works has modeled each phase per the preliminary plat submitted. Currently each phase meets minimum flow requirements,but each phase will need to be re-modeled at Final Plat application to confirm minimum flow requirements are met. No structures are allowed to be constructed within the easement areas for the water mainlines. Page 4 C. Project Maps Future Land Use Map Aerial Map (fLegend (fLegend Project Lacafar l I Project Laco6or. id 5 t iq RIdellilt7� _ - - j_ OVERLAND K. U r i 9 Zoning Map Planned Development Map Legend - Legend - Project Lacai�on Project Locfl-ffan Cd}r Limit R; RUT I — Panned Parcels RUT , s 1.L G � C- RUT 11m�L RUT Era t III. APPLICANT INFORMATION A. Applicant: Schultz Development—PO Box 1115,Meridian,ID 83680 B. Owner: Corey D. Barton— 1977 E. Overland Rd.,Meridian, ID 83642 C. Representative: Matt Schultz, Schultz Development PO Box 1115, Meridian,ID 83680 Page 5 IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 5/1/2020 Radius notification mailed to properties within 300 feet 4/28/2020 Public hearing notice sign posted 5/7/2020 on site Nextdoor posting 4/28/2020 V. STAFF ANALYSIS A. DEVELOPMENT AGREEMENT MODIFICATION(MDA) A modification to the existing Development Agreement(Inst. #108131100), approved in 2008,which allows commercial/office/hotel uses, is requested for the purpose of replacing the agreement with a new agreement allowing a mix of single-family detached,townhome and multi-family residential uses to develop on the site. The existing DA includes two (2) different concept development plans for the site as shown in Section VII.A. These plans depict approximately 400,000 square feet of professional office,hotel,big box retail and smaller retail spaces. The Applicant feels the proposed development plan with a mix of residential uses (i.e. single-family detached,townhome&multi-family) is more appropriate for this site as it provides a transition in zoning and uses to the existing single-family residential homes to the west and existing and future residential uses to the north with multi-family as a transition to future commercial/office uses to the east(see Section VII.D). Because the development plan for this site has completely changed from the conceptual commercial development previously approved and the terms of the agreement are no longer applicable, Staff is amenable to the request for a new DA to replace the existing agreement based on the proposed development plan. Staff s recommended provisions for the new DA are included in Section VIII.A.1 and the development plan for the overall site is included in Section VII.D. The proposed project differs from the previous Tanner Creek project that was denied in 2018, as follows: • Previously, R-15 &R-40 zoning was proposed; now R-8, R-15&R-40 is proposed; • The number of buildable lots/dwelling units have increased by one (1). • The building lots formerly on the east side of the central park area in the single-family portion of the development have been relocated to the north side of the common area (and one additional buildable lot was added) to open the area up and transition better to the multi family development to the east; • A basketball court was added, a larger playground is proposed and amenities in the central common area in the single-family portion of the development have been relocated to the east side of the common area to open up the west side for a large open play area; • The access driveway from the single-family to the multi family portion of the development was shifted to the north to line up with the new configuration of the park in the single-family portion for better pedestrian and vehicular connectivity between the two uses; Page 6 • The common lot where the driveway connection to the multi family portion is proposed was widened from 50'to 105' and 12 parking spaces were added with landscaped street buffers and sidewalks on either side of the driveway; • The detached sidewalk along W. Waltman Ln. was widened from 5'to 10'for the entire frontage of the site; • Added 5'wide detached sidewalks along the east side of the off-site Corporate Road extension and along the north side of Waltman Ln. to Meridian Rd.; • The concept building elevations for the multi family apartments and clubhouse have been revised; • North/south 5'wide sidewalks have been added between apartment buildings in the central common areas leading to the amenities and sidewalks were added connecting breezeways to perimeter sidewalks around buildings. Also, the previous development application included a request for an amendment to the Future Land Use Map (FL UM) to change the future land use designation of the property from Commercial to MHDR. At that time (in 2018), the City was in the process of amending the Comprehensive Plan and Council determined it was not in the best interest of the City to approve the application based on the following reasons: 1) Concern that the property would not be maintained consistently due to different ownership of the structures and associated areas;2)Desire for the Applicant to participate in the Comprehensive Plan update that was in process at that time rather than requesting an amendment to the FL UM outside of that process; 3)Preference for commercial employment type uses to develop on the site rather than residential as the original plan proposed; 4) Concern related to impact on area schools,proposed density and traffic (i.e. resulting safety hazards); and 5) Conclusion that the timing wasn't right for an amendment to the City s Comprehensive Plan and development of the site as proposed. The new Comprehensive Plan, which was adopted in December of 2019, included a change to the FLUMfor this site from Commercial to MDR &MU-C which allows the proposed uses to develop on the site without an amendment to the FLUM. REZONE(RZ) A rezone of a total of 38.47 acres of land from the C-G to the R-8 (10.13 acres),R-15 (12.20 acres)and R-40(16.14 acres)zoning districts is proposed. The Applicant proposes to develop the site with a mix of residential housing types including single- family detached dwellings,townhome dwellings and multi-family apartments. The Allowed Uses table in UDC Table 11-2A-2 for residential districts lists single-family detached and townhome dwellings as principal permitted uses in the proposed R-8 and R-15 zoning districts; and multi-family development as a conditional use in the R-40 zoning district subject to the specific use standards listed in UDC 11-4-3-27. A legal description and exhibit map for the rezone area is included in Section VII.A as well as individual legal descriptions and a map for each of the zoning districts proposed. The City may require a development agreement(DA)in conjunction with a rezone pursuant to Idaho Code section 67-651 IA. Because a DA already exists on this property,the Applicant requests a modification to the DA consistent with the proposed development plan. To ensure the site develops as proposed with this application, staff recommends the provisions included in Section VIII are included in the amended DA. Page 7 COMPREHENSIVE PLAN(ht(ps://www.meridiancity.org/compplan): This property is primarily designated MU-C(Mixed Use—Community) on the Future Land Use Map (FLUM)with a narrow sliver of Medium Density Residential(MDR) along the western portion of the site consisting of approximately 3 acres. Land Use: The MU-C designation allocates areas where community-servicing uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings.Non-residential buildings in these areas have a tendency to be larger than in MU-N(Mixed-Use Neighborhood)designated areas but not as large as in MU-R(Mixed Use—Regional)designated areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to but also walk or bike to(up to 3 or 4 miles). Employment opportunities for those living in and around the neighborhood are encouraged. The MDR designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. Because FLUM designations are not parcel specific, an adjacent abutting designation,when appropriate and approved as part of a public hearing with a land development application,may be used but may not apply to more than 50%of the land being developed(see pg. 3-9). Transportation: Access is proposed via Waltman Lane at the project's north boundary and via the extension of W. Ruddy Dr. at the project's west boundary. Waltman Lane is currently classified as a local street but is being re- classified with the proposed development as a collector street due to the increase in vehicle trips per day generated by this development and the change in functionality of the street. The extension of Corporate Drive, including construction of a bridge over the Ten Mile Creek, from the north to Waltman Lane is proposed with the first phase of development; such improvements are proposed to be completed prior to issuance of building permits in Phase 1. The bridge across the Ten Mile Creek on Waltman Lane is proposed to be replaced with a 54-foot wide bridge with 2-foot parapets prior to the third phase of development to accommodate the increased traffic. COMPREHENSIVE PLAN POLICIES(https://www.meridiancity.or /g compplan): Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) The proposed single-family detached and townhome dwellings and multi family apartments will contribute to the variety of housing types in the City as desired.A mix of alley-and front-loaded units are proposed as well. • "Improve and protect creeks and other natural waterways throughout commercial,industrial, and residential areas."(4.05.01D) The Ten Mile Creek which runs along the project's east boundary is proposed to be re-vegetated and improved with development on the west side that lies within the subject property. The creek should also be protected during construction. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) Page 8 City water and sewer services are available and can be extended by the developer with development in accord with UDC 11-3A-21. • "Avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City."(2.01.01 G) Three(3) different residential housing type are proposed in this development(i.e. single-family detached, townhome and multi family apartments); a range of lot sizes are proposed ranging in size from 2,400 to 10,824 (sf.)which will accommodate a variety of housing styles consisting of I-and 2-story units as proposed. • "Limit canal tiling and piping of creeks, sloughs, laterals, and drains to man-made facilities where public safety issues cannot be mitigated or are not of concern."(4.05.01C) The Ten Mile Creek, which runs along the project's east boundary, is required to remain open as a natural amenity and not be piped. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed single-family and multi family residential development and site design with larger lots provided at the west, south and north boundaries as a transition to smaller internal lots and the multi family development on the eastern portion of the site should be compatible with existing residential uses to the west. • "With new subdivision plats,require the design and construction of pathway connections,easy pedestrian and bicycle access to parks, safe routes to schools,and the incorporation of usable open space with quality amenities." (2.02.01A) Pedestrian pathways are proposed to the amenities in the central common area in the single-family portion of the development, which connect to pathways in the central common area in the multi- family portion of the development and extend to the multi-use pathway along the Ten Mile Creek. The large central common area in the single-family portion and the linear open space in the multi family portion of the development provide much usable open space with quality amenities as desired. • "Encourage the incorporation of creek corridors as amenities in development design."(4.05.02C) The Ten Mile Creek corridor is proposed to be improved as an amenity with a segment of the City's regional pathway system along the west side. • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems;services are proposed to he provided to and though this development in accord with current City plans. • "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe."(2.02.02) Although there are some County zoned properties to the north and east of this site, the larger area is surrounded by properties that have been annexed and developed in the City. Development of this infill property will result in more efficient provision of public services. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be provided with development as proposed. Page 9 • "Require collectors consistent with the ACHD Master Street Map(MSM), generally at/near the mid- mile location within the Area of City Impact."(6.01.03B) The MSM does not depict a collector street in this area; however, because the proposed development will generate vehicle trips per day consistent with a collector street and serve as a collector street, ACHD is changing the classification of Waltman Ln. with this development from a local to a collector street. • "Slow the outward progression of the City's limits by discouraging fringe area development; encourage development of vacant or underutilized parcels currently within City limits." (4.05.03B) The proposed vacant parcels are within the City limits and the larger area is surrounded by properties already developed in the City. The development of this property will result in better provision of City services. In reviewing development applications,the following items will be considered in all Mixed Use areas,per the Comprehensive Plan(pg.3-13): (Staffs analysis in italics) • "A mixed-use project should include at least three types of land uses. Exceptions may be granted for smaller sites on a case-by-case basis. This land use is not intended for high density residential development alone." The proposed development only includes one (1) type of land use—residential; although several different types of residential uses are proposed(single-family detached, townhome and multi family apartments). • "Where appropriate, higher density and/or multi-family residential development is encouraged 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." Although employment uses are not proposed on the subject property, they may be developed in the future on the adjacent property to the east; the subject property abuts I-84 to the south and is in close proximity to Meridian Rd., which turns into SH-69 to the south. • "Mixed Use areas are typically developed under a master or conceptual plan; during an annexation or rezone request,a development agreement will typically be required for developments with a Mixed Use designation." An overall development plan is proposed for the MU-C designated site with the associated rezone application.A modification to the existing Development Agreement is also proposed consistent with the proposed project. • "In developments where multiple commercial and/or office buildings are proposed,the buildings should be arranged to create some form of common,usable area, such as a plaza or green space." No commercial and/or office buildings are proposed. • "The site plan should depict a transitional use and/or landscaped buffering between commercial and existing low-or medium-density residential development." The proposed plan depicts multi family residential apartments along the east boundary adjacent to C-G zoned land to the east. The Ten Mile Creek, which lies within a 100 foot wide easement, and associated pathway and landscaping will provide a natural transition and buffer between the proposed residential and future 31+/-acre commercial development to the east. • "Community-serving facilities such as hospitals, clinics, churches, schools,parks,daycares,civic buildings,or public safety facilities are expected in larger mixed-use developments." No such uses are proposed in this development although they may be provided in the adjacent C-G zoned property to the east when it redevelops in the future. Page 10 • "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." No such uses are proposed in this development although they may be provided in the adjacent C-G zoned property to the east when it redevelops in the future. • "Mixed use areas should be centered around spaces that are well-designed public and quasi-public centers of activity. Spaces should be activated and incorporate permanent design elements and amenities that foster a wide variety of interests ranging from leisure to play. These areas should be thoughtfully integrated into the development and further placemaking opportunities considered." A mix of uses is not proposed within this development although the proposed mix of residential types proposed within this development will contribute to the mix of overall uses in this area when the C-G zoned property to the east redevelops in the future, which should include public and quasi public centers of activity. • "All mixed-use projects should be directly accessible to neighborhoods within the section by both vehicles and pedestrians." The proposed development will be directly accessible to adjacent neighborhoods through extension of streets and internal pedestrian pathways and the multi-use pathway along the Ten Mile Creek at the east boundary of the site. • "Alleys and roadways should be used to transition from dissimilar land uses, and between residential densities and housing types." Alleys and roadways are proposed within the development to transition between different housing types as desired. • "Because of the parcel configuration within Old Town,development is not subject to the Mixed Use standards listed herein." The subject property is not located in Old Town, therefore, this item is not applicable. In reviewing development applications,the following items will be considered in MU-C areas, per the Comprehensive Plan(pgs.3-15 thru 3-16): • "Developments should comply with the general guidelines for development in all Mixed Use areas." See analysis above. • "All developments should have a mix of at least three land use types." The proposed development does not have a mix of land use types as desired; only residential land use is proposed. Staff anticipates additional land use types will be provided in the overall MU-C designated area when the C-G zoned property to the east redevelops in the future. • "Residential uses should comprise a minimum of 20%of the development area at gross densities ranging from 6 to 15 units/acre." Residential uses comprise the entire site at an overall gross density of 10.56 units per acre consistent with the gross density desired in MU-C designated areas. • "Non-residential buildings should be proportional to and blend in with adjacent residential buildings." Non-residential uses/buildings are not proposed in this development. • "Vertically integrated structures are encouraged." No vertically integrated structures are proposed. • "Unless a structure contains a mix of both residential and office, or residential and commercial land uses, a maximum building size should be limited to a 30,000 square-foot building footprint. For Page 11 community grocery stores,the maximum building size should be limited to a 30,000 square-foot building footprint. For community grocery stores,the maximum building size should be limited to a 60,000 square-foot building footprint. For the development of public school sites,the maximum building size does not apply." The building footprints for proposed residential uses are far below 30,000 square feet. • "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 that comprise a minimum of 5%of the development area are required. Outdoor seating areas at restaurants do not count towards this requirement." Public and/or quasi public spaces and places are not provided in the proposed residential development; Staff anticipates these types of uses will be provided with development of the C-G zoned parcel to the east. • Where the development proposes public and quasi-public uses to support the development above the minimum 5%,the developer may be eligible for additional residential densities and/or an increase to the maximum building footprint." Public and/or quasi public spaces and places are not provided in the proposed development. Based on the analysis above, Staff fords the proposed plan is generally consistent with the vision of the Comprehensive Plan for this area in regard to land use,density and transportation. The exception is the desire for at least three(3)different land use types to be provided within the MU-C designated area— only one(1)land use type is proposed(i.e.residential).However, several different types of residential uses are proposed consisting of single-family detached,townhome and multi-family apartments with a mix of alley-and front-loaded garages which provides variety but does not meet the intent of this provision. As noted above,the Comprehensive Plan does allow for abutting designations to be applied. In this case, the western portion of the subject property and the property to the north across Waltman Ln., a local street,is designed MDR. Due to the existing and future residential nature of this area, Staff feels it's appropriate for the western half of the MU-C designated area to develop with medium density residential uses while the eastern portion develops with high density residential uses,which along with the 100-foot wide creek corridor,will provide a transition to future commercial/office uses from the medium density residential uses to the west and north. Commercial uses exist on the north side of Waltman Ln. east of the Ten Mile Creek,therefore, Staff believes it would be more appropriate for commercial uses to develop on the adjacent MU-C designated property to the east than on this property. For this reason, Staff is supportive of the proposed development plan and associated zoning requested. B. PRELIMINARY PLAT A preliminary plat is proposed consisting of 142 buildable lots and 18 common lots on 37.87 acres of land in the R-8,R-15 and R-40 zoning districts. The plat is proposed to develop in four(4)phases as shown in Section VILC with construction of a bridge over the Ten Mile Creek and extension of Corporate Drive from the north to Waltman Ln.with Phase 1,replacement of the bridge over the Ten Mile Creek on Waltman Ln. prior to issuance of building permits in Phase 3, and the berm along I-84 with associated Phases 3 and 4. Because noise from the freeway will affect future residents in this area, Staff recommends the noise abatment in the form of a berm and wall as proposed is constructed in it's entirety with the first phase of development as a provision of the Development Agreement. Existing Structures/Site Improvements: There are several existing structures on this site that are required to be removed prior to signature on the final plat for the phase in which they are located. Page 12 Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the dimensional standards listed in UDC Tables 11-2A-6 for the R-8 district, 11-2A-7 for the R-15 district and 11-2A-8 for the R- 40 district. Access(UDC 11-3A-3): One public street access is proposed via the extension of W. Ruddy Dr. at the west boundary and two accesses(one public street and one driveway) are proposed via W. Waltman Ln., an existing local street to be designated a collector street with this development. A stub street(S.W. 7'Ave.) is proposed to the property at the northwest corner of the site for future extension and access. Three(3)common driveways are proposed off internal public streets that are required to comply with and be constructed in accord with the standards listed in UDC 11-6C-3D. The setbacks,fencing, building envelope, and orientation of the lots and structures accessed by common driveways shall be shown on an exhibit submitted with the final plat application. A perpetual ingress/egress easement shall 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. Three(3) alleys are proposed off internal public streets that are required to comply with and be constructed in accord with the standards listed in UDC 11-6C-3B.5. Road Improvements: Waltman Lane is proposed to be widened on the south side adjacent to the site with an additional 12 feet of right-of-way(ROW) (37 feet from centerline total), in addition to the existing 25 feet of ROW on the north side of Waltman Ln. The existing bridge on Waltman Ln. over the Ten Mile Creek is being replaced with a wider bridge; and Corporate Drive to the north is proposed to be extended across the creek to the south to Waltman Ln. with this development. Pathways(UDC 11-3A-8): A segment of the City's regional pathway is depicted on the Pathways Master Plan along the east side of the Ten Mile Creek. The Park's Dept. recommends the pathway is constructed on the west side of the creek instead with this development with a pedestrian bridge over the creek as proposed. A pedestrian easement is required to be submitted to the Planning Division for this pathway in accord with Park's Dept. requirements. Sidewalks(UDC 11-3A-17): Sidewalks are required to be constructed adjacent to all public streets as set forth in UDC 11-3A-17 as proposed. The UDC requires 5-foot wide detached sidewalks to be constructed along collector streets (i.e. W.Waltman Ln. and Corporate Dr.). Parkways (UDC 11-3A-17): Parkways are required to be constructed and landscaped per the standards listed in UDC 11-3A-17E. Landscaped parkways are proposed along W. Ruddy Dr./S.Kearney Ave. and W. Waltman Ln. in accord with UDC standards. Landscaping(UDC 11-3B): Street buffer landscaping is required to be provided as set forth in UDC Tables 11-2A-6 for the R-8 district, 11-2A-7 for the R-15 district and 11-2A-8 for the R-40 district and planted in accord with the standards listed in UDC 11-313-7C. Street buffers are required to be placed in a common lot and maintained by the Homeowner's Association. A 20-foot wide street buffer is required along W.Waltman Ln.,to be designated as a collector street with this development. The buffer is proposed to have a 3-foot tall landscaped berm with a 10-foot wide detached sidewalk. A 50-foot wide street buffer is required along Interstate 84 and is proposed to incorporate a 9-foot tall berm with a 5-foot tall solid wall on top. Page 13 Common open space areas are required to be landscaped per the standards listed in UDC 11-3G-3E. Landscaping is proposed in these areas in excess of the minimum standards. Landscaping is required to be provided along pathways per the standards listed in UDC 11-3B-12C. A landscape strip a minimum of 5-feet wide is required along each side of all pathways planted with a mix of trees,shrubs,lawn and/or other vegetative ground cover with a minimum of one(1)tree per 100 linear feet of pathway; a 5-foot wide landscape strip should be added on the east side of the pathway along the creek in accord with this standard. Qualified Open Space& Site Amenities(UDC 11-3 : The overall development is subject to the qualified open space and site amenity standards listed in UDC 11-3G-3. A minimum of 10% qualified open space is required to be provided based on the standards listed in UDC 11-3G-3B and a minimum of one(1) qualified site amenity is required. The common open space and site amenity standards listed in UDC 11-4-3-2 7for multi family developments apply in addition to this requirement(see analysis below under Conditional Use Permit). A qualified open space exhibit was submitted for the single-family(R-8 and R-15 zone) and multi- family(R-40 zone)portions of the development as shown in Section VII.E. A total of 3.14 acres (or 14.3%)of qualified open space is proposed in the single-family portion and a total of 4.07 acres (or 25.7%)is proposed in the multi-family portion of the development in excess of the minimum UDC standards. The multi family portion is also required to provide common open space per the standards listed in UDC 11-4-3-27C(see analysis below). Qualified site amenities are proposed in the single-family portion of the development consisting of children's playground equipment,pathways and a basketball court; and in the northern portion of the multi-family development consisting of a clubhouse area containing a swimming pool,pergola shade structure and a fire pit, internal pathways, a segment of the City's multi-use pathway system along the Ten Mile Creek and a pedestrian bridge across the creek to the east, and children's play equipment in the southern portion of the multi-family development in excess of UDC standards. Fencing(UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-7. A 6-foot tall solid vinyl fence is proposed to replace the existing fence along the west boundary; a new 6-foot all solid vinyl fence is proposed along the north boundary of the R-8 zoned portion of the site, adjacent to internal common areas visible from the street, and between the R-15 and R-40 zoned portions of the site; a 6-foot tall wrought iron fence is proposed between the multi-family structures and the pathway along the Ten Mile Creek; and a 4-foot tall stamped solid SimTek fence is proposed on top of a 9-foot tall berm along 1-84 in accord with UDC standards. Because this site abuts 1-84 and residential uses are proposed, Staff recommends the noise abatement standards listed in UDC 11-3H-4D apply to this site as a provision of the amended DA. As mentioned above, a 9-foot tall berm with a 5-foot tall faux concrete(SimTek)wall is proposed along the southern boundary of the site parallel with 1-84(see exhibit in Section VII.D—the Applicant clarified that a 5-foot tall wall,not 4-foot,is proposed). To avoid a monotonous wall along I-84,the color and/or texture of the wall is required to be varied every 300 linear feet or the wall staggered every 300 linear feet as set forth in UDC 11-3H-4D.3c. Existing Easements: There is an existing 100-foot wide irrigation easement for the Ten Mile Creek held by NMID along the east boundary of the site as depicted on the plat, some of which lies on the adjacent property to the east. A 20-foot wide City sewer easement also exists along the east boundary of the site as depicted on the plat. Page 14 Waterways(UDC 11-3A-A): The Ten Mile Creek runs along the east boundary of the site and is required to be left open as a natural amenity and not be piped as set forth in UDC 11-3A-6B.1 as proposed. Flood Zone: A portion of the site along the east boundary lies within Flood Zone"A"per FEMA Map #16001CO232H. This site is not within the floodplain. Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC 11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. An existing 15 inch sewer main lies along the east half of the Waltman Ln. frontage and along the west top of bank of the Ten Mile Creek through the site. The 8 inch sewer main connection will be in Waltman Ln. and will serve the entire site via gravity sewer. An existing 12 inch water main is located in Waltman Ln. along the full frontage of the site. This subdivision will connect in Waltman at two locations and also to the existing 8"stub located at the Landing Subdivision stub street(Ruddy) at the west boundary.See Section VIII.B below for Public Works comments/conditions. Pressurized Irrigation System (UDC 11-3A-I5): A regional pressure irrigation pump station is proposed to be constructed with this development to NMID standards with a Ten Mile Creek takeout in the northeast corner of the site near Waltman Ln. Pressure irrigation distribution lines and individual lot services will be provided to all lots in the subdivision. Storm Drainage(UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Storm drainage is proposed to be mitigated by underground seepage beds and/or retention ponds in accord with ACHD design criteria.If retention ponds are proposed in required landscape areas,they should be improved per the standards listed in UDC 11-3B-11C. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the proposed residential structures on the site as shown in Section VII.G. One and two-story single-family detached and townhome dwellings are proposed with a mix of front-loaded and alley-loaded styles in a mix of materials and colors. Single- story homes are proposed along the southern boundary adjacent to I-84. Two-story(Building Types 1 and 3) and three-story(Building Type 2) apartments and a clubhouse in the multi-family portion of the development are also proposed with a mix of materials and colors. Two-story structures are proposed along the north, south and west boundaries and three-story structures are proposed along the east boundary. All townhome and multi-family structures are required to comply with the design standards listed in the Architectural Standards Manual; single-family detached structures are exempt from this requirement. An administrative Design Review application is required to be submitted for approval of the design of all townhome structures in the development prior to submittal of building permit application for those structures.An application for Certificate of Zoning Compliance is also required to be submitted along with Design Review for the multi-family portion of the development. C. CONDITIONAL USE PERMIT FOR MULTI-FAMILY DEVELOPMENT Conditional use permit for a multi-family development consisting of 272 residential units on 15.84 acres of land in the R-40 zoning district at a gross density of 17.17 units per acre. A total of(14)2-and 3- story structures are proposed consisting of a mix of 8-, 16-and 24-unit buildings. Page 15 Specific Use Standards (UDC 11-4-3): The proposed use is subject to the following standards: (Staffs analysis/comments in italic text) 11-4-3-27: MULTI-FAMILY DEVELOPMENT: Site Design: 1. Buildings shall provide a minimum setback of ten feet(10')unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches and patios,and how they impact adjacent properties. The proposed site plan complies with this standard. 2. All on-site service areas, outdoor storage areas,waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The site plan depicts screened trash enclosures not visible from a public street; all proposed transformer/utility vaults and other service areas shall comply with this requirement. 3. A minimum of eighty(80)square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios,decks, and/or enclosed yards. Landscaping, entryway and other access ways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-513-5 of this title. Floor plans were submitted that depict porches or balconies for each unit,the Applicant states these will consist of between 82 and 99 square feet per unit. 4. For the purposes of this section,vehicular circulation areas,parking areas,and private usable open space shall not be considered common open space. These areas were not included in the common open space calculations for the site. 5. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate, designated and screened area. The Applicant shall comply with this requirement. 6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. Seventy(70) 1-bedroom units, (136)2-bedroom units, (66) 3-bedroom units and a 4,992 square foot clubhouse are proposed. Based on this, a total of 518 spaces are required with 272 of those in a covered carport or garage. A total of 548 spaces are proposed with 272 of those in a covered carport or garage. The proposed vehicle parking exceeds the minimum standards by 30 spaces. Based on the number of vehicle parking spaces proposed,a minimum of 22 bicycle parking spaces should be provided dispersed throughout the development. 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. b. A maintenance storage area. c. A central mailbox location, including provisions for parcel mail,that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773,4-24-2018) Page 16 The property management office, maintenance storage area and mail kiosk are all depicted on the site plan in the clubhouse. A directory and map of the development should be depicted on the site plan at the entrance or convenient location for those entering the development as required. C. Common Open Space Design Requirements: 1. A minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150) square feet for each unit containing five hundred(500)or less square feet of living area.Not applicable b. Two hundred fifty(250) square feet for each unit containing more than five hundred(500) square feet and up to one thousand two hundred(1,200) square feet of living area.206 units are between 500 and 1,200 sf.; therefore, a total of 51,500 sf. (or 1.18 acres) of common open space is required for these units. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area. 66 units contain more than 1,200 sf.; therefore, 23,100 sf. (or 0.53 of an acre) of common open space is required for these units. At a minimum, a total of 74,600 sf. (or 1.71 of an acre) of outdoor common open space is required to be provided in the proposed development.A total of 4.07 acres is proposed to be provided as shown in Section VILE, in excess of the minimum standards, which also satisfies the qualified open space standard in UDC 11-3G-3B. 2. Common open space shall be not less than four hundred(400) square feet in area,and shall have a minimum length and width dimension of twenty feet(20'). The common open space areas depicted on the open space exhibit in Section VILE meet this requirement. 3. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. The multi family component of this project is proposed to be developed in two (2)phases consistent with UDC standards. 4. Unless otherwise approved through the conditional use process,common open space areas shall not be adjacent to collector or arterial streets unless separated from the street by a berm or constructed barrier at least four feet(4') in height,with breaks in the berm or barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009, ef£retroactive to 2-4-2009) The common open space area is central to the development and not adjacent to any collector or arterial streets. (Although the street buffer along Waltman Ln. is included on the open space exhibit, the area qualifies toward the open space standards listed in UDC 11-3G-3) D. Site Development Amenities: 1. All multi-family developments shall provide for quality of life, open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life: (1) Clubhouse. (2) Fitness facilities. (3) Enclosed bike storage. (4) Public art such as a statue. b. Open space: Page 17 (1) Open grassy area of at least fifty by one hundred feet(50 x 100)in size. (2) Community garden. (3) Ponds or water features. (4) Plaza. c. Recreation: (1) Pool. (2) Walking trails. (3) Children's play structures. (4) Sports courts. 2. The number of amenities shall depend on the size of multi-family development as follows: a. For multi-family developments with less than twenty(20)units,two(2)amenities shall be provided from two (2) separate categories. b. For multi-family development between twenty(20) and seventy five(75)units,three(3) amenities shall be provided,with one from each category. c. For multi-family development with seventy five(75)units or more, four(4)amenities shall be provided,with at least one from each category. d. For multi-family developments with more than one hundred(100)units,the decision making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision making body shall be authorized to consider other improvements in addition to those provided under this subsection D,provided that these improvements provide a similar level of amenity. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Based on 272 proposed units, a minimum of 5 amenities are required; City Council may require additional amenities if they feel the proposed amenities aren't adequate for the size of the development.A clubhouse with a swimming pool,pergola shade structure and seating area,fire pit, internal pathways, a segment of the City's multi-use pathway system along the Ten Mile Creek with a pedestrian bridge to the east, children's play equipment and open grassy areas at least 50'x 100'in area are proposed from the open space, quality of life and recreation categories in accord with UDC standards. Stafffeels the proposed amenities are adequate for this development. E. Landscaping Requirements: 1. Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying to All Districts", of this title. 2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three feet(3')wide. b. For every three(3)linear feet of foundation, an evergreen shrub having a minimum mature height of twenty four inches(24") shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. Page 18 Landscaping is depicted along the foundation of elevations that face Waltman Ln. that appears to comply with this standard. F. Maintenance and Ownership Responsibilities: All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development,including,but not limited to, structures,parking,common areas,and other development features. The Applicant shall comply with this requirement. If the Fire Dept. and Police Dept.want private streets to be provided for addressing purposes within the multi-family portion of the development to better facilitate emergency wayfinding,a private street application should be submitted with the final plat application for the phase in which the apartments are located. VI. DECISION A. Staff: Staff recommends approval of the proposed modification to the existing Development Agreement, Rezone,Preliminary Plat, and Conditional Use Permit per the provisions included in Section VIII in accord with the Findings in Section IX. Page 19 VII. EXHIBITS A. Conceptual Development Plans Included in Existing Development Agreement fli -------------- ............. H MiNUMMOMME EZ:1 Jm DiMMM K. Hf UMMMMMUMM Waltman Annex rh J� sd 03 Mafkfian Idahu ter.wu Page 20 B. Rezone Legal Descriptions and Exhibit Maps DESCRIPTION FOR TANNER CREEK SUBDIVISION ZONE R-$ A parcel of land located in the located in the NW 114 of the SE 114 of Section 13, T.W, R_1W.. B.M., Meridian, Ada County, Idaho more particularly described as follows: Commencing at the C114 corner of said Section 13 from which the E114 corner of said Section 13 bears South 69`52'43''East, 2642.71 feet; thence along the East-West centerline of said Section 13 South 89°52'43"East, 250,00 feet to the REAL POINT OF BEGINNING; thence continuing along said East-West centerline South 89°52'43"East, 539.49 feet; thence leaving said East-West centerline South 00°00'00" East, 196.56 feet, thence North 90°00'00"West, 15.00 feet; thence North 89°56'05"West, 199.91 feet: thence North 88°43'36''West, 59 52 feet; thence North 89`52'43"West, 305.30 feet; thence South 00'0414"West, 331,54 feet; thence 199.11 feet along the arc of a non-tangent curve to the right, said curve having a radius of 125.00 feet, a central angle of 91115'53"and a long chord which bears South 44"25'59"West, 178.72 feet; thence North 89�56'05"West,46.97 feet: thence South 00°01'30"West, 422.85 feet; thence 84.04 feet along the arc of curve to the left, said curve having a radius of 53.50 feet, a central angle of 90`00'13"and a long chord which bears South 44°58'37" East, 75.65 feet; thence South 89°58'43" East,427.00 feet; thence North 88°33'04"East,56.77 feet; thence South 89°65'05" East, 125,16 feet; thence South OW00'00"East, 194.86 feet to a point on the North right-of-way line of Interstate 84; Page 21 thence along said!North right-of-way line North 89058'43"West, 791.00 feet to the SE corner of The Landing Subdivision No. 11 as filed in Book 79 of Plats at Page 8528 through 8529, records Ada County, Idaho, thence along the East boundary line of said The Landing Subdivision No.11 and along the East boundary line of The Landing Subdivision No.9 as filed in Book 74 of Plats at Page 7658 through 7659, records of Ada County, Idaho and the northerly extension thereof North 00°03'55" East, 1,075.04 feet; thence South 89°52'43" East, 250,00 feet, thence North 00°03'55"East,250.00 feet to the REAL POINT OF BEGINNING. Containing 10.13 acres, mare or less. 7729 G.C Page 22 BASIS ,QE,I3,�ARING 5S9'52' 3"E 2642Jl' 1 CENTER W- WALTMAN LANE 5 9'S I'43"E .1/4 1/4 250,DID' wl ---- - 53 49 9 - RP[75 Ld - p Lnlo Oro lj% ;n UNPLAIr o N89'56t0'095.9'W1 1EUNPLATT6A „ o o n z I N89'52'43"W 305-30 S89'52'43"E 250.00' I -- IN88'43'36"W a 1� 59.52' a ' sA I r7 w I I3 far I 3¢ as C; a c\j 10.13 a.c. I ,0% J L W. RUDDY M: �I m a n I 46.97' `) - � Vr, pl7 q er} I n LINE TABLE UNE LENGTH GEARING I IP I N L1 15.00 N90-00'00"W I N 88'33'04"E S89'58'43"E 5fi.77 i o t 427.00 q� 1. � 569'55'05'E 7729 a I CD tZ I 125-16' o l o? a N� ,ICI.�� �� -- -- N69'56'43"W 791.op' C Y G,GAS Ir W,R INTERSTATE 84 CURVE TABLE CURVE RADIUS LENGTH CHORD DIST. CHORD BRG, ❑ELTA 1 f 4. �;.13 EC2 1 53-50 84-04 75-66 544-58'37"E 90'DO'13" 5.24 125.00 199.11 178.72 544-25'59"W 91-15'53- A9 HE. IDAHO EXHIBIT -- DRAWING FOR 17-133 BUiTL,�o u59E.WATER7oWERg7 TANNER CREEK R8 ZONE SHEET NO. SURVEY MEMEHA l 0AF 0&M4 1 i:oef ee.esm oa>E GROUP, LLC LOCATED N THE Nw 9 UWFU&1 E5E cOF 5E, EI H IJ3 r,sN., kl*B.u., �W owc.0. DATE Page 23 DESCRIPTION FOR TANNER CREEK SUBDIVISION ZONE R-15 A parcel of land located in the located in the NW 114 of the SE 114 of Section 13,T.3111., RAW.,B.M.,Meridian,Ada County,Idaho more particularly described as follows; Commencing at the C114 corner of said Section 13 from which the E114 corner of said Section 13 bears South 89°52'43"East,2642.71 feet; thence along the East-West centerline of said Section 13 South 89°52'43"East,789.49 feet; thence leaving said East-West centerline South 00°00'00"East,196,56 feet to the REAL POINT OF BEGINNING; thence continuing South 00°00'00"East,431.89 feet; thence North 89°56'05"West, 104.70 feet: thence South 00'01'15"East, 105.35 feet; thence South 89°56'05"East, 104.79 feet; thence 5euth OO°01'11"West,395,00 feet, thence North 89`56'05"West, 125.W feet; thence South 88°33'04"West,56.77 feet, thence North 89°58'43"West,427.00 feet; thence 84.04 feet along the arc of curve to the right,said curve having a radius of 53.50 feet,a central angle of 90113"and a long chord which bears North 44°58'37"West,75.66 feet, thence North 00°01'30"East,422.85 feet; thence South 89°56'05"East.46.97 feet, thence 199.11 feet along the arc of curve to the left,said curve having a radius of 125.00 feet,a central angle of 91'1553"and a long chord which bears North 44"25'59"East, 178.72 feet; thence North 00'04'14"East,331.54 feet; thence South 89°52'43"East,305.30 feet, thence South 88'43'36"East,59.52 feet: thence South B9"56'05"East,109.91 feet; thence North g0"00'00"East,15.00 feet to the REAL POINT OF BEGINNING. Containing 12 20 acres,more or less. SSG �y m� IL 77Grr��9 jO G. Page 24 BASIS .QF.D,�ARING 59§'Si0l 2642,7i'. CENTER AL i 7/4 1/4 789.49' w 5.13 5,18 a UNPLATTED- VNP1�57T8tl 589'56'05"E N RPO$ `y 589'S2'43"E 109.91' ��365. 0' Ll -- S88'43'361'r °1v LnI a r7 w l I- Jv ' ism oaG pl IIo W : 204 ll 104,7a` J L W. RUDDY DR. C SR"41'15"E 12.20 a,c. 1D5-35' a J � I 589'5fi'05"E �, ca' �o I 4fi.97' U m n 589'56'05"E I o v o k N I 104.79' I q v in: 'S�p I rq 4FF1 o r' I I� 6. o) w QI LINE TABLE I3 �' a 4 y Pi LINE LENGTH SEARING CI L1 15A0 N90'Qa'40"E �. I S68'33'04"W L a` - N89'58'43"W 56.77 427.00' � V p 7729 N89'56 05"W �A 1,t-z a� 125.E 6' F pp 1'o t4r GAY G.G rebj WB INTERSTATE 84 r� CURVE TABLE CURVE RADIUS LENGTH CHGRt7 DIST. CHORD BRG. DELTA 1/4�.13 C1 53.50 84.01 75.66 N44'58'37"W 90-00'13" 5,24 C2 125.00 199.11 178.72 N44"25'59"E 91'15'53" o I- RI. b - ]. EXHIBIT _. DRAWING FORIDAHO JOB NA 17-1SS ,esoe"'";E°'a"'`psT. TANNER CREEK R15 ZONE SHEEP NO SURVEY EpjLAN.0 r,Cia-Mz pp {{ ��ryry I ;soo�9i,-657C awc_DATE �fIDV r, LLC LOCAiEO ire THE NW MERIPI N.ROR caiNTY.IDAtW 13, r.sN„ R.M.6,M., 1J24/2= Page 25 DESCRIPTION FOR TANNER CREEK SUBDIVISION ZONE R-40 A parcel of land located in the located in the NW 114 of the SE 114 of Section 13, T.3N., R.1►W,, B.M., Meridian,Ada County, Idaho more particularly described as follows: Commencing at the C114 corner of said Section 13 from which the E114 corner of said Section 13 bears So ith 89°52'43" East, 2642.71 feet; thence along the East-West centerline of said Section 13 South 89°52'43"East, 789.49 feet to the REAL POINT OF BEGINNING; thence continuing along said East-West centerline South 89°52'43" East, 531.98 feet to the C-E 1116 corner❑f said Section 13; thence along said East boundary line of the NW 1/4 of the S£ 114 of said Section 13 South 00919'35"West. 1281.39 feet to a point on the North right-of-way line of Interstate 84; thence along the North right-of-way line of Interstate 84 the following 3 courses and distances. thence South 84'03'28"West,43.25 feet; thence South 82°20'13"West„ 275.70 feet; thence North. 89'58'43"Vilest, 20&42 feet, thence leaving said North right-of-way line North 00°00'00" East, 589.86 feet thence North 89°56'05''West, 104.6E feet; thence North 0a`01'15"West, 105.35 feet: thence South 89°55'05"East, 104.70 feet; thence North 00*00'00"East, 628.45 feel to the REAL POINT OF BEGINNING Containing 16.14 acres, more or less_ Nsa � 0. 7729 arc.c� Page 26 BASIS OF BEARING 589'52'43"� 22.71'........... ....... CENTER LTMAN LANE 5895243E 531-98'. CE 1 f 16 l f 4 1/4 - 789.49' I sIOB i --_ I �,� f I 7i h i NI � ` UNYf.+iTTED ! w I pl ! z I I I 589'56'a E I w �n 104.70 cr I C, o n Ini �NO'01'15"W 15,14 a.c, in r 105.35' I Q? I� u} N89'S6'05"W 104.66' k I a L 00 Mi �I I UNPLA"IrD } L Sri ! o� I J LL a � 1 zl 1 � 1 ! i I I 589'58'43"E �N89'58'43"W 582'2 275.74 791.40' 208.42' + 584'03'25"W WB INTERSTATE 84 43.25{ 0 1 NSC3 25 1 J6 40D CL 7729 1/4 5.13 �,�}LL 0 50 200 FC10 �j I] �� \9 ��c4 SCALE. 1" ZOO' Y G.C� TQ C 4 i L+YP' :51 F im No. �pAH� Ma EXHIBIT __ DRAWING FOR 17-133 130 1vAreRTUwERS. TANNER CREEK R4O ZONE 91E1 H0. "TE 1450 SURVEY MEA11AN �' MEaiaAw.inAnG elMs L2aeZeal�s7o 01YC. DATE GROUP, LLC LOCATED IN THE MW A OF, SE A CC r$E oA iO3' T.3N"R.7W"B.AI., 1/24=0 kiMPage 27 C. Preliminary Plat(date: 02/11/2020) &Phasing Plan .. W � ------------------ 14 m. w © oo•0001oo CD M i o�yo I® 'o I 4. l p IDAHO SURVEY GROUP,LUC TANNER CREEK SUBDIVISION PRELIMINARY PLAT ® ®,.,..,v..,�.,....a..m.. °u�mnTMx o.'ouxry ipn..T 'DFx2 ® xnnxr 62 R ne m l•._wu uxE1 ® d � IDAHO SURVEY _ GROUP,LLC TANNER CREEK SUBDIVISION PRELIMINARY PLAT 6 :%r grnov. PAZ P 2 2 0P 2 Page 28 D Lu 0 � WALTMAN u m BRIDGE #2 In WALTMAN LN L leis 10 !a e 1 0 10 1 !b BONNE TIO c w OD a 41 63 1-84 PHASING PLAN Page 29 D. Landscape Plan(dated: 2/5/20) YN6TMAN WNE Y� � T I to al;ov I.,U-- � ...: •a CLUB OUSE AREA ILLEY J . 8 ` w I I _ 7 j — , ' 'rv.encrcw000s oN.- - ,I'w- I RSTa AN RR _ N=.I,iCKSNIPF OHIVE _—' = ENISTING—IN 1 _ C�\ TANNERC REEK SUBDIVISION _waRsraTEaa 11 WALTMAN LANE MERIDIAN,IDAHO �.o r,.._ SCALE,€'=AO'-0• �.v, CITY OF MERIDIAN R-40 LANDSCAPE REQUIREMENTS AMEN YSiESSM "T I iCITY xOF MERIDIAN R 15 K if _— a __—__ •- — u .�„e'a.,...... � Z g - -- . F'S; PROJECT INFORMATION Y Z❑ - KEY MAP W¢a5 z-- W r Q •i - I,•I,• i-I'i' I-!- I' I' i-I -i ' I - - �i, � � 3a �oQaQ9oa'o'0o.-o. 6.00'- -_CQ_ ado. o'- o ➢- aDa 1 E`le,dd ` TQVERALL SITE AND LANDSCAPE PLAN a LANDSCAPE NOTES: a Y F, Page 30 • - - - —°v w--. .. .�.v Jams LANDSCAPE LEGEND CALLOUT LEGEND W WALTMAN LANE W BROWN TROUT DRZLu ELO PLT S ANCHED LE c m= 1 ¢¢ tl W EIDER DR. p.. fro W J w as U �¢ w W2Qno W RUDDY DR- t ! � �SITE AND, LANDSCAPE PLAN-AREA ONE - II - � �F�„ I KEY M P g Y Li.i 9 I LANDSCAPE LEGEND CALLOUT LEGEND r w�W WALTMAN LANEc+��c+.�.—..0 w\\ c.�� �.",=y. ®•�^-^•°^-• ww FFF w o a �� - PLANT SCHEDULE ❑OZ�Ir 3 'Im / z auoe O>Q P _ luQaa fro - - 0. Mill QQ t _ U y Z [ a Z Z uw F r E E L f m rr 5 ! e SITE AND LAN DSCAPE PLAN-AREA TWO KEY MAP—--- ---J �q �T1 B € L12 4 Page 31 LANDSCAPE LEGEND CALLOUT LEGEND FTT I I ------------ ----------- L: MCI. Z IF-- rI 0 5; PLANT SCHEDULE I NO IN LBE ar- C-)It 1 W LU cw T LL, Z U) NMI, Z F Z z % om —4 b0000�foo Q I-B4 7 ITE AND LAND i KEY MAP LANDSCAPE LEGEND CALLOUT LEGEND RUDDY -------------- ox ----------- • W BACKWOODS DR. Fig =T==9l-l-.T:-= ZUJ z a: Cc) IL M: Z;� Er PLANT SCHEDULE � cc I L T 7-g- ,- ❑W JACKSNIPE DR T-7 Ofr Luw Lu CL q- [--F-- wM<< Ej z 0() Mw ZZ 5:5 (DO OD010600( T�SITE AND�LANMGAPE PLAN AREA THREE y P < L13 Page 32 77 rDRYLAND SEEDING REQUIREMENTS i AREA TOPSOIL NOTES TURF AREA PREPARATION NOTES: PREPARATION NOTES: =X.= 47P 3, tl� TREE i NOTES: .......... a, 1.11:11 A WEED ABATEMENT NOTES," 4. IRRIGATION NOTES 50 0 5 57 w< BUT R AREA WITH 20 VVIDE BERM W2 < ��FGEEI— TION 1 C)z BOULDER NSTAI.�TION IN 3 TREE MITIGATION i BRM IM -84 SECTION 2 WITH CEi —----- LIS is, HIN 04EL 7A z U" .......... go Lb CONIFEROUS TREE PLANTING 7 0 Z E-I W co 26 Z)<w > @,EFR i1 1RQUNi l. I, YZ-0 PLANTING W a Z0 W 6 PLANTER7.,Bi .CUT E W n rr . ..... ..... wm<< Z UZ Z-J W A ROM TREE VINYL FENCE PANEL L 3 C' 7 BERM pE. KK49 DECIDUOUS TREE PLANTIN LtB 1 1. Page 33 O J111111 .......... Tek FENCE STUNNING BEAUTY LIFETIME DURABILITY I .. KEY MAP I 100'EASEMENT LINE TO EASEMENT LINE Z 27.5'-29'BUILDING VARIES vnRIES 6-25.5' 0 TO EASEMENT LINE 5'-29'EASEMENT TO TOp OF ImNN 42'-55'Tpp OF BANK TO TOp OF 01 p'-�,5� PROPERTY LINE TO EASEMENT LINE U W U) =Lu Y W inW U � I zW Q J W s OPEN VIINON FENCE ' Z Z WLLj 2.S"PAVEMENT "GRA L a§g g;9 21'-23.5'BOILDING TO FENCE Y FFE 'L PATH 1o'-t e.5' wA'.HIGH G f i i 39 H AY EOOE aF PATH '*° y QQ 1 TOP IF RANk ji TEN MILE CREEN _ $I_ Do �� m ■ i WENT AN P/DRANK- MINOR RDFLORATIONWER/G GRADING/WEED APP CLEANUP/DRY LMIO WILOFLON'EA/ORASB 8EE011PPLII .� TEN MILE CREEK SECTION ALE I. ILI I I I I — Single-Family Section Elevation I I - I ! *I _ I I . sl � -I Multi-Family Section Elevation Tanner Creek M.njn" ,Idaho — Scalr.t-20-0" Page 35 E. Qualified Open Space Exhibit(dated: 2/5/20) & Site Amenities CITY OF MERIDIAN SINGLE FAMILY (R-8 AND R-15) OPEN SPACE REQUIREMENTS QUALIFIED OPEN SPACE M OPIN 5PA=Rii�Y'JIFF To TA.Aw. ]t!wgu,['h FRQVI=. �ZYJ/4�IFIER 5PAor) gNAZf 5P -M563 t2.2oAc.P 136_g2 0_i-f AG} =100 AC3 IQq, 143$ LANDSCAPE LEGEND OVALIFIED OPEN SPACE W 1NALTMAN LANE 18,912 SQ-FT. I W BROWN TROUT❑R. :.REA=2,B3®SQ.FT. �7�.AREA= w jujujul . } ARE4=2,735 SO.7. I W EIDER DR. Ia f W RUDDY_F:. ®D AREA--7$,448 SC.FT. r El } r 3 . W BACKWOODS DR- i N 1 w LLl r Uj � 4 r Z W W 3 fn AREA='7973Q.FT- 3 W JAGKSNIPE DR- i II1 ' II 1 s NOT TO SCALE i TANNER CREEK 'S°�° WALTMAN LANE, MERIDIAN PROJECT#:172U3 R _ _ OPEN SPACE EXHIBIT Page 36 42. ■ ■ unnilIRo NIHON w N m p w 1 1 u 1 � 1' 1 ■ � w 1 1 �� w w uu � Y w • 'I �1 1 1 li - ;r ill 1 1 1+ N aOil C it TANNER CREEK PROJECT it-1720 Y � R w � w ryi 1 1 w `IiNf 1 li w w 1 � II 1 �Irs as rat r � ■x* r t r � � WALTMAN LANE, MERIDIAN OPEN SPACE EXHIBIT IRECKONL Playground Equipment in Single-Family Portion of Development: i CC �1 aecaeaTIONl Tanner Creek rx Toonr * ^. Q. 1 L� • 1 _ v y Page 38 Playground 1 • • Portion of •1 Pedestrian Bridge over the Ten Mile r� l -~iti!.f0��-b- �Af�•x�^ �� � �' ip.Pwt+r yr r������.. .. Page 39 F. Site Plan for Multi-Family Portion of Development(date: 1/14/2020) ' `�� _ TANNER CREEK TA � =t- ----- -- r �� APARTMENTS TAEAR{HITE050FFI0 Ej WALTMAN LANE,MERDIAN,IDAHO [ GENERAL SITE NOTES �''•. SCALE:...........................1'=6W-O` ZONING(CURRENTIPROPOSED):.........C-GIR-4O T .~` 3 is TOTAL AREA:..................m 1LB4 ACRES 1 DENSITY PROPOSED: ...........17.17 D.UJACRE I OPEN SPACE:........._..............2L7%ICI %• NUMBER OF DWELLING UNITS PROPOSED:......272 UNITS DODO° , - ------� I F" i BEDROOM UNITS 126%I ••--•••-•••--•••-•...70 2 BEDROOM UNITS(50%).....................136 2 e �_F7�� 3 BEDRROM UNITS(24%) ••••• ....•...•.....66 TYPE'A'ACCESSIBLE UNITS(2%)......••--...•..6 (DISPERSED IN UNITS ABOVE) �I I PARKING SPACES REQUIRED: APARTMENTS..............................509 TANNER CREEK '- CLUBHOUSE................................10 APARTMENTS TOTAL PARKING SPACES REQUIRED:............519 J PARKING SPACES PROVIDED.....................546 WALTMAN LANE 2 I 3 F— — — > CARPORTS REO'DiPROVIDED..............272/272 MERICIAN,IDAHO i MAX.BLD.HT PROPOSED.....................40'-0" -- i (PEAK OF SLOPED ROOF) -- -� - - - —` 3 DEVELOPER: CHALLENGER DEVELOPMENT 1977 E.OVERLAND ROAD MERIDIAN,IDAHO 83642 CIVJLRANDSCAPE: BRECKON LAND DESIGN _ !IL. 8661 N GLENWOOD ST. - — -- BOISE,IDAHO —---- �° 266.376-5153 2 i 3 I x� j mciDxs --. -------- ---- uEcxrrEcr: TAD I II p _ � � �- w 'I THEARLHITEl150FFILE$ — vem vim aeamx WYfN.1M0.Vq.WM L -- - - - - ® S01.0 e 1 SITE PLAN OVERALL SITE PLAN Page 40 7 �- - II " TANNER GREEK i. APARTMENTS -� I�' ill o0000 - Iw — I I II o000 � j, a - -__ i s I � I li' i I � lY s oa —7 I — 1 i I II -- _—II — -------- ----- ❑ E N LA RGEGSITEPLAN NDRTH SD1.1 ICI M1�� --1 - —� TANNER CREEK I W AP0.RTNEMIS r I I 99� ?_I wA imax�nxf F I f I IAERIpPM1 IAfxO q I� ZZ— kiHni LL -- INTERSTATE SD1.2 41 1 ENLARGED SITE PLAN-SOUTH Page 41 -� ��� __�. �n,�_�� � � �- a���w�� TAB v s - '—` �" °� •� ..-� mo� THEARERRECFSOFFIEEA 31—y""AL STEEL BOLLARD ....... HANDICAP SIGN DETAIL 4NOTTOFla COND.SLAB;OII;TRI;L JOINTS TRASH ENCLOSURE SECTION mm TANNER CREEK APARTMENTS 6SIDEWALK EDGE DETAIL 7 ENFRUDED CURB DETAIL 8CAST CURB AT PLAY AREA TWO MECRANICAL 10 ENCLOSURE SECTION ------------ ACCESSIBLE PARKING PLAN 12 ACCESSIBLE PARKING Pa' 13 TRASN ENCLOSURE ELEV. 14 TR;S;'ENCLOSURE GATE ELEV. MECHANICAL ENCLOSURE ELEV. 15 wow IT S01.3 16 TYP.BIKE RACK PAD SITE DMU G. Building Elevation Photos for Single-Family Dwellings Alley-Loaded Detached Units: 11 �g — - , EE=,, all- Townhome Units: Page 42 Run' ' 1 - Sliall- MM - ILI NOON Front-Loaded Detached Units: - ' - - Al- A Page 43 F- F � � _ fIf i ■�.. i Page 44 H. Building Elevations &Renderings and Floor Plans for Multi-Family(date: 01/14/2020): TANNER CREEK APARTMENTS FCBH]HOMES EXTERIOR PAINT SCHEME ewu I T PE 1 FRONT ELEVATION STUCCO/BODY BOARD&BATTEN ACCENT BOARD& TRIM FASCIA/BRACKETS SW6001 SW6004 BATTEN wwDows,DooRs, SW7674 BANDS Grayish Mink SW6116 Peppercorn Tatami Tan SW7004 Snowbound *Railing to be BLACK IRON TA 0--- THEARCHIRMOM(EA :ELLEI El El 11 1 L F:Ij ED F❑ TANNER CREEK APAR TMENTS L L O�D LL-1 FRONT ELEVATION-BUILDING TYPE FEJ Ll FL 1 FT1 2 LEFT END ELEVATION-BUILDING TYPE i NIGHT END ELEVATION-BUILDING TYPE I 311 SD3.0 BIIImINGB 1 IXlEINN B.—W Page 45 P i TA 0-- THI#ff1lffKr50rR(U IT TONNFH FYRHIfAENTSENiS d MLOM TTPE 1&Y NUT FLOOD PIM P o X BOKOINOTTPE F ISIM.) SD2.0 PDRDIDG TTPE 2 1SECOND FLOOR PLAN ®r TANNER CREEK APARTMENTS FCBHI HOMES EXTERIOR PAINT SCHEME BLDG TYPE 2 FRONT ELEVATION w r 5 STUCCOIBODY BOARD&BATTEN ACCENT BOARD& TRIM FASCIA/BRACKETS SW6001 SW6004 BATTEN WINDOWS,DOORS,BANDS SW7674 Grayish Mink SW6116 Peppercorn Tatami Tan SW7004 Snowbound "Railing to be BLACK IRON Page 46 TAB rxFuningtsarrlcEe 71; i CREEK - = PARTMENTS - - — wurMAxlxN 1 FRONT ELEVATION-BUILDING TRPF 2 —.a—t.. U I }- --- - 2LEFT END ELEVATION•BUILDING TYPE 2 3NIGxT HD ELEVATION•BUILDING TYPE 2 SD3.1 E—RE DPE9 IXIEaGR EIINA{NRE s TA 0-- El . . TANNER CREEK APARTMENTS wALEMARLAHE d MERIUIPN,IRAHO BUILDING TYPE 2 THIRD FLUOR PLAN ®— SD2.1 FLOOR PLANS Page 47 TANNER CREEK APARTMENTS CBH HCM ES EXTERIOR PAINT SCHEME BLDG TYPE 3 FRONT ELEVATION �? .III.Tin�: >.'� III III ICI STUCCOIBODY BOARD&BATTEN ACCENT BOARD& TRIM FASCIAlBRACKETS SW6001 SW6004 BATTEN WINDOWS,DOORS, SW7674 BANDS Grayish Mink SW6116 Peppercorn Tarami Tan SW7004 Snowbound 'Railing to be BLACK IRON TAD--- M: E E] El TAN TANNER CREEK APARTMENTS �f S!e.ild^.I;LINE FRONT ELEVATION-BUILDING TYPE 3 lu. yam-4--- - - - ...� 2 LEFT END ELEVATION-BUILDING TYPE 3 3 RIGHT END ELEVATION-BUILDING TYPE 3 SD3.2 BUILDING Mf 3 FXIEPIOP fLEVAilONS Page 48 TA1 THEARCHREMOFFICEC 4 -t1 TANNER CREEK APARTMENTS ID ARi pan[ i;EaialsV.male BUILOIND TYPE 3 'FIRST FLOOR PLAN �® 4 m�os� BECOND FLOOR ® SD2.2 SECOND FLOOR PLAN P�aaa P-S TANNER CREEK APARTMENTS COH HOMES EXTERIOR PAINT SCHEME CLUBHOUSE qw STUCCOIBODY BOARD&BATTEN ACCENT BOARD& TRIM FASCIAIBRACKETS1 SW6001 SW6004 BATTEN WINDOWS,DOORS, FRONT DOOR RANDS Grayish Mink SW6116 SW7674 Tatami Tan SW7004 peppercorn Snowbound Page 49 TA T- THEARCHrrE OFF(I MORTH(FRONT)ELEVATION-CLUBHOUSE TANKER CREEK APARTMENTS ®,. D a] MERIDIAnLANE MIT zm-f-- FAST(LEFT)ELEVATION-CLUBHOUSE WEST(RIGHT)ELEVATION-CLUBHOUSE -.- 480UIN(REAR)ELEVATION-CLUBHOUSE v r 3.3 LNBHONSE E%TENIOB ELEVATIONS TAB �H[AL(RU[f15NfR[f' r { TAIIIIFR CHIEF APARTMENTS �` I uF .ioAxo 4 _ Q Ll.i. ❑ ❑ OLOONOOlE ...® . 1 FLOOR KM SD2.3 Page 50 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Development Agreement Modification: 1. The subject property shall no longer be subject to the terms of the existing Development Agreement (DA) (Inst. #108131100)upon the property owner(s)entering into a new agreement. The new DA shall be signed by the property owner(s) and returned to the City within six(6)months of City Council granting the subject modification. The new DA shall include the following provisions: a. Future development of this site shall be generally consistent with the conceptual site plan, conceptual building elevations,preliminary plat,phasing plan, landscape plan, and qualified open space exhibits included in Section VII and the provisions contained herein. b. The off-site construction of the bridge across the Ten Mile Creek and associated extension of Corporate Drive from the north to Waltman Lane and detached 5-foot wide sidewalk along the east side of the street shall be completed prior to issuance of building permits in Phase I of the development. c. The re-construction and widening of the bridge across the Ten Mile Creek and associated widening of W. Waltman Lane including the off-site construction of a detached 5-foot wide sidewalk along the north side of Waltman Ln. to Meridian Rd. shall be completed prior to issuance of building permits in Phase 2 of the development. d. Noise abatement shall be provided for residential uses adjacent to Interstate 84 in accord with the standards listed in UDC 11-3H-4D. A minimum 9-foot tall berm and 5-foot tall wall on top of the berm shall be provided parallel with I-84 along the southern boundary of the site;the height of the berm/wall combination shall be a minimum of 10 feet higher than the elevation at the centerline of the freeway. To avoid a monotonous wall along I-84,the color and/or texture of the wall is required to be varied every 300 linear feet or the wall staggered every 300 linear feet as set forth in UDC 11-311-41).3c. The berm and wall in its entirety shall be constructed with the first phase of development prior to issuance of the first Certificate of Occupancy for the development. e. All townhome and multi-family structures shall comply with the design standards listed in the Architectural Standards Manual; single-family detached structures are exempt from this requirement. An administrative Design Review application is required to be submitted for approval of the design of all townhome structures in the development prior to submittal of building permit application for those structures.An application for Certificate of Zoning Compliance is also required to be submitted along with Design Review for the multi-family portion of the development prior to submittal of building permit applications. f. No building permits shall be issued for this development until the property has been subdivided. Preliminary Plat: 2. The preliminary plat included in Section VII.B, shall be revised as follows: a. Depict zero(0)lot lines where townhome units are proposed in Blocks 6, 7, 8 and 9. 3. The landscape plan included in Section VII.D shall be revised as follows: a. Depict a 5-foot wide landscape strip along the east side of the pathway along the creek with landscaping as set forth in UDC 11-313-12C. b. Correct the height of the SimTek wall along 1-84 from 4-to 5-foot tall as proposed by the Applicant. Page 51 4. Address signage needs to be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. 5. All alleys shall be constructed per the standards listed in UDC 11-6C-3B.5. 6. All common driveways shall be constructed per the standards listed in UDC 11-6C-3D. 7. The setbacks, fencing,building envelope, and orientation of the lots and structures accessed by common driveways shall be shown on an exhibit submitted with the final plat application as set forth in UDC 11-6C-3D.7. 8. A perpetual ingress/egress easement for the common driveways shall 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 as set forth in UDC 11-6C-3D.8. A recorded copy of the easement(s) shall be submitted to the Planning Division with the final plat for City Engineer signature. 9. All existing structures on this site are required to be removed prior to signature on the final plat for the phase in which they are located. 10. A 14-foot wide public pedestrian easement for the multi-use pathway shall be submitted to the Planning Division for approval by City Council and subsequent recordation. 11. If private streets are determined to be needed for addressing purposes by the Fire Dept. and Police Dept. for emergency wayfinding in the multi-family portion of the development,a private street application shall be submitted with the final plat application for the phase(s) in which the apartments are located. Conditional Use Permit: 12. The multi-family development shall have an ongoing obligation to comply with the specific use standards listed in UDC 11-4-3-27. 13. For each of the multi-family units,a minimum of eighty(80) square feet of private,usable open space shall be provided for each unit as set forth in UDC 11-4-3-27B.3. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Floor plans with square footage noted for patios and balconies shall be submitted with the Certificate of Zoning Compliance application that demonstrate compliance with this standard. 14. The multi-family development shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A recorded copy of said document shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development. 15. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised as follows: a. Depict a minimum of 22 bicycle parking spaces in bicycle racks dispersed throughout the development. b. All transformer and utility vaults and other service areas shall be located in an area not visible from a public street, or shall be fully screened from view from a public street in accord with UDC 11-4-3-27B.2. c. Correct the width of the berm within the street buffer along Waltman Ln. from 20-to 15-feet wide on Sheet L1.5,Detail#1,per the Applicant. Page 52 d. Depict landscaping along the foundations of all street facing elevations adjacent to Waltman Ln as set forth in UDC 11-4-3-27E.2. e. Include a detail of the pergola shade structure and fire pit. f. Depict a directory and map of the development at the entrance or convenient location for those entering the development in accord with UDC 11-4-3-27B.7. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any development occurring in the Overlay District a floodplain permit application, including hydraulic and hydrologic analysis is required to be completed and submitted to the City and approved by the Floodplain Administrator per MCC 10-6. 1.2 As preliminarily designed, SSMH A-2 is in an inaccessible area by being located in a landscaped walkway area. There also appears to be separation issues with the water main that is generally parallel through this area. At a minimum,these utilities shall have a 14-foot wide compacted gravel roadways constructed over top of them to make them accessible by a service truck. No structures are allowed to be constructed within the easement areas for the sanitary sewer mainlines. 1.3 Meridian Public Works has modeled each phase per the preliminary plat submitted. Currently each phase meets minimum flow requirements,but each phase will need to be re-modeled at Final Plat application to confirm minimum flow requirements are met. No structures are allowed to be constructed within the easement areas for the water mainlines. 1.4 Applicant shall be required to submit up to date geotechnical information and recommendations for the project site with the final plat application. The abbreviated report from SITE Consulting, LLC that was submitted with this application is dated February 20,2018,and it indicates that groundwater monitoring effort began in June of 2017. It is also noted in the report that"The Ada County Soil Survey, (US Soil Conservation Service)indicates the onsite groundwater may be as shallow as 1.5-3.0 feet in the northeast half of the site along Ten Mile Creek and greater than 80 inches deep in the Southwest half." The SITE report in part also states that"Measured and reports depths to groundwater indicate this development can be constructed but will require either substantial filling or shallow/high groundwater methods for storm water disposal. Groundwater will require pumping during installation of deep utilities but will not impact construction of future homes or right of ways on the property." The design engineer and developer should consult heavily with the geotechnical engineer to ensure that homes can be constructed free from intrusion of groundwater. The developer/builder should consider slab on grade construction methods. 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. Page 53 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 be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities, etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures.Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. Page 54 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 I I-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT https://weblink.meridiancity.org/WebLink/Doc View.asp x?id=184671&dbid=0&repo=MeridianCity D. POLICE DEPARTMENT https://weblink.meridiancity.oLvlWebLinkIDocView.aspx?id=184716&dbid=0&repo=MeridianCity E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https://weblink.meridianciU.org/WebLinkIDocView.aspx?id=185135&dbid=0&repo=MeridianCiCE Page 55 F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184911&dbid=0&repo=Meridian City G. CENTRAL DISTRICT HEALTH DEPARTMENT(CDHD) https://weblink.meridianciiy.oLvlWebLinkIDocView.aspx?id=184500&dbid=0&repo=MeridianCity H. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridianciV.org/WebLink/DocView.aspx?id=184889&dbid=0&repo=MeridianCity I. WEST ADA SCHOOL DISTRICT(WASD) https://weblink.meridiancity.oLvlWebLinkIDocView.aspx?id=185552&dbid=0&repo=MeridianCity J. IDAHO TRANSPORTATION DEPARTMENT(ITD) https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=185863&dbid=0&repo=MeridianCity https:11weblink.meridianciby.org/WebLink/Doc View.aspx?id=187106&dbid=0&repo=Meridian City https://weblink.meridianciU.org/WebLink/Doc View.aspx?id=187105&dbid=0&repo=MeridianCity K. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=187484&dbid=0&repo=MeridianCity Traffic Impact Study: https://weblink.meridianciU.org/WebLink/DocView.aspx?id=187102&dbid=0&repo=MeridianCity Traffic Trip Generation Study: https://weblink.meridianciU.org/WebLink/DocView.aspx?id=187103&dbid=0&repo=MeridianCity IX. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the Applicant's proposal to rezone and develop the subject 38+/- acre property with a variety of residential uses is consistent with the associated MDR&MU-CFLUMdesignations for the property and applicable provisions of the Comprehensive Plan as noted above in Section V.B. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment and development complies with the purpose statement of the residential districts in that it will provide for a range of housing opportunities for the community consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed residential uses should be compatible with adjacent existing residential properties to the west, north and east. Page 56 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Stafffinds City services are available to be provided to this development. Area schools are currently under capacity but this may change if boundaries are adjusted. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed rezone is in the best interest of the City. B. Preliminary Plat(UDC 11-613-6) In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Stafffinds the proposed plat is generally in conformance with the UDC if the Applicant complies with the Development Agreement provisions and conditions of approval in Section VIII. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Stafffinds public services can be made available to the subjectproperty and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds theproposedplat is in substantial conformance with scheduledpublic improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; Stafffinds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Stafffinds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. C. Conditional Use Permit(UDC 11-513-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Stafffinds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the R-40 district(see Analysis, Section V for more information). Page 57 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Stafffinds that the proposed use is consistent with the future land use map designation of MU-C and is allowed as a conditional use in UDC Table 11-2A-2 in the R-40 zoning district. 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. Stafffinds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other uses planned for this area and with the intended character of the area and that such uses will not adversely change the character of the area. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. Stafffinds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. The Commission should weigh any public testimony provided to determine if the development will adversely affect other properties in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal,water,and sewer. Staff finds that essential public services are available to this property and that the use will be adequately served by these facilities. Page 58