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Z - Signed Findings for Denial of project 5-26 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EF� ' N, AND DECISION& ORDER In the Matter of the Request for Annexation of 15.22 Acres of Land with R-8(3.31 Acres),R-15 (8.12 Acres) and R-40(3.79 Acres)Zoning Districts; and Preliminary Plat Consisting of Sixty Six (66)Buildable Lots for Single-Family Detached Homes,One(1)Buildable Lot for a Multi-Family Development,Eight(8) Common Lots and Two(2) Other Lots on 15.22 Acres of Land in the R-8, R-15 and R-40 Zoning Districts for Delano Subdivision,by Boll Cook Investments,LLC. Case No(s).H-2019-0027 For the City Council Hearing Date of: May 12,2020 (Findings on May 26,2020) A. Findings of Fact I. Hearing Facts(see attached Staff Report for the hearing date of May 12,2020, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of May 12, 2020,incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of May 12, 2020, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of May 12,2020, incorporated by reference) B. Conclusions of Law I. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title I I Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19, 2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I I-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR DELANO SUBDIVISION—AZ,PP H-2019-0027 - I - Meridian City Council Meeting Agenda May 26,2020— Page 140 of 616 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of May 12,2020, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § I I-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's request for annexation and zoning and preliminary plat is hereby denied per the Findings in the Staff Report for the hearing date of May 12,2020, attached as Exhibit A. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight(28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-652 1, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight(28)days after the date of this decision and order seek a judicial review as provided by Chapter 52,Title 67,Idaho Code. F. Attached: Staff Report for the hearing date of May 12,2020 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR DELANO SUBDIVISION—AZ,PP H-2019-0027 -2- Meridian City Council Meeting Agenda May 26,2020— Page 141 of 616 By action of the City Council at its regular meeting held on the 26th day of May 2020. COUNCIL PRESIDENT TREG BERNT VOTED AYE COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED AYE COUNCIL MEMBER JESSICA PERREAULT VOTED ------- COUNCIL MEMBER LUKE CAVENER VOTED ------- COUNCIL MEMBER JOE BORTON VOTED AYE COUNCIL MEMBER LIZ STRADER VOTED AYE MAYOR ROBERT SIMISON VOTED ------ (TIE BREAKER) Mayor Robert E. Simison Attest: Chris Johnson City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 5-26-2020 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR DELANO SUBDIVISION—AZ,PP H-2019-0027 -3- Meridian City Council Meeting Agenda May 26,2020— Page 142 of 616 EXHIBIT A STAFF REPORT C�WEI� COMMUNITY DEVELOPMENT DEPARTMENT HEARING May 12,2020 Legend DATE: Project Location 0 La k H� TO: Mayor&City Council Tam FROM: Sonya Allen,Associate Planner EE 208-884-5533 Bruce Freckleton,Development Services Manager 208-887-2211 SUBJECT: H-2019-0027 Delano Subdivision LOCATION: 2800& 14120 W. Jasmine Ln. History: This project was originally heard by the Commission on May 2, and July 18, 2019; at the hearing on July 18'h, the Commission voted to recommend denial of the project to City Council. The City Council heard the project on November 12, 2019; at that hearing, Council voted to remand the project back to the Commission to address the density issue of the proposed development andfor Commission's review ofa revisedplat with changes to lots proposed along the northern boundary of the subdivision that front on E. Della Street(e.g. single-story, detached units, lose a lot(s)). (See pg. 16for more information) Update: The Applicant submitted revisedplansfor the Commission hearing based on discussion at the City Council hearing and meetings with the neighbors, included in Section VIT The revisions include a reduction in the number of buildable lotsfrom 85 to 66; a change to the proposed zoning(the portion of the site along the north &west boundaries previously proposed to be zoned R-15 is now proposed to be zoned R-8); and a change to the conceptual building elevations. Staff has updated the subject staff report based on the revisedplans—original text that is no longer applicable is shown in strike-out and new text is shown in underlineformat. The conditions of approval in Section VIII are not in strike-outlunderlineformat as there were no conditions that wentforward to Council because the Commission recommended denial of the project; new conditions are included in accord with the revisedplans based on those originally recommended by Staff to the Commissionfor the May 2, 2019 hearing. A summary of the Commission hearing on April 16, 2020 is included on page 18. 1. PROJECT DESCRIPTION Comprehensive Plan m"ameadmefi4 to inelude 4.10 aer-es of land euFFen4ly in Boise's AFea of City impaet a-ad planaing area in Mer-idia-a's planning aFea with a Nfi�ied Use Regional Fulidfe Land Use Map designation;Note: The Comprehensive Plan Map amendment application is no longer needed as Page 1 Meridian City Council Meeting Agenda May 26,2020- Page 143 of 616 the Future Land Use Map (FLUM) was amended with the new Comprehenisve Plan to include an MU-R FL UM designation for this property. Annexation&zoning of 15.22 acres of land with R-8 (3.31 acres),R-15 (11.57 8.12 acres)and R-40 (3-.64 3.79 acres)zoning districts; and, Preliminary plat consisting of 85 66 single-family residential building lots, I building lot for a 96-unit multi-family development,and 12 8 common lots-and 2 other(common driveway)lots on 15.22 acres of land in the R-8,R-15 and R-40 zoning districts. 11. SUMMARY OF REPORT 1. Project Summary Description Details Page Acreage 15.22 Future Land Use Designation MDR(Medium Density Residential)in City of Mer-i & Mixed Use-Regional(MU`-R)4a-C4Vf-ef-Bei-&e Existing Land Use 2 existing homes&accessory structures Proposed Land Use(s) Single-family residential(SFR),attached&detaehed)_�nd conceptual multi-family residential(MFR) Current Zoning RUT in Ada County Proposed Zoning R-8,R-15 &R-40 Lots(#and type;bldg/common) 85 66 SFR building/128 common/I MFR building-and 2 other Phasing plan(4 of phases) Yes;23 phases Number of Residential Units(type 444 66 SFR detached units(19 attaehed/67 detaehed SFR-,_qnd of units) 96 MFR apartments) Density(gross&net) 7-.35 5.7(SFR,R-8&R-15)&27(MFR,R-40)gross units 7acre; 11.8(SFR,R 15)&27(MFR,R 40) 8.12 units/acre(SFR)(net) Open Space(acres,total[%] See Analysis, Section V.3 buffer/qualified) Amenities Shade struettwe,(2)play structures,benches,pedestr M walk-ways See Analysis, Section V.3 Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date;#of February 25,2019;92 attendees attendees: Applicant met with the Alpine Pointe HOA Board on December 16'and 231,2019;the revised plan was presented to the HOA Board on Febnnary 18',2020-30+/-people attended(an official neighborhood meeting was not held as it wasn't required). History(previous approvals) None Page 2 — Meridian City Council Meeting Agenda May 26,2020- Page 144 of 616 2. Community Metrics Description Details Page Ada County Highway District • Staff report No Yes (yes/no) • Requires ACHD Yes(tentatively seheduled4e4�,-heard on May 22,2019) Commission Thisproject is being heard by the ACHD Commission because of Action(yes/no) objectionsfrom neighbors pertaining to the extension ofDashwood PL and connectivity to Centrepointe Way Fire Service • Distance to Fire L-34 miles from Fire Station#3 (can meet the response time requirements) Station • Fire Response 3 minutes under ideal conditions Time • Resource 82%from Fire Station#3-does not-meet the target goal of 9580%or Reliability greater • Risk 2-1 (LFRfe4dentia4)and 4(MFR)-current resources would not be Identification adequate to soply service to the proposed roject�(see comments in Section VIII.Q • Accessibility Meets requirements;FD is eaneemed as there is ne visitor par-king in the development r-estilting in people par-king in ai-7eas that may bleek aeeess to r-esidenees. See additional comments in Section VIII.C. • Special/resource Doesn't The MFR portion of the project will require an aerial device(see needs comments in Section VIII.C) • Water Supply Requires 1,000 gallons per minute for I hour(may be less if building is sprinklered) • Other Resources NA Police Service • Distance to 5 miles Police Station • Police Response 4:30 minutes Time • Calls for Service 0904 in RD 'M724' • Accessibility PD has no issues with proposed access • Specialty/resourc No additional resources are needed;MPD already services this area. e needs • Crimes 0119 • Crashes 026 West Ada School District * Distance(elem, Discovery Elementary-2.83 miles;Heritage Middle School-3.4-6 miles; ms,hs) Rocky Mountain High School-5,56.2 miles * Capacity of Discovery Elementary 650;Heritage Middle School 1,000;Rocky Schools Mountain High School 1,800 * #of Students Discovery Elementary-5-�51 1;Heritage Middle School 1-,2-5412.46;Rocky Enrolled Mountain High School 2-,44-92 4-69 * Anticipated 68 schoolaged children generated by this development Page 3 — Meridian City Council Meeting Agenda May 26,2020- Page 145 of 616 Wastewater • Distance to 0-feet Sewer Services • Sewer Shed Five Mile Trunkshed • Estimated 181 Project Sewer ERU's • WRRF 13.66 MGD Declining Balance • Project Yes Consistent with WW Master Plan/Facility Plan • Impacts& The following proposed manholes have less than 3'of cover:A-3,A-4,A- Concerns 5,C-I and D-5.Public Works has previously discussed with the applicant the possibility of using grinder pumps in these shallow areas,but the plans do not note the use of them.If the parcel to the north of the multi-family is to be served by Meridian,applicant must stub sewer at minimum slope in N. Centrcpointc Way to the north boundary line. Water • Distance to 0-feet Water Services • Pressure Zone 3 • Estimated See application information Project Water ERU's • Water Quality None • Project Yes Consistent with Water Master Plan • Impacts& Public Works has met with SUEZ Water and agreed that water service to Concerns the north for the multi-family portion of the development will be provided according to how annexation proceeds. Meridian will provide water in Meridian,and SUEZ will provide water in Boise. Page 4 Meridian City Council Meeting Agenda May 26,2020— Page 146 of 616 M.I Sol NONNI I..k AN 11 1 pill, , M !—;,H a MINNIE Rad 2POFEN NINE ;.r. I IIIH -7-1 all 21 min INS- 11M JENNE Miss gog IN- O'don in I a 61 Ri so ME., ..... ....... ....... 116 MITI. I M. B. Owner: Norm Cook- 14120 W. Jasmine Ln.,Boise,ID 83713 Eddy Bollinger-2800 E. Jasmine Ln.,Meridian, ID 83646 C. Representative: Lafea Bailey,Devee Development, 1=1=C; 4824 E. Fa4viewAve., Boise, 1P 83 Hethe Clark, Clark Wardle-251 E. Front St.,Boise,ID 83701 IV. NOTICING Planning&Zoning City Council Posting Date Posting Date 4/12/2019; 6/28/2019; 8/2/2019; 8/30/2019; Newspaper Notification 2/25/2020; 3/27/2020 4/24/2020 Radius notification mailed to 4/9/2019; 6/25/2019; 7/30/2019; 8/27/2019; properties within 300 feet 2/25/2020; 3/27/2020 4/21/2020 Public hearing notice sign posted 4/22/2019; 7/8/2019; 3/4/20; 9/6/2019; 11/01/2019; on site 4/4/20 4/29/2020 Nextdoor posting 4/9/2019; 6/25/2019; 7/30/2019; 8/27/2019; 2/25/2020; 3/27/2020 4/22/2020 V. STAFF ANALYSIS 1. ComPREiiENsi]i,�E Pi.AN MAP AmENDmE?�-T Since the hearing at City Council on November 12, 2019, the City adopted a new Comprehensive Plan, which included an amendment to the Future Land Use Map (RL M that assip—ned an MU- R desip_nation to the majoritE of the properb�that lies east of CenLtLepointee Way. Therefore, the application for an amendment to the Comprehensive Plan is no longer required; Staffhas deleted this section from the Mport. 2. ANNEXATION&ZONING The applicant requests annexation and zoning of the 11.5 7 11.43 acres west of N. Centrepointe Way with an the R-8 (3.31 acres)and R-15 (11.57 8.12 acres)zoning districts; and the 5 acres east of N. Centrepointe Way with an R-40 zoning district(3-.64 3.79 acres1consistent with the MDR and propose MU-R FLUM designations.Note: There is a small portion of the Cook parcel(east side of Centmepointe Way) that on the FL UM does not have a designation. This was a mapping error and the entire Cook parcel is e ectively des nated MU-R. ff jp_ X-ete., Ae 19areel te the north 6%reel#,R 4582530100) r-eeenv9ieHded by Staff te be ineluded in the amendnieHt to the FL U-A!is.Hetj9ar4 ef the allneeatien t;eqHest. 4Hnex-afien of thatpareel weH ��jglaee HpeH future redevelepnieHt of thw 19areel at the preperty,awHer;s requek4. Comprehensive Plan(ht�ps:llwww.meridiancity.orglcompplan): The Future Land Use Map(FLUM)designation for the portion of this site west of the extension of N. Centrepointe Way is Medium Density Residential(MDR)in the City of Mer-idi ;the portion of the site east of the extension of N. Centrepointe Way is eufFent4y located in the City of Boise's Area of City Impactboundary and i-swas designated General Mixed Page 6 Meridian City Council Meeting Agenda May 26,2020- Page 148 of 616 Use. On October 29,2019,the Boise City Council approved and adopted the resolution(RES- 521-19)to amend the land use mgp of Bluggrint Boise to transfer this area from the Ci1y of Boise Area of Ci!y Impact(AOCI)to the Ci1y of Meridian A0Cl. The recent amendment to the Ci!Y of Meridian's FLUM included this property with a Mixed-Regional(MU-R) future land use designation.As noted in the previous seetion,the Appheant proposes to amend the FLUM include the eastem par-eel in the City of Meridian's p! ith a MU R FLUM designation. The MDR designation allows smaller lots for residential purposes within City limits.Uses may include single-family homes at gross densities of 3 to 8 units per acre. The MU-R designation allows high density multi-family developments as supporting uses for higher intense commercial uses such as those to the south and east of this site along a major transportation corridor(i.e. Eagle Rd./SH-55)and near arterial intersections (i.e. McMillan/Eagle Rds. &Ustick/Eagle Rds.). Land Use: The proposed land use for this site is single-family residential (SFR)and a future multi-family residential(MFR)development(i.e. apartments). A total of 8-566 (19 attaehed a-Ed 67 detached) SFR units at a gross density of 7-465.7 units per acre, and a net density of 44-A 8.12 units per acre are proposed; and 96 apartment units are planned to develop in the future at a gross and net density of 27 units per acre. The proposed density is consistent with that desired in the MDR and MU-R designations respectively. Proposed Use Analysis: The proposed single-family dwellings(a4taehed&detached)are listed as a principal permitted use in the R-8 and R-15 zoning districts; and the multi-family development is listed as a conditional use in the R-40 zoning district per UDC Table I I-2A-2. Multi-family developments are subject to the specific use standards listed in UDC 11-4-3-27; compliance with these standards will be evaluated in the future through the conditional use permit process. Concept Plan: The Applicant submitted a concept development plan for the property to the north(Parcel# R4582530100) at Staff s request to demonstrate how the property could possibly redevelop with the extension of N. Centrepointe Way to the north as planned on the MSM(see Section VII.E). Transportation: The Master Street Map(MSM) depicts a planned north/south commercial collector street through this site from the south boundary to the north boundary eventually connecting to E. Wainwright Dr. for access via N. Eagle Rd./SH-55. The portion of Centrepointe W4Y proposed to be constructed with this development is consistent with the MSM. Comprehensive Plan Policies(https:llwww.meridiancitv.orgIcompplan): 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): 0 "Provide for a wide diversity of housing types(single-family, modular,mobile homes and multi-family arrangements)and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development." (3.07.03B) AmixqfSFRaoaehedan detached homes and MFR apartment units are proposed within this development which willprovide ownership and rental optionsfor various income groups in this area. Page 7 Meridian City Council Meeting Agenda May 26,2020— Page 149 of 616 • "Provide housing options close to employment and shopping centers."(3.07.02D) The proposed development will provide housing options in close proximity to the employment and shopping center uses along the Eagle Rd. corridor. • "Locate high-density development,where possible,near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares."(3.07.02L) The density proposed in the multi-family portion of the developmentfalls within the high density category. The site is located wiMin approximate a mile effrom Kleiner Memorial Park, a 60-acre City Park, and is in close proximity to N. Eagle Rd.ISH-55, a major access thoroughfare. • "Consider ACHD's Master Street Map(MSM)in all land use decisions."(3.03.04K) The MSM depicts a northIsouth collector street through this site; the proposed plan depicts a collector street in accord with the MSM. • "Require open space areas within all development."(6.01.01A) Qualified open space in accord with the minimum standards listed in UDC 11-3G-3 is required. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City."(3.01.0 IF) The proposed development is contiguous to the City and urban services can be provided to this development. • "Restrict private curb cuts and access points on collectors and arterial streets."(3.06.02D) One(1) access is proposed on the west side off. Centrepointe Way, a collector street, to the SFR portion of the development; and one (1) access is proposed on the east side off. Centrepointe Wayfor the MFR portion of the development. Staffrecommends local street access (or a driveway with a cross-access easemeno is provided to the prope (#R4582530202) abutting the R-40 zoned portion of the site as set forth in UDC 11-3A-3A.3, as the properb�currenLIX only has access via Eagle Rd.ISH-55. • "Coordinate with transportation agencies to ensure provision of services and transit development." (6.02.02H) This site is not currently served by public transportation. However, ValleyConnect 2.0 proposes bus service on Eagle Rd.from the Boise Research Center to downtown Kuna with 20 minutefrequencies in the peak hour. The Closest bus stop would be less than Y2milefrom this site when that route is operational. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system."(3.03.0313) There are no pathway connections to this developmentfrom adjacent developments to the north and south other than sidewalks adjacent to public streets. Staff recommends the Applicant coordinate with the Developer of the property to the south (Brickyard Apartments)to incorporate pedestrian connections between the two developments (i.e. th sinjele-family and the mulit-family developments) on each side of N. Centrepointe Way. In reviewing development applications,the following items will be considered in an Mixed Use areas,per the Comprehensive Plan (pgs.23-24): (Staffs analysis in italics) "Residential densities should be a minimum of six dwellings/acre." The gross density of theproposedMFR development is 27 unitsper acre whichfalls within the range desired in mixed use designated areas. Page 8 — Meridian City Council Meeting Agenda May 26,2020— Page 150 of 616 • "Where feasible,higher density and/or multi-family residential development will be encouraged, especially for projects with the potential to serve as employment destination centers and when the project is adjacent to US 20/26, SH-55, SH-16 or SH-69." The proposed development incorporates a MFR component along with the SFR development and is in close proximity (i.e. 460) to N. Eagle Rd.ISH-55. The proposed development will provide housing optionsfor nearby employment centers. • "A conceptual site plan for the entire mixed-use area should be included in the application." A conceptplan was included on the landscape plan for thefuture MFR development in conjunction with the SFR development currently proposed. • "In developments where multiple commercial and/or office buildings are proposed(not residential),the buildings should be arranged to create some form of common,usable area, such as a plaza or green space." This development does not include commercialloffice buildings. "The site plan should depict a transitional use and/or landscaped buffering between commercial and existing low-or medium-density residential development." The proposed single-family a4aehed an detached units with vaaing lot sizes and setbacks will provide a transition in density and lot sizes between larger single-family residential lots to the north and the townhomeslmulti-family lots to the south. This development does not include any commercial uses; however, the proposed multi-family development on the eastern portion of the site will provide a transition between the proposed single-family attached and detached units andfuture commercial/mixed uses along Eagle Rd. "A mixed-use project should include at least three types of land uses [i.e. commercial (includes retail,restaurants, etc.), office,residential, civic (includes public open space,parks, entertainment venues, etc.), and industrial]. Exceptions may be granted for smaller sites on a case-by-case basis." The proposed development plan only includes one land use type (i.e. residential); however, 4-�two th fferent types of residential units are proposed(i.e. single-family detached, ao,aehed and multi-family apartment units). Within the overall mixed use designated area, which incorporates land on both sides ofEagle Rd.ISH55 to the south to Fairview Ave., there are a mix of uses as desired consisting of commercial(retail, restaurants, etc), office and residential uses. "Community-serving facilities such as hospitals, churches, schools,parks, daycares, civic buildings, or public safety facilities are expected in larger mixed-use developments." This is a relatively small portion of the overall mixed use designated area; none of these types of uses are proposed on this site nor have they been developed on the adjacent mixed use designated area to the south. "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." The proposedplan does not incorporate public andlor quasi-public spaces andplaces; the common area proposed in the residential development is owned by the Homeowner's Association and does not satisfy this requirement. These types ofpublic spaces have been provided in the adjacent mixed use designated area to the south. "All mixed-use projects should be directly accessible to neighborhoods within the section by both vehicles and pedestrians." Page 9 — Meridian City Council Meeting Agenda May 26,2020— Page 151 of 616 The proposed developmentplan shows interconnectivity with the residential neighborhood to the north providing accessibility to the commercial development to the south via N. Centrepointe Way. "Street sections consistent with the Ada County Highway District Master Street Map are required within the Unified Development Code." Theproposed developmentplan includes a northIsouth collector street(i.e. N. Centrepointe Way) consistent with the Master Street Map. "Because of the existing small lots within Old Town, development is not subject to the Mixed-Use standards listed herein." The proposed development is not within Old Town; therefore, this provision is not applicable. In reviewing development applications,the following items will be considered in MU-R areas,per the Comprehensive Plan(pg.30): • "Development should comply with the general guidelines for development in all Mixed-Use areas." See analysis above. • "Residential uses should comprise a minimum of 10%of the development area at densities ranging from 6 to 40 units/acre." The proposed residential uses comprise 100%of the site. Densities of the SFR and MFR developments are in accord with this guideline. • "Retail commercial uses should comprise a maximum of 50%of the development area." No retail commercial uses are proposed with this development; however, the MU-R designated land to the south incorporates a large amount of retail commercial uses. • "There is neither a minimum nor a maximum imposed on non-retail commercial uses such as office, clean industry, or entertainment uses." No commercial uses are proposed with this development. Zoning: Based on the analysis above, Staff is of the opinion the requested annexation with the R-8,R-15 and R-40 zoning districts and proposed development is generally consistent with the MDR and pfoposed-MU-R FLUM designations and is appropriate for this site. The proposed annexation area is contiguous to City annexed property to the north and south;the R-8 and R-15 area is within the Area of City Impact Boundary(AOCI)and the R-40 area is outside of the AOCI boundary. A legal description for the annexation area is included in Section VII.A. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-651 1A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section VIII. 3. PRELIMINARY PLAT Existing Structures/Site Improvements: There are two(2)existing homes and accessory structures on this site. These structures are required to be removed prior to signature on the final plat by the City Engineer for the phase in which they are located. Page 10 Meridian City Council Meeting Agenda May 26,2020— Page 152 of 616 Dimensional Standards (UDCL�L-2): The proposed plat and subsequent development is required to comply with the minimum dimensional standards listed in UDC Tables 11-2A-6 for the R-8, 11-2A-7 for the R-15 and I I- 2A-8 for the R-40 zoning districts (see below). The proposed plat complies with these standards. Subdivision Design&Improvement Standards(UDC 11-6C-3): The proposed subdivision is required to be designed and improved per the standards listed in UDC 11-6C-3 which include but are not limited to streets, driveways,common driveways, easements,and block face. The proposed plan complies with these standards. Phasing Plan: The subdivision is proposed to develop in 23 phases as shown on the phasing plan in Section VIII.C. The first phase will include the extension of N. Dashwood Pl. from the north through the site to N. Centrepointe Way. Staff recommends the phasing plan is revised to include construction of the street buffer on the east side of N. Centrepointe Way in the first phase so that the street buffer and detached sidewalk is constructed and the buffer landscaped with the first phase of development. Access(UDC 11-3A-3,11-3H- /Streets: Jasmine Lane, a 50-foot wide private street,currently provides access to the lots in Jasmine Acres Subdivision,including the subject properties.The private street is depicted on the Jasmine Acres subdivision plat. Staff is unaware if a separate recorded easement exists for the private street.Where the easement crosses the subject property it should be relinquished; proof of relinquishment shall be submitted to the Planning Division prior to City Engineer signature on the final plat. One access is proposed on either side of N. Centrepointe Way, a collector street; and an emergency only/pedestrian access is proposed from the extension of N. Dashwood Pl. at the north boundary of the site.A stub street(E. Jasmine St.)is proposed to the parcel to the west for access and future extension. Public streets are proposed within the SFR portion of the development with 27-foot wide street sections; private drive aisles will be provided within the MFR portion of the development. In accord with UDC 11-3A-3,which limits access points to collector streets to improve safety and requires access to be taken from a local street if available,Sta recommends N.Dashwood Pl.is extended as a full access street into the site with the first phase of development.Note:A CHD approved the connection ofDashwood Ave. to the exLtj�g stub street to the north (Dashwood PL) as a temporwy eme- ency acce,�sl edestrian connection until CenLrepointe Way is extended to Wainwright Dr., or within 10 years, whichever occurs flrst. When CenLrepointe Way is extended to WainwrLp_ht Dr., Dashwood P1. will be reconstructed as a public street for vehicular connectivitv to Wainwrip—ht Dr. UDC 11-3A-3A.3 requires all subdivisions to provide local street access to any use that currently takes direct access from an arterial or collector street.The parcel to the east of the propertv proposed to be zoned R-40 on the east side of Centrepointe Way(Parcel #R4582530202),currently takes direct access via N.Eagle Rd./SH-69, an arterial street and a State Hh!hwav; therefore, Staff recommends local street access(or a driveway with a cross-access easement)is provided to the property to the east as set forth in UDC 11-3A- 3A.3. The Applicant should coordinate with the developer of that property on a location for the access street/driveway. Staff recommends N. Centrepointe Way is extended/constructed with the first phase of development from the southern to the northern boundary of the site so that if re- development of the property to the north (Wong)occurs before the mufti-family portion of Page I I — Meridian City Council Meeting Agenda May 26,2020— Page 153 of 616 this site,the connection to Wainwright Dr. can be made and services can be extended-as — — possible. Traffic: A Traffic Impact Study was not required by ACHD for the proposed development; however,the Applicant did include an informal traffic analysis in their application narrative based on ACHD's Policy Manual that takes into consideration existing traffic volumes in relation to anticipated traffic volumes from the proposed development and the resulting impacts to Wainwright Dr. &Dashwood Pl. The analysis shows the total trips per day on Wainwright at 4 1%of total capacity; and on Dashwood at 44% of total capacity resulting in 5 6-59%under total capacity for these streets,which should not overburden existing roadways systems if these calculations are correct. See application narrativefor more information. Many letters of testimony have been received from adjacent residential property owners to the north regarding the amount of traffic that will be generated from the proposed development and routed through their neighborhood.For this reason,it's imperative that the Centrepointe Way connection to Wainwright occur as soon as possible; thus,the reason for Staffs recommendation for the pr-opeFty to the noFth to be ineluded in the amendm to the FLUM and for the.construction of Centrepointe to the northern boundary of the annexation area to occur with the first phase of development. Common Driveways (UDC 11-6C-3 All common driveways are required to comply with the standards listed in LTDC I I-6C-3D. Tlwee�Two(9�2)common driveways are proposed that comply with LTDC standards. Common driveways should be a maximum of 150' in length or less,unless otherwise approved by the Fire Dept. An exhibit is required to be submitted with the final plat application that depicts the setbacks,fencing,building envelope and orientation of the lots and structures.Driveways for abutting properties that aren't taking access from the common driveway(s) should be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5-foot wide landscaped buffer. A perpetual ingress/egress easement for the common driveway(s)is required to be filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment.A copy of the easement should be submitted to the Planning Division prior to signature on the final plat. Signage should be provided at the ends of the common driveways on Lot 4-25'Block 1—,IAt 7,Bloeli 2; and Lot-19,Block 24 for emergency wayfinding purposes as requested by the Fire Department. Transition: There are 68 single-story structures with 10 8 dwelling uaits4ffepefties-proposed along the west boundary of this site adjacent to the 8.2 acre rural residential property to the west, which is currently in Ada County and designated as MDR(3-8 units/acre) on the FLUM. There are-5-.5 6 existing single-story residential properties to the north that abut this site that are 0.31-0.38 of an acre in size;4-012 single4amily structures with 15 11 -flits/pr-opel4ies ..... . .. 1�-Icm are proposed along the north boundary of the site. The ApplieaH4 stibinitted a�exhibit(1) in the- n a4ive of the appliea4iea tha4 demeastmtes the proposed struettifes and lots in relation to existing homes, shops,par-king areas and yards. See aerial map below. Because the homes proposed along the north and west boundaries will all be a single-story in height, Staff believes they will have a lesser impact on adjacent neighbors than 2-story homes would have; therefore,Staff is not recommending a greater transition in lot sizes Page 12 Meridian City Council Meeting Agenda May 26,2020- Page 154 of 616 isthan proposed.However,the Commission and City Council should consider any public testimony provided in determining if fewer lots/structures should be provided along these boundaries as a better transition to existing residential properties. L'I 7 ---------— _J_ __j 4 Parking(UDC 11-3 Parking for single-family dwellings is required based on the number of bedrooms per unit.For I- bedroom units, a minimum of 2 spaces per unit are required with at least one of those spaces in an enclosed garage, other space may be enclosed or a minimum 10' x 20' parking pad. For 2-3 bedroom units, a minimum of 4 spaces per unit are required with at least 2 of those spaces in an enclosed garage, other spaces may be enclosed or a minimum 10' x 20' parking pads. Because of the proposed reduced 27-foot wide street sections,parking is restricted to one side of the street only resulting in fewer available on-street parking spaces for guests and households with cars that can't be parked on private propenry than is 13Tical with a full street section which allows parking on both sides of the street. Off-street parking is required to be provided on each lot in accord with the aforementioned UDC standards. Beeause of the naffew lots(i.e. 32'4=) for- detaehed homes and asseeia4ed dfiveways,there is not ade"a4e feem for-on st+eet pafk4ag in ftent of these lots for-guest pafk4ag a-ad in some afeas par-king is a ways away. Wher-e at4aeh heraes are proposed,there is r-eefn for-appr-eximately one spaee per-every 2 lots for-On Stfee pafkiag. On-street parking(5658 spaces)is also available adjacent to common lots and along one side of the street within 200' ffem any home within the developmetfit,(see Exhibit H in Section VII). Pathways(UDC 11-3A-8 : Pathways are required to be constructed in accord with the standards listed in UDC I I-3A-8 with landscaping on either side of the pathway(s)in accord with the standards listed in UDC 11-3B- 12C. Page 13 — Meridian City Council Meeting Agenda May 26,2020— Page 155 of 616 Beeause inter-eonneetivity is important and espeeially so in mixed use developments, Staff reeommends the Applicant coordinate with the Developer of the property to the south (Brickyard Apartments)to iHeffpffate pedeStFifift eonneetions between the developments on eaeh side of N. Centr-epointe Way-. Sidewalks(UDC LL-3A-1 7): Sidewalks are required to be constructed adjacent to public streets as set forth in UDC 11-3A-17. Minimum 5-foot wide detached sidewalks are required along all collector and after-ial streets; and minimum 5-foot wide attached(or detached) sidewalks are required along local streets as proposed. Parkways (UDC LI-3A-1 7): Parkways are required to be constracted and landscaped per the standards listed in UDC 11-3A- 17E. Eight-foot wide parkways are proposed along-Lhe collector streets and along nternal local street abutting common areas in accord with UDC standards. Landscaping(UDC 11-3B): Per UDC Tables I I-2A-7 and I I-2A-8, a 20-foot wide buffer is required adjacent to N. Centrepointe Way, a collector street. Street buffer landscaping is required to be provided within common lots in accord with the standards listed in UDC I I-3B-7C; trees and shrubs should be depicted within the street buffers on either side of N. Centrepointee Way in accord with these standards. The Landscape Calculations table should include the linear feet of street buffers and the reguired vs.proposed number of trees demonstrating compliance with the aforementioned standard. Landscgping is required to be provided in common open space areas in accord with the standards listed in UDC I I-G-3E;the proposed landscqping exceeds the minimum standards. Landscapin is required within parkways as set forth in UDC 11-3A-17E and 11-3B-7C; the Landscape Calculations table should include the linear feet of Parkways and the required vs.proposed number of trees demonstratin compliance with the aforementioned standard. Qualified Open Space(UDC LI-3G): Based on the overall development area which consists of 15.21 acres of land, a minimum of 10% (1.52 acres)qualified open space is required to be provided within the development per the standards listed in UDC 11-3 G-3B. Because the site is bisected by a collector street and the portion of the site proposed to develgp with gpartments is not being developed at this time, Staff recommends the 10%open space is provided on each prope]1y; the R-8 and R-15 prope totaling 11.3+/-acres should provide a minimum of 1.13 acres and the R-40 propenty totaling 3.6+/-acres should provide a minimum of 0.36 of an acre(in addition to the open space required in UDC 11-4-3-27C for multi-family developments). A revised qualified open space exhibit was submitted as shown in Section Vll.F that depicts 4431.23 acres(or 44-.510.8%)of open space for the SFR portion of the development consisting of a h4f-0.69 of an acre park with amenities,parkways, a fnier-o path lat-,_qnd linear open space that is at least 20' wide and has an access at each end and is landscaped, and a collector street buffer and a leeal stFeet buffef. The linear open space on Lot 17,Block 4 doesn't qualify as it's not accessible at the west end as required by UDC 11-3 G-3B.1 e,however the rest of the area meets the minimum standard at 1.17 acres. Aftemative Gemplianee is r-equested to eetffit the 10eal stFeeVland use buffer-along the setithem boundaff of the site tewar-d t4e qualified open spa r-equir-ements(see Seetion 4 below for-meFe infamiationy will be evaluated for coMpliance with UDC 11-3 G-3B at the time of submittal of a conditional use permit. Page 14 Meridian City Council Meeting Agenda May 26,2020— Page 156 of 616 The"alified open spaee Em the N4FR pot4ion of the site east side of Get+4epoipAe Way ifielud are that does not qualify(i.e. the perimeter-' - I g1he east boundary)and is below the 10% required of the total land area(i.e. 5 aeres). Beeause that portion of the site is not planned to develop at this time and is eeneeptttal in aatidr-e and likely to ehange, Stag r-eeefflffiends a DA Idded r-e"ir-iag a mimfymm 109% qualified open spaee is provided a4 the time of development th-at m-e-e-ts the standards in UPC 11 3G 3B. This reqttiremen4 is in addition to th r-e"ir-ed in UDG 11 4 3 27C for-MF-R develepmefAs-. Qualified Site Amenities (UDC 11-3G): A minimum of one(1)qualified site amenity is required to be provided for this development based on the size of the overall-development(i.e. 15.21 acres). The Applicant proposes a shade structure, children's play structure, children's climbing dome, children's climbing boulders, seating benches,public art ffmier-o pathways a-ad possibly a swing se4 and a pathw!qy as amenities,which exceed UDC standards. The pathwqy does not count as a qualified amenijy as it doesn't meet the standards in UDC 11-3 G-3 C.3; however,the othe amenities proposed do qualify and exceed the minimum standards. Existing Trees: There are many existing trees on this site the Applicant states are being removed by the residential property owner for firewood. Include mitigation information on the plan for any existing trees that are not removed by the property owner in accord with the standards listed in UDC 11-313-10C.5. Waterways(UDC,1..1--3.A.-A-),- The Nourse Lateral runs along the northern boundary of this site and is piped. An easement should be depicted on the plat for the waterway.If the easement is 10 feet or greater,it should be located within a common lot that is a minimum 20-feet wide and outside of a fenced area unless modified by City Council as set forth in UDC 11-3A-6D. Fencing(UDC 11-3A-6,LI-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC I I-3A- 7. The existing fencing along the north and southwest boundaries of the site is proposed to remain. A 6-foot tall solid vinyl privacy fence is proposed along the west, south and east boundaries of the SFR portion of the site as well as along the nofth, east and south boundaries of the N4F per-tion of th in accord with UDC standards. A 4-foot tall wrought iron fence is proposed around the perimeter of the children's play area on Lot 1,Block-32. Utilities(UDC LI-3A-21): Connection to City water and sewer services is proposed. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. See Section VIII.B below for Public Works comments/conditions. Pressurized Irrigation System(UDC 11-3A-1 : An underground pressurized irrigation system is required to be provided for each lot within the development. Page 15 — Meridian City Council Meeting Agenda May 26,2020— Page 157 of 616 Storm Drainage(UDC 11-3A-18 : An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Building Elevations(UDC 11-3A-19 I Architectural Standards Manua : Conceptual building elevations were submitted for the proposed single-family attaehed an detached units and multi-family apartment structures as shown in Section VII.F. Building materials for the single-family homes consist of a mix of siding(horizontal and vertical lap siding and board&batten) and stucco with stone veneer accents. The single family a4taeked and-multi-family structures are required to comply with the design standards in the Architectural Standards Manual; single-family detached structures are exempt from this requirement. All SFR homes along the west and north perimeter boundaries of the development will be restricted to a single-story in hei;ht as proposed by the APplicant. Because the rear and/or side of 2-story structures on Lots 14 1812-8,Block 1 and 54-,Lot 2., Block 2-5 that face N. Centrepointe Way will be highly visible, Staff recommends those elevations incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses,step-backs,pop-outs),bays,banding,porches, balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines.Single-story structures are exemptfrom this requirement. Public Testimony:Many letters of testimony have been received on the original plan submitted with this application,primarily from residential neighbors to the north in Alpine Pointe Subdivision(aka Zebulon Heights). The primary concerns are the intensity of the development (i.e. density is too high); not enough transition in lot sizes to lower larger lots to the north; extension of N. Dashwood Pl. and Centrepointe Way and resulting traffic generated from this development and from the developments to the south that will be routed through their subdivision until Centrepointe can be extended to the north to Wainwright in a more direct fashion; and safety concerns for children pertaining to traffic. The neighbors have suggested several alternate development plans that would result in less traffic through their neighborhood. See public testimony in the projectfilefor more information. Additional public testimony has been received on the revised plan that can be accessed at: httgs:llweblink.meridiancib�.org1WebLink1browse.aspx?id=166928&&dbid=0&&Cpo=Meridian CiLV. 4. Ai6T-ERN2kT-i;�E C-OmFmANC-E-A local street buffer is no longer proposed; Staff has removed this section as it is no long_er applicable. The applieapA r-e"ests altemative eamplianee to UPC 11 3 6 3B, as allowed in UPC Table 11 5B 5,to be allowed to eeui4 the area of a leeal stfeet buffer-toward the fniaifi+lJffl EtUalified Opffi spaee for-the development. The"alified open spaee peFtaining to street bugar-s listed in UPC= 11 36 3B allOws the full are of eelleeter-stfeet buffer-s and 50-%of a4er-ial st-Feet btt�r-s tO e0ufA toward the minin�mm r-e"ir-ed eemmen open spaee; leeal street buffffs do not eeupA toward the mi i . . afflefits. The Applieaa�pr-epeses tO eeastFaet a 29 feet wide landseape buff-er-aleng the southefa bounda of the SFR peAien of the site with dense!andseapiag along E. Jasmine St., a local street,to bti the abtA4ing 3 stery apm;,---Z-4-44 st-n-le-4,dr-es in Br-iekyar-d S4divi-i- Page 16 Meridian City Council Meeting Agenda May 26,2020- Page 158 of 616 in er-der-te gr-an4 a r-e"est for-Altema4ive Complianee,the Dir-eeter-must deteR:nine if the alter-native provides an equal or superior-means of meeting the intent and pumose of the regulation(see Findings in Seetion IX.D)-. The DiFeetof has r-eviewed the r-e"est and f4fids the pf:oposed altefflative means for-fneeting t inteaded pur-pose of UDG 11 3G 3 has been met. VI. DECISION A. Staff- Staff recommends approval of the proposed Comprehensive Plan Map Amendment if- the par-eel to the aei4h(R4592530100) is also ineloded,the Annexation&Zoning and Preliminary Plat applications with the conditions included in Section VIILA per the Findings in Section IX. if the par-eel to the aeAh(R4592530100) is not ineltided in the map amendment, Staff recommends denial of annexation and zoning reqaest for the eastern par-eel(i.e. R 4 0 zone). B. Commission: The Meridian Planning&Zoning Commission heard these items on Mgy 2 and July 18, 2019. At the public hearing on July 18',the Conu-nission moved to recommend denial of the subject CPAM, AZ and PP requests to Cijy Council. 1. Summga of Commission public hearing: a. In favor: Jim Conger; b. In opposition: Malissa Bernard(representing mgLny neighbors on Dashwood Place to the north in Alpoint Point Sub.),Frank Marcos(Alpine Point Sub. HOA President)- Kenneth Clifford, Shegy Garey-, Greg Walker;Patricia Pitzer, Joy Cameron-, Sandi King; Laura Trairatnobhas c. Commenting: Connie Thompson; d. Written testimony: Many(47+/-)letters of testimony were received(see public record). Staff presenting gpplication: Bill Parsons f. Other Staff commenting on gpplication:None 2. Key issue(s)of public testimony: a. Consensus that proposed densijy of development is too high; b. Not enough transition in lot sizes is proposed to larger lots to the north; c. Concern pertaining to the extension of Dashwood Pl. and Centrepointe Way an resulting traffic generated from the proposed development and from the commercial and multi-family residential developments to the south that will be routed through the subdivision to the north if Jasmine is connected to Centrepointe before Centrepointe can be extended to the north to Wainwright; d. Safely concerns for children pertaining to traffic; The proposed development is premature and that infrastructure (i.e. the extension of Centrepointe to Wainwright) should be in place prior to the development going in,not after the fact; f. There has been no neaotiation with neighbors by the Developer as directed by the Commission; 3. Key issue(s)of discussion by Commission: a. The desire for the Cijy of Boise to take action on a request to exclude the eastern portion of the site from their Area of Cijy Impact boundga prior to the Cijy making a decisio on this application; b. The possibilfty of only an emergency access via Dashwood PI.; Page 17 Meridian City Council Meeting Agenda May 26,2020— Page 159 of 616 C. Concern pertaining to adequacy of parking for the development; d. Preference for R-8 vs. R-15 zoning for the single-family portion and R-15 vs. R-40 zoning for the multi-family portion of the site as a transition to ad acent zoning; j e. Densily should be reduced due to Heritage Middle School and Rock Mountain High School already being over cNacity; f. Desire for the Applicant to work with neighbors to address issues that were brought 0 at the hggjq& 4. Commission change(s)to Staff recommendation: a. The Commission recommended denial of the proposed CPAM,AZ and PP qpplications to the Cjjy Council based on their desire for the Applicant to obtain qpproval from the Qijy of Boise for the adjustment to the Area of Qijy Impact boundary; and opinion the gpplicant did not sufficiently work with the neighbors on their concerns pertaining to the proposed development. 5. Outstanding issue(s) for Cijy Council: a. None C. City Council: The City Council heard this project on November 12,2019 and moved to remand the project bac to the Commission to address the density issue of the proposed development and for their review of a revised site plan with changes to lots proposed along-the northern boundanLaf the subdivision that front on E.Della Street. D. The Meridian Planning&Zoning Commission heard these items on March 19 and APril 16, 2020. At the public hearing on April 16', the Commission moved to recommend qpproval of the subject A-Z and PP requests. I. SurnmM of Commission public hearing: a. In favor: Hethe Clark b. In opposition: C. Commenting: Malissa Bernard; Laura Trairatnobhas;Michael Bernard; Sandi King; Kenneth Clifford;Alhe Crane d. Written testimony: Many letters of public testimony were received(see public record); Hethe Clark(response to the revised staff report—in agreement except for two items:-D requests DA provision#1D be revised to not restrict homes along the west boundga to a single-stoly in height as previously proposed,to allow 2-story homes to be constructed; and 2)requests deletion of condition 42B,which reqires construction of the 20' wide street buffer&detached sidewalk along the east side of Centrepointe to be constructed with the first phase of development to be deferred until the multi-famil portion of the site develops., Staff presenting gpplication: Sopya Allen f. Other Staff connnenting on gpplication: Bill Parsons 2. Key issue(s)of public testimony: a. The HOA to the north(Alpine Point)requests the Dashwood stub street at the north boundqa be vacated and sole vehicular access be provided to the site from the south via Centrepointe Way to keep traffic from cutting through their neighborhood—this could also be accomplished with a gate for emergency access only; feeling that the subdivision to the north is"overconnected"and more connections aren't necessqu to Wainwright Dr. from the south, especially with Centrepointe planned to extend to Wainwright in the future;requests larger lots and single-story homes along north boundga for a better transition;belief that funds should be provided by all development for improvement of the Eagle Rd. &Wainwright intersection; Page 18 Meridian City Council Meeting Agenda May 26,2020— Page 160 of 616 b. Concem pertaining to the impact the proposed development will have on the capacity of area schools; c. Frustration Erom the neighbors that they weren't aware that Dashwood was planned to be extended in the future as there were no signs erected at the end of the stub street; d. Concem pertaining to the removal of all of the existing evergreen trees(40+/-)along the southem boundga of the site and request for mitigation to be required(the owner planned to cut the trees down for firewood); 3. Key issue(s)of discussion by Commission: a. The Commission asked the Applicant to clarify the status of the Nourse Lateral easement along the northem boundga of the site-the Applicant stated the Alpine Pointe Subdivision plat depicts a 15' wide easement for the piped lateral that exists on the adjacent propeM to the north within the easement;the Applicant also proposes to dgict an additional easement on the subject plat in case it's needed for maintenance of the lateral; b. The transportation plan for this area and existing and planned connections to Wainwright Dr., c. Whether or not Dashwood should be extended to Centropinte with the first phase o development as recommended by Staff, or extended as a temporary emergenc access/pedestrian connection until Centrepointe is extended to Wainwright, or within 10 years,whichever occurs first-when Centroginte is exended to WainwrigIA, Dashwood would be reconstructed as a public street for vehicular connectivity to Wainwright as required by ACHD. d. The Applicant's request for homes along the west boundM to not be restricted to single-stoa in height and for the buffer and sidewalk along the east side of Centrepointe to not be constructed until development of the multi-family portion of the �i� Soport for retaining the existing trees or requiring mitigation for them if removed; f. In sppport of fewer lots and lower densfty proposed; g. The timing for construction of the street buffer and sidewalk along the east side of Centrepointe Way(with the first phase as recommended by Staff or with the 3rd phase as proposed by the Applicant). 4. Conunission change(s)to Staff recommendation: a. Modify condition#A.If to add language consistent with ACHD's decision pertaining to the extension of Dashwood to Centrepoint Way; and strike condition#A.5 in Section Vill. b. Modify DA provision#A.I d in Section VIII to allow bonus rooms on single-stwy homes along the west boundaH with no rear facing windows for the bonus rooms, C. Strike condition#A.2b in Section VIII,which requires the street buffer and sidewalk along the east side of Centrepointe Way to be constructed with the first phase of development to allow it to be constructed with the third phase as proposed; d. Include a condition requiring the Developer to retain as many trees as possible along the southem boundga(see modification to condition#A.3a). 5. Outstanding issue(s)for City Council: a. If Council determines that all existing trees on the site being removed should require mitigation in accord with UDC standards, even those removed by the property owner for firewood,condition#A.3a in Section VIII should be modified accordingly. Page 19 — Meridian City Council Meeting Agenda May 26,2020- Page 161 of 616 D. The Meridian City Council heard these items on May 12,2020. At the public hearing,the Couneil moved to approve the subjeet AZ and PP requests. 1. Summary of the City Council public�hearin a. In favor: Hethe Clark b. in opposition: e. Commenting: Frank Mareos;Malissa Bernard; Sandi King;Ken Clifford; Laur Trairatnobhas; Mike Bernard; Doreen Mills; Allie Crane; Tim Fritzley; Sh Randy Spiwak; Patty Pitzer; Thomas Hunt; Justin Lucas,ACHD d. Written testimony: Many letters of testimo�n were submitted(see public record). e. Staff presentin"a plication: S f. Other Staff commenting on application: Joe Bongiomo- Warren Stewart 2. Key issue(s)of publie testimony- a. Neighbors in Alpine Pointe Subdivision to the north request the following: Dashwood P1. to be closed permanently as it was never meant to be extended and is designed as— eul-de-sac; single-level homes along north boundary;the identity of the Devt1oper to be diselosed;not in favor of intensity of proposed R-40 zoning distriet; information on whether the proposed units will be owner occupiiegd or rental unit b. Would like the existing trees along the southern boundary of the site to be retained and the height of homes on Lots 16 and 17,Bloek 5 to be restrieted to a sing hei C. Request for the Developer to perform a utility survey for existing faeffities, specdfically the Nourse Latera,1- d. Request for a reduetion in the number of lots along north boundar o six 6 --yA-----U e. Appligant requests restriction for single-story homes to be removed along-west boundary(condition fle); f. Applieant requests condition M is modified to only require an emergeney aceess via Dashwood P1. 3. Key issue(s)of diseussion by City Council: a. Transition in lot sizes/eonfiguration along north boundary; b. Retention of existing trees in the triangle eommon area at the southwest eomer of the site and along the south boundary if possiblee- e. Enrollment of area sehools and impaet on sueh by the proposed development; d. Diseussion as to where jurisdietion of the City and land use and ACHD and transportation begins and ends- e. Removal of any eonneetion to Dashwood P1. exeept for emergeney aeeess or leave it open for intereonneetiv f. Requirement for mitigation of existing trees that are removed from the site. 4. City Couneil change(syto Conunission recommendation. a. CitKCouneil voted to deny the projeet due to their belief it is not in the best interest of the City to approve the pTqj=e=qtat this time due to eonnectivity reasons=the feltin order to solve the connectivity issues in this area, Centrepointe Way needs to be extended to Wainwright Dr. They determined there was no eonditions of approval that could be placed on this project that would enable them to approve the project at this time. VIL EXHIBITS A. Appliean4 Pr-e-posed& Staff Reeewmaended Futwe Land Use Maps Removed as an amendment to the FL UM is no longer necessary. Page 20 Meridian City Council Meeting Agenda May 26,2020- Page 162 of 616 Page 21 Meridian City Council Meeting Agenda May 26,2020— Page 163 of 616 B. Annexation&Zoning Legal Description and Exhibit Map REVISED :5awtooth Land SurveyirL3, LLC A2'%' kk- P030 5. W.Ashinc3ton Ave, Iff mmett, 11) 63C.17 rl ,'208) 395-6104 r: (2o6) 3q6-6jo5 Delano Zoning R-8 Description BASIS OF BEARING for this description Is South 89'39'12"West, between the illegible brass cap marking the E1/4 Corner of Section 32 and the 518"rebar PLS 4431 marking the C1/4 Corner of Section 32, both in T.4 N., R. I E., S.M., Ada County, Idaho. A parcel of land being a portion of Lot 3, Block 1 of Jasmine Acres, as shown in Book 59 of Plats, at Page 5829,Ada County Records, and a portion of the SEI/4 of Section 32, T. 4 N., R. 1 E., B.M., Ada Count:y, Idaho, more particularly described as follows: COMMENCING at the illegible brass cap marking the E1/4 Corner of said Section 32; Thence South 89039'12"West, coincident with the north line of said SF114 of Section 32, a distance of 1026.20 f�et to the northwest corner of Lot 1, Block I of said Jasmine Acres and the POINT OF BEGINNING; Thence South 0'20'48"East, coincident with the west line of said Lot 1, a distance of 125.59 feet; Thence South 89"42'00"West, parallel with the south line of said Lot 3, a distance of 121.45 feet; Thence South 49130'18"West, 20.50 feet to the beginning of a non-tangent curve to the left; Thence 43.46 feet along the arc of said curve,with a radius of 50,00 feet, a central angle of 49148'18", subtended by a chord bearing North 6512351'West, 42.11 feet-, Thence South 891142'00"West, parallel with said south line of Lot 3, a distance of 382.00 feet to the beginning of a tangent curve to the left; Thence 78.54 feet along the arc of said curve,with a radius of 50.00 feet, a central angle of 90100'00", subtended by a chord bearing South 44'42'00"West, 70.71 feet; Thence South 00,118'00"East, 372.09 feet; Thence South 89142'00"West, parallel with said south line of Lot 3, a distance of 109�27 feet to the begmning of a tangent curve to the right; Thence 14,35 feet along the arc of said curve, with a radius of 50.00 feet, a central angle of 16,12624", subtended by a chord bearing North 82104'43"West, 14.30 feet; Thence North 73151'36"West, 18.22 feet to the westerly line of said Lot 3; Thence North 16108�24"East, coincident with the common line of said Lots 3 arid 4, Block 1, Jasmine Acres, 25.45 feet to the northernmost common corner of said Lots 3 and 4; P:�2018%18094-DELANO SUBDIVISION-CMG�Survey�Drawings�Descriptions�1 8094 zoning r-8 desc.docx Page 22 Meridian City Council Meeting Agenda May 26,2020— Page 164 of 616 Thence North 1010'44"East,coincident with the east boundary line of said Lot 4, a distance of 511.15 to the northeast corner of said Lot 4, which is Dn said north line of the 517114; Thence North 891139'12"East, coincident with said north line of the SEI/4, a cll5tance of 727,70 feet to the POINT OF BEGINNING. The abQve described parcel contairis 3.31 acres, more or less. `C 11574 L �Ie OF EA RQ018NI 8094-DELANO SUBDIVISION-CMG�Survey%Drawing$%De-sciriptions�1 8094 zoning r-8 desc.docx 2 Page 23 Meridian City Council Meeting Agenda May 26,2020— Page 165 of 616 MUS OF BEARAG 5 arwl,W'm" 8'"i"wr 7,7-7ff POW OF&'GBWNG 5Sg-"12-W 1026.20, WC32 5EC 32 903-04- ZOWNG R-8 E 114 CORNM C 1f4 CORMER 131 ACt 710ar----------- LOT 1.BLIXX I 14-qKINEACRE5 LZNE TAKE m LOT qr Njxx I C�VE TAME &VE LOQG-rN RAMS OELTAAN —W 1010W 4346 p" ww 5xi; I LOT 3,aLom I L? 4 BLOM I 5L 32 11574 PRaX:Cr.' OWWRIVEVaGPER: 20305� WA5HINGFON AVE. DVG# DELANO ZONING R-8 BOLL COOK EMME71T,ID R3617 18094-EX INVESTMENTS,LLG P.(208)390-8104 PRWEL70 4 BOUNDARY Of T.4 N.,R. I E.8,10., `5JWT007- R(208)398-8105 18094 SHEET HE ADA COUNTY,II)AHO -ZWTE, 31ZO20 WWW.S4WTOOTHL-,COM I 0F1 Page 24 Meridian City Council Meeting Agenda May 26,2020— Page 166 of 616 5awtooth Land 5urveyiricj, LLC 2030 5-Wa5hrigton Ave, 1044 Northwe5t Dlvj-,5te-6 141 1"Avc-nue Ea5t Cmrkiett.11)63r.17 cop=r d'Alcre�ID 836,4 jeome.1053335 P'l (206)355.a j 04 F�(206)714-4544 P4 (208)329-530,3 r:(208)3 5�i5-5 r 05 r:(206)2��24453 F;(2CZ)324-3Z21 R-15 Re-Zone Description BASIS OF BEARING for this descirlption is South 89"39'12"West,from the illegible brass Cap marking the E1/4 Corner of Sectlon 32 and the 518"rebar PLS 4431 marking the C1/4 Corner of Section 32, both in T.A N., R. I E., B.M., Ada County, Idaho. A parcel of la nd being a portion of Lot 3, Block 1 of 3asmine Acres, as shown in book 59 of Plats, at Page 5829, Ada County Records,and a portion of the N112 of the S112 of Section 32, T.4 N., R. 1 E., B.M.,Ada County, Idaho, more particularly described as follows, COMMENCING at the Hlegible brass cap marking the E1/4 Corner of said Sectlon 32; Thence South 89"39'12"West, coincident with the center of Section line of said Section 32, a distance of 1026.20 feet to the northwest corner of Lot 1, Block 1 of said Jasmine Acres, Thence South 0"2048"East, coincident with the west boundary line of sa;d Lot 1, a distance of 12159 feet to the POINT OF BEGINNING; Thence continuing South 0'20'48"East, coincident with the west boundary line of said Lot 1, a distance of 221.24 feet to the northwest corner cf said Lot 3� North 89"42'00"East, coincident with the north boundary line of said Lot 3, a distance of 43.10 feet; Thence South 0018'DO"East, 316.85 feet to the south boundary line of said Lot 3, Thence South 89"42'00"West, coincident with the south boundary line of said Lot 3, a distanre of 684.43 feet; Thence North 48111 V00"West, coincident with the south boundary line of said Lot 3, a distance of 154.02 feet to the southernmost common corner of Lots 3 and 4 of said Jasmine Acres; Thence North 16"08'24"East, co[ncident with the common boundary line of Lots 3 and 4, Block 1, Jasmine Acres, 25.45 feet; Thence South 73"51'36"East, 18-21 feet to the beg[nning of a tangent curve to the left; The4ice 14.35 feet along the arc of said curve, with a radius of 50.00 feet, a central angle of 1611126,24", subtended by a chord bearing South 82"04'48"East, 14.30 feet; Thence North 890-42'00"East, parallel with said south boundary line, 109.27 feet,, Thence North 01118'00"West, 372.09 feet to the beginning of a tarigent curve to the right; P:�2C)l&1 0094-DE LANO SUBDIVISION-C M(3\Survey�Drawirkgs�Descripticns\1 8094 R-1 5 RE-ZON E I)ESCRIPTION-docx Page 25 Meridian City Council Meeting Agenda May 26,2020— Page 167 of 616 Thence 78.54 feet along the arc of said curve, with a radius of 50.00 feet, a central angle of 90000,00", subtended by a chard bearing North 441142'00"East, 70.71 feet; Thence North 89142'00"East, parallel with said south boundary line, 382,00 feet to the beginning of a tangent curve to the right; Thence 43.46 feet along the arc of said curve, with a radius of 50.00 feet, El central angle of 49146,18", subtended by-a chord bearing South 65023'51"East, 42.11 feet; Thence North 49030'18"East, 20,50 feet; Thence North 89'42'00" East, parallel with said south boundary line, 121.45 feet to the POINT OF BEGINNING, The above described parcel contains 8.12 acres, more or less. at 11574 SEA :1-M18\1 8094-DE LAND SU BDI VISION-CMGSurvey�Drawings�DescriptionsI 18094 R-1 5 RE-ZONE DESCRIPTION.docx 12 Page 26 Meridian City Council Meeting Agenda May 26,2020— Page 168 of 616 MW OF BEARM . . . . . . . . . . . . . . . 's 83-3VI2,w 2OX94.. . . . . . . . . . . . . . . . . . . NOPMWE 727,70' — Lu 102620, -R--C 32 -WIC 32 E JA cawa C 4/�W�Wft N arvw"F-Won, POINT or Wl��mjma LDTIBLXKf Z -AWNE AME9 m Ll 11574 R-15 "%-lilko 0 &12 AC+ ,7,,em, 6 OF I'C� 8ENG 111T J1 ILOIX I LOT Z BLOCK J E ASMDW Ly t L �2w w M�m;7 AM WC32 LMY TA&E Lf N 89-4�1 41 1944V$VAIA I E 2545' 5,-51, E 12 7J.54 Q 91 E 09 50-Go, 491Q'js� AL4�32,w 142-21, LS H4- .5q 1 10 E 121. PRO=: OWNEWMVELOPER� 2030 S. WASHrNGTON AVE. Dm# DELANO ZONING R-15 BOLL COOK EMMErr,ID 83617 18094-EX INVESTMENTS.LLC P:(20 398-8104 PROJECTI BOUNDARY Ahak F.-(MI11398-8105 T.4 N.,R. I E.,R,M,, 05�11-0�orl� 18094 ADA COUNTY,IDAHO DATE! smfrr 312020 WWW.SAWFOOTHL5COM I 0F1 Page 27 — Meridian City Council Meeting Agenda May 26,2020- Page 169 of 616 5awtooth Land Survr_yin-�, LLC 2030 5. Wa5hin-9ton Avc. �0,44 Northwe75t NJ 5t- 14 1 1"AvEnue Fa5t C"e '�"a,kle Ernmett, V 83C 17 �"" I D��8 I Jerome, ID 63338 `4 (206)396-5104 F; (208)7 14-4544 F:(205)3 2 9-5 303 F; (208)398-6 105 1��(2-08)292-4453 F�(20�5)324-3821 R-40 Re-Zone Description BASIS OF BEARING for this description is South 89139'12"West, from theillegible brass cap marking the E1/4 Corner of Section 32 and the 518"rebar PLS 4431 marlding the 0/4 Corner of Secdon 32, both in T. 4 N., R. I E., B.M., Ada County, Idaho. A parcel of land being a portion of Lot 3, Block I of 3asmine Acres, as shown in Book 59 of Plats, at Page 5829, Ada County Records, located In the NEI/4 of the SE114 of Section 32, T. 4 Nd, R. I E., B.M., Ada County, Idaho, more particularly described as follows: COMMENCING at the illegible brass cap Mark:ing the E1/4 Corner of said Section 32; Thence South 89039'12"West, coincident with the north line of said SE114 of Section 32, a distance of 1026.70 feet to the northwest corner of Lot 1, Block I of said Jasmine Acres; Thence South 0"20'48"East, colricIdent with the west boundary line of said Lot 1, a distance of 346.83 feet to the northwest comer of said Lot 3; Thence North 891,42'00" East, coincident with the north boundary line of said Lot 3, a distance of 43.10 feet to the POINT OF BEGINNING; Thence oontinu[ng, North 89042'00" East, coincident with said north boundary line of Lot 3, a distance of 521.16 feet to the northeast corner of said Lot 3; Thence South 0001'00"East, coincident with the east boundary line of said Lot 3, a distance of 316.85 feet to the southeast corner of said Lot 3; Thence South 89042'00"West, coincident with the south boundary line of said Lot 3, a distance of 519-60 feet; Thence North 00018'00"West, 316.85 feet to the POINT OF BEGrNNING, The above described parcel contains 3.79 acres, more or less. r5 7 ,a SEA R=18\18094-13ELANO SUBDIVISION-CMG�Survey�Drawings�Descdptions�1 8094 R40 RE-ZONE DESCRIPTION,docx Page 28 Meridian City Council Meeting Agenda May 26,2020— Page 170 of 616 a4S7S OF 9EOPIW 'S 89-39'12'W 2M94.. . . . . . . . . . . . . . . . . . . . . N89-39W'F 727.7iY S 89-3911r w ]M&2v SEC 32 E 1/4 MW,9m C V4 CmWER Q WT.L NA"I JASPRNE ACRES 2101KI LTNE T4&-F Lf N 6"W E 521.16' OF 1� L ME i MMAR 11 VG 1� Nalffil"16 11-0, LOT 3,BLOM I R-40 3.7.9 AC+ LOT%max I EJASMZNEIV SF CORNER SEC 32 IN.T—S cc 115 7 4 PROJECT: OWNEROEVELOPER: 2030 S. WASHINGTON AVE, DWG# BOLL COOK ENMEIT,ID a3617 18094-E)( DELANO ZONING R-40 INVESTMENTS,LLC P.,(208)396-8104 PROJECT# 4�'z of BOUNDARY F.'(208)398-8105 18094 183E A T 4 N.,R.I E.,B.M., ADA COUNTY,IDAHO M07- DATE: 312o2o SHEET WWW.SAWrOOTHLS.COM , I OF I Page 29 Meridian City Council Meeting Agenda May 26,2020— Page 171 of 616 C. Preliminary Plat(date: 2/1 8A2019 3/12/2020)&Phasing Plan REVISED PREL MINMY PLAT FOR E, FLANO SUBDIVISION -A- 11 11 Sw 1 53 j�. 4�MIERY --------------- --- ----- ---------- -------�Yj z 0 L------------ z '71 - --------- L 1 i viol 0 2 z CI Page 30 Meridian City Council Meeting Agenda May 26,2020— Page 172 of 616 D. Landscape Plan(date: 2/20QO19 3/14/2020) RIEVISED PLANT RALF7rE =r�u_ MI=__==V=I_v it zv= m ==Uz— a::*. ft JENS E b gm=�_ =7 NT DATA (D 0 IL CI) —T Ik— z FEB < I _j z W ,LANDSCAPI! ALV)LATIONS Ll KO`rr=� FLANT fPALr:77r: '.4*_I.rZ—,VFL �44.11.1 VrT��;V�_ u� HE PF�"ELOPMEN7 DIATA MEE 7LMTW�T-M z 5 0 LU > A Ow 0 AWL�N��ZE W�T IF�FE�E z END LLI 0-11 :3 w �AU�L.A�I�\- nm_ �HT W.- .. LAND�APE PLAN n LI Page 31 Meridian City Council Meeting Agenda May 26,2020— Page 173 of 616 E. Possible Conceptual Development Plan for Parcel to the North Poss'ble FuLure Deve[opment Pattern T�l A if rr Page 32 Meridian City Council Meeting Agenda May 26,2020— Page 174 of 616 F. Qualified Open Space Exhibit& Site Amenities REVISED —SF ffl �a7ff SF� ... . DFLANO SUBDIVISION 1.17 acres of qualified open OPEN SPACE EXHIMT space without crossed out area RESIDENTIAL AREA�111 43 ACRES QUALIFYING OPEN SPACE-t1.23 ACRES(10-890 Note: The crossed out area does not count toward the minimum qualified open space standards because it isn't accessible at the west end,per UDC 11-3G-3B.le. Page 33 Meridian City Council Meeting Agenda May 26,2020— Page 175 of 616 PROJECT AMENITIES As the develope, we have researched and interviewed potential homeowners and followed the city ordinance to plan the most productive amenities for this area and this development. The amenity package exceeds the requirement of Meridian City Code. Meridian City Code requires that the application provide one amenity for projects up to 20 acres.We are proposing five additional amenities for a total of_six including a neighborhood park with a shade structure, a play structure,seating area, climbing boulders,climbing dome and a pedestrian pathway.We are proposing a second open space lot on the southwest corner of the development, This lot will help to buffer the existing home in the Champion Pa rk Subdivision and will include several amenities including public art and a seating area. Proposed Amenities: -Acre Neighborhood Park-The large park will contain the following recreation facilities: Large 2/3 Shade Structure Play structure Seating areas with benches Climbing Dome Climbing Boulders Public Art L A�qN(_'fT� W'v Y 2 L _f GLITIMN pe 0 PiGN;c,5W-LTM A& 10 Page 34 Meridian City Council Meeting Agenda May 26,2020— Page 176 of 616 G. Conceptual Building Elevations(Single-Family A4aehed4Detached and Multi-Family Apartments)REVISED PROPOSED HOME ELEVATIONS AND HOUSING STYLES 1U. Page 3 5 Meridian City Council Meeting Agenda May 26,2020— Page 177 of 616 STU -A 691 PF-M Page 36 Meridian City Council Meeting Agenda May 26,2020— Page 178 of 616 V- Pk Page 37 Meridian City Council Meeting Agenda May 26,2020— Page 179 of 616 H. Parking Exhibit REVISED 7' 58 park�ng spaces z z _j 0 (L 55 w IL CO) -j C) (L z < _j Z LLI 9 C3 -i Z%-T IL 1112 1 LI Ll Page 3 8 Meridian City Council Meeting Agenda May 26,2020— Page 180 of 616 1. Site Plan ------------ -- ---------- L2 z� 1,,-A-1 I I I U I I I 11.1 LPU I I I I I I T DELANO SUBDIASION SITE LAYOUT VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIWISION 1. A Development Agfeement (PA) is required as a provision of amexation of this pfepeft�- Prior-to approval of the annexation or-dinanee,a DA shall be entered 440 between the City 0 Mer-idian,the pr-epet4y eNN%ef:(s) at the time of aaaexmien or-diname adoption,and the developer, Guffen4y, a fee of$303.00 shall be paid by the Appheant to the Planning Divisi prior-to eeffffneneement of the PA. The PA shall be signed by the pr-opefty owner- and r-etumed to the Plafming Division within six(6)mooths of the City Couneil gfianting the annexation. The DA shall, at minimum, iaeer-por-a4e the following a. Futafe development of this site shall be generally seasisten4 with the pr-eliminafy plat,phasing plan, landseape plan and soneeptual building elevations ineluded in Seetion V11 and the pr-wvisions eet4aiaed her-ein. Page 39 — Meridian City Council Meeting Agenda May 26,2020- Page 181 of 616 b. A Conditional Use Pefmit is r-e"ir-ed to be submitted and appr-eved for-the ffmiti famil development prior-to application for-Geftifieate 'Z C nplianee and Design Review. e. All fymlti family stndet+wes shall eemply with the design sta-adafds listed in Ar-ehiteettifal Sta-adafds Mantial. An applie4ion for-Design R&view M-1 Certifieate of Zoning Compliance shall be submitted and approved for all ffmiti family stnde4ffes prior-to submittal of building peffflit applie4ions. d. Single family homes along the west a-ad aei4h pet:iffleter-betladar-ies E)f the development shall be r-estrieted to a single story in height as proposed by the Developer, Homes q4ong the vvest betwdary are a44owed to ha-ve a beaus r-ooffi_ but ne r-e—faeiaR windows shall be allowed for-the bE)P,,Us r-E)O . e. The rear and/or side of 2 story structil es on Lots 9 12, Block 1 and Lot 2,Bleek 5 th faee N. Gentrepointe Way shall ineor-porate artieulation through ehanges in two or more of the following: me"14iefi(e.g.pr-ojeetions,r-eeesses, step baeks,pop Otits),bays, banding,par-ehes,baleenies,m4er-ial types, of other-integr-ated afehiteettir-al elefnef4s to break up meaetoaous wall planes and Foof lines. &mgle s",stmetures ao;e e*emptfto this requir-emeW. fl. The eenstfuetion of N. Gentr-epointe Way ffem the sou*em boundary to the neAhefa boundary of the annexation area(stub to Wetig par-eel#R4 582530100) shall oeeuf Wi the first phase of development. The eoi*ieetieti of Pashweed Ave. to the e street to the nefth(Dasl+woed A.) is aim3r-oved as a temi3empv emer--4eney aeeess and pedestfian ewmeetion-tm4il Gentr-epiente Wa-v is exteaded to 3A1a4+wr4,4ht Dr-., or-within ten(10)�,xeafs,whiehever oeeur-s first. When CepAfepeinte Wa-v is extended-to WainvffieM Dr., Dashweed A.will be rveoastmeted as a publie stfeet for-vehieu4af eenneetivity to Waiawr-igW Dr. as r-eEittir-ed by AG14D. g. The R 8 and R 15 zoned property totaling 11.3*/ aer-es shall provide a minimum of 1.13 1 the R 40 zoned pr-ope#y totaling 3.64=/ aefes shall provide a minimum of 0.36 of an aer-e (in addition to the open spaee required in UDG 11 4 3 27C for-multi famil developmen4s). i. Provide vehieulai-7 eemeetion to the pr-opeFty to the east(Par-eel#R4582530202)thFough the R 40 zoned property via a Weal st-Feet or-a driveway as set&Ah in UDG 11 3A 3A.3. if a dr-iv pr-evide a er-ass aeeess/mgfess egress easement to thar pFepei4y; sub-m-i;_-A -r-peceeFded eopy of the easement to the Planning Division prior-to signatufe on the final plat by the City Engineer, j. No building pei:fnits shall be issued on this site ui4i!the tmder4ying property is r-eeer-ded iffl-;—I fiFfl—Al-plat. 2. The preliminary plat ineluded in Seetion 441A,shall be revised atWst 10 days prio the City Couneff hearing as followsl a. Depiet an easement for-the Noufse Later-a!along the aw4h betladmy of the site. if the easement is 10 feet or-gr-ea4er-, it shall be laeated within a eeWARea lot th4 is a Millima 20 feet wide and otAside of a feneed afea tmiess modified by City Getmeil as set feAh in UDG 11 3A 6D.If the lateffl!is leeated eampletely off site and an easement dees no enei-aaeh on Mis site-, submit w4tten eefffimiatien ofsmehftem the Irrig:afien AsMet. b. The stfeet buffer-and minimum 5 feetwide detaehed sidewalk on the east side of N. Gentr-epointe Way shall be ineltided in the first phase(instead of the third phase)e develepmen4;the phase boundary shall be adjusted aeeer-ding!�-. Page 40 Meridian City Council Meeting Agenda May 26,2020— Page 182 of 616 3. The landscape plan included in Section AIII.0 shall be revised at least 10 days prior-to the City Couneil hearing as followsl a. inelude mitigation infer-mation on the plan for-any&iisting trees on the site that are flet r-emoved by the Fesidential pr-opei4y owner for-fire wood in aeeOFd With the standaFdS listed in UPC 11 3B 10G.5. As maw,,&Eistinf4 tfees as possible alon�-,the soi-itheffl- boundafy of the site shall be Fetaiaed-on44e-,4,- b. include the linem feet of pm",ays and the FeqttiFed N'S. PFOposed PmMbeF Of tFees in the Landseape Calettlations table demo pliance with the standards in UDC 11 3A 17 and 11 3B 7G. o. inelude the finem feet Of StFeet bttff-eFs and the FeqttiFed vs. PFOposed Pmmbff Of tFees i the Landscape Calculations table demonStFating compliance with the standmds in UDG i i 3B 7G. d. Depiet trees and shf+tbs in the minimum 20 foot wide stfeet bttf-feFs along CefitFepointee Way in aeeOFd with the standards listed in UDC 11 3B 7C. 4. The 50 foot wide pFivate StFeet easement(i.e. jasmine Lane) shall be Felinquished WheFe tit er-osses the stfl�eet pr-eper-ty. Pfoof o4elin"ishment shall be s4mitted to the Planning Division pr-i on the final plat by the City Eflgifieff. 5. NOFth Dashwood PI. shall be extended as a fidil aceess StFeet ifitO the Site With the first phase of development in aeeor-d with UPC; 11 3A 3. 6. Loeal street aeeess (or-a dr-ivewaj-with a er-oss aeeess easement) shall be provided to the PFOpeft�40 the east of the R 40 zoned PFOpefty(Parcel#R4592530202) as set fefth in UDG 11 3A 3A.3. The Appheant shot4d eoor-difiate with the develapeF of that pfoper-ty on a loeation for-the aeeess. if a dri�veway is provided, a Feeer-ded eopj,of the er-Oss aeeess easement shall be submitted tothe-Planning Division. tur-e on tke Anal pla4 bj the City Engineer-for-the phase in wkieh it is loeated (thifd pliase), 7. For-lots aeeessed by eommon dr-iveways, an exhibit shall be stibmitted�with the final pla appheation that depiets the setbaeks, feneing,building efivelOpe afid Ewiefitatiffil Of the Wts and stfuetufes. Dr-iveways for-abutting pr-opei4ies that afen't taking aeoess from the oommon driveway(s) shall be depieted on the opposite side of the shared pfopei4y line away ffom the eemmon dr-iveway. Solid feneing adjaeent to eommon dri�,,&ways is prohibited tf separated by a minimiam 5 foot wide landseaped bug2r, 8. Pr-ovide address signage for homes aeeessed by the eommen dr-iveways on Lot 5,Week 9, Bleek 4 fef emer-geney wayfinding pur-poses. 9. A per-pettial ifigr-ess/egfess easement is r-e"ir-ed to be filed With the Ada GE)JI33 y ReeOfde all eommen dr-iveways,whieli shall inelude a r-e"ir-ement for-maipAenanee of a pm,ed sur-faee eapable of sttppai4ing fire iehieles and equipment. A eopy of the reeor-ded easement shall be submitted to the Planning Di14sion PAOF tO SigHatWe on the final plat by the City Engineer, 10. All existing stndetttres on the site shall be removed pfief to Gity Engineer signat--Hr-e on the final plat phase in whieh they are laea4ed-. Page 41 Meridian City Council Meeting Agenda May 26,2020- Page 183 of 616 11. Pafk4ng is r-estfieted to only ene side of the 27 feet wide stfeet seetiefis; signage shall be installed prohibiting park4fig en one side of the st+eet to ensiffe emergency aceess ean be provided. B. PuBme Wopws 1. Site Speeffie Conditions of Approval i4 A stfeet light-plan will need to be ineltided in the final plat applieation. Stfeet light plan ents are listed in seetion 6 7 of the City's Design Sta-adafds. A eepy ef the S P�&--ds ean be fe�d at t-----— i.2 The fellowing proposed manholes have less than YEW eever: A 3,A 4,A 5, G 1 and Publie Works has previously diseussed with the appheant the possibility of using grinder . �these shallow areas,but the plans do not note the use of them. if the par-eel to ;—h-te of the mtthi family is to be setwed by Mefidian, applieafA must sttib sewer-at minifymm slope in N. GefAfepoif4e Way to the not4h botindafy line. 1.3 Eaeh phase ffmst be modeled to ensure adequate fire flow. 1.4 Publie Wor-ks has met with SUEZ W4er-and agf:eed that watef sef�viee to the HoAh for-the ffmiti family pot4ioa of the development will be pr-oN4ded aeeor-diag to how a*aexatioa pr-E)eeeds. Mer-idian will pr-wvide water-in Mer-idian, and SUEZ will pr-Ovide water-in Boise. if the area being eonsider-ed fef inelusion is to be served by the City of Meridian, the 124lie Wofks Depat4m&4 would like to haN�e a eompleted wa4er-main loop nofth to the existing water main in E. Wainwr-ight Drive. The puTese of this loop is not for-fiew and pr-es it is to er-eate r-edundaney a-ad for-mitigation of water-qu, emeems ad end mainh 2. General Conditions of Approval 2.i Appliea*t sha4l eeer-dinate wa4ef and sewer-maia si�e a*d fetifing with the P41ie W DepaFtment, a-ad exeeute standard fofms E)f easements for-any mains that are required to provide ser-viee outside of a p4he right of way. Minimum eover-over-seweF mains is thfee feet, if eover-ffom top of pipe to sub gr-ade is less 4ian thfee feet tha-a a4emate fnater-Ws shall be used in eeafefma-aee of City of Mer-idia-a Publie Wofks DepaftmefAs Standard Speeifieations, 2.2 Per-Mer-idian City Code(NIGG),the appheant shall be responsible to install sewer-a wateF mains to a-ad thFough this developmefA. Applieaa4 may be eligible foF a r-eimbufsemefA agreement for-infr-asti:aettffe eahaneement per-N4GG 8 6 5. 2.3 The appheant shall provide easemeftt(s) for-all p4he watefAewef mains otAside o publie f:igl#of way(ia4ade all wa4er-sey-viees a-ad hydr-a*ts). The easemefft widths shall be 20 feet wide f9F a single titility, of 30 feet w4de for-two. The easements sha4l not be dediea4ed via the plat,btA rather-dedieated otAside the plat pr-eeess using the Givy of Mer-idian's standmd fofms. The easement shall be gf:aphieally depieted on the pIa4 for- r-efer-enee pur-poses. Submit an exeeuW easement(on the fefm available fFom Publie Wofks), a legal deseription pr-epafed by an 1daho Lieensed Professional Land Sfffveyor-, w-hieh must inelude the area of the easement(marked EXHIBIT A) a-ad am 9 1/2"x 11" map with bear-ings and distanees (mafked-EX141BIT-B) for-review. Both exhibits must sealed, signed a-ad dated by a Professional Land SttFveyor-. DO NOT RECORD. Add a note to the plat r-efer-efteing this doetimefft. All easements must be stibmitted,reviewed-, and appFoved pr-ief:to development plan appr-ovalz Page 42 Meridian City Council Meeting Agenda May 26,2020— Page 184 of 616 2.4 The Gity of Meridian Fe"ir-es that pFessdfized it:Figatien systems be supplied by a year- r-ound sotifee of water-(IN4GG 12 13 8.3). The appheant should be r-equifed to tise any existing suffitee -11 -ate. for-the pr-imai�,sour-ee. if a sufface or-well sour-ee is available, a single point eonneetion to the eHlinafy watet:system shall be Feqiiir-ed. 4 a single point e0fineetion is titilized,the developefwill be r-esponsible fet:the payment o assessments foF the eoinnion areas pfior-to prior-to Feceiving development plan approval. 2.5 All e*isting stf+ietuf es that aFe Feqttir-ed to be r-emoved shall be pfiof to signattife on the final plat by the Gity Engineer. Any stf+iettwes that afe allowed to r-emain shall be subjeet to evaluation and possible reassignment of street addressing to be in eompliance with MCC. 2.6 All iffigation ditelies, eanals, latet:als, ot:dFains, &Eeliisive of iiat+wal wateinways, intefseet,... or-laying adjacent and eontiguotis to the afea being subdivided shall. be addr- I'D G 11 3A 6. in per-fofming stich work, the applicant shall conip!) with id �I-Ll-207 and any other-appheable law or-r-egWation. 2.7 Any&Eisting domestie well system within this pfojeet shall be Femoved f+opA domestie Fef City Ofdinanee Section 9 1 4 and 9 4 9 contaet the City of Mefidi -ing DepaFtnient at(208)898 5500 for-inspeetions of diseonneetion of seFviees. fna-y be tised for-non domestie pwToses stieh as landseape iffigation if appFoved b 1daho DepaFtment of Watef Resonfees Contact Robeft B. Whitney at(208)3 3 4 2190. 2.8 Any systems within this project shall be r-emoved from seirviee pef City - 1 4 and 9 4 8. Gontaet Gentfal Distfiet Health for-abandonment Ofdinan— —I.—I pfoeedttf-s and inspeet.ans (-208)375 5-211. 2.9 Stfeet — to be in plaee, sanitary sewei:and water-system shall be alp-pr-oved and. aetivated,road base appFeved by t Ada Getinty Highway Distfiet and the Final Plat for- this subdivision shall be Feeer-ded,pf:iof:to applying fef building peFfflits. 2.10 A letter-of credit of eash stifety in the ainount of 110',o will be fequir-ed for-all uncompleted feneing, landseaping, amenities, ete.,prior-to signature on the final plat. 2.11 All impr-avements related to publie life, safety and health shall be eompleted pr-ief to oeetipaney E)f the sti:uettif es. Wher-e appr-oved by the Gity Engineef-, an E)W-ReF May pOst a- per-foFmanee sufet�y for-stiek impr-ovements in Ewder-to obtain Gity Engifleef si- the final plat as set fefth in UDG 11 5G 3B. 2.12 Appheant shall be fequir-ed to paj,P4he Wer-ks development plan r-eview, an e0flStFne I i i . I. i fees, as deteFmined dw-ing the plan r-eview pr-E)eess,prior-to the issuanee of a plan appr-oval letter. 2.13 it shall be the r-esponsibility of the appheant to ensttr-e that all development features eemply with the Amet:ieans with Disabilities Aet and the Fair-14ousing Aet. -2.14 Applieant shall be r-esponsible foF applieation and eamplianee with any Seetion 404 j2pr-��Rifig that may be r-equired by the Afmy Ger-ps of Engine 2.15 Developer-shall eaer-dinate mailbox loeationswith the Mefidian Post 0 2.16 All gr-ading of the site shall be peffeFined in eonfefinanee with N4GG 11 12 314. 2.17 Gempaefien test r-esiilts shall be s4mitted to the Mer-idian Bitilding Depat4ment for building pads feeeiving engineefed baekfill,where footing would sit atop fill material. Page 43 Meridian City Council Meeting Agenda May 26,2020- Page 185 of 616 2.18 The deSigH efigifleer-Shall be FeEtHir-ed tE) eel4ify that the Street eefAer-lifle elevations are Set a minimum of 3 feet above the highest established peak groundwater elevation. This is to ensufe that the bottom elevation of the er-awl spaces of homes is at least 1 foot above. 2.19 The applieants de *- -. shall be t:esponsible fot:ifispeetion of all ifFigation and,4 dFainage f4eility NN'ithifi this PFE�eet that EIO HOt fall t1fidef the jH4-:iSA-iP-ti0-4H Of-AH iffigatiOR diStFi6t OF AGHD. The design engineer-shall provide eeFtifieation that the facilities have beeft ifiStalled ift aeeOFdaflee With the appFE)N'ed deSigfl PlaHS. This effti-fieatkffi Will be FeElffiFed befOFe a eei4if4eate Of Oeetf. I . . El fOF aftj'StftletiffeS Withifi the PFE)jeet. 2.20 At the completion of the pfoject, the applicant shall be responsible to submit record dFawings PeF the City of Meridian AutoCAD standar-cls. TheSe FeOE)r-d dFawings must be FeeeiVed af1d appFE)N'ed PFiE)F tE)the iSSffaflee Of a eel4if4eatiOR Of Oeetipaney fbr-� StFLICtUfeS within the pfejecC 2.21 A StFeet light plan will need to be included in the eivil constfuction plans. Street light plafl Fe"iFefflefitS aFe listed in seetion 6 5 of the improvement StandaMS fOF Stfeet Lighting. A eopy of the standaMs ean be fettod at http:Alwww.fnefidianeity.OFg,�ptiblie-- . "' �--272. 2.22 The City of Mefidian FequiFeS that the owner-post to the City a PeFfofma..-, amo-ant of 12571; Of the tOtal e0fiStfldetiOR eOSt fOF all ifteOmplete SeWeF, inftastFuetwe p.... to final plat signature. This sufety will be verified by a line item e0st estimate pr-ovided by the ow-nef to the City. The stifety ean be posted in the fom of an iffeN'Oeable lettef of eredit, eash deposit OF bood. Appheant mtIst Ale an applieation f0f: StiFety,Whieh ean be fetind on the Gomffvdaity Development Depa4mefit website. Please eontaet Land Development Sefviee f6r-more infoFmation at 887 2211. 2,23 The City of MeFidiaa Fe"ifes tha4 the wwaeF POSt tO the City a waFFaaty stirety in the amo-ant of 2070; of the total e0flStfldetiOR eOSt fOF all eOff1pleted seweF,wE4eF and Feuse inftastFuetufe foF dur-ation of two years. This sufety will be vefified by a line item eost eStifflatO PFON,ided by the E)W-ReF tE)the City. T-ke Stffety ean be posted in the f4m E)f iffeN'Oeable lettef of eredit, eash deposit OF bond. Appheant mt1st file an applie4ion for SHFOty,WhiGh OaR be fb�d on the Community DevelapmeR4 Depai4mentwebsite. Please eentaet Land Pevelopme+A SOn'iGO fOF MOFO ififOFMatiffll at 997 2211. C. FIRE DEp,sRT-mENT- Hiei-idiaiieitv.ai�e�W-ebLink�&aifwe.as-ff-?id---18 4561&dbid--O&itt2e—A[e4diyiiQ4 Y D. POLICE DEP,kRT-mENT httos-.--,44vebhnk.Hiei-idiaiieitv.ai�e�W-ebLink�&aifwe.as-ff-?id--18 4570&dbid--O&tt2e—A[e4diyiiQ4 Y E. COA4A4UNIT-V A64.NNiNG AssoeikT-ioN 9F SouT-itwEsT-104.110(COMPASS) F. N4.AW4.&A4FRiDikN!RRAGkTION DISTRIC-T httv.-Avebliiik mie4t4diie4w ei�e4vebU4444ocZ4 65231,zPa�--el.dry Page 44 Meridian City Council Meeting Agenda May 26,2020- Page 186 of 616 G. SETTLER'S!RMGATION DIST-P4C-T hmp--Avebfink mepidiameiiw.er-je4veb14mk-&444ec,14 6481A4Rajee!.a:q 14. CENT-RA�6 DIST-PuG:F 14E,44,qPH- 3?id---46:5040&dbi 1. DEPART-AiENT-OF EN;4RONAWNT-A�lm Q-114,444TV(DEQ) j. 3A,Esqp Alm sellOOL DIS:FP,4c-T(NVASD) K. A4)2k Gou*F*144GwALAY DISTPaCT(ACHD) L. QT*oF BoisE ht"--,44t,eblinkmeridianeitv.or-zlW-ebLink4br-eivse.asff?id--184571&&dbid--0&.&ieiqo-Ak,-idia-m- el�t IX. FINDINGS A. COMPFeheasive Plan Map Amendment Upon feeemmendation from the Commission, the Gotmeil shall make a full kwestig and shall, at the publie h 1 -1 . 11 the applieation. In order-to gr-ai#an amendme the Comprehensive Plan-,+he Getineil shall make the following findings.: Page 45 — Meridian City Council Meeting Agenda May 26,2020— Page 187 of 616 1. The-pr-e-posed ameadment is eefisistepA with the other-elefnen�s of the Compr-eheasive Plan. The Gemmi7gigienfind-s MeigFoposedniap amendnientan,4F-LUAttdegi�giiation of-MUR k eon:qistentwi the GenTr-ehensh,e Plan if the property,to the north 6Pareel#R 45825=301 00) is a4e ine-luded in the niap amendment as.detailed in Seetion V 1 4this repert, 2. The pr-epesed amendment provides an impr-Ewed guide to fittur-e growth and development 9 the eity. — The Gqmmiss-ien find-s Mat the]ppepes-al te medb�,the fi;WH,-e Land U-se Map to inelude a pareel of land that k eupreW4,in the 00,afBeis-e;qplanning areafer development in the aleng with the adjaeentpareel to the nor4h as reeoniniended-, wiUproi,,ide an iniproi,,ed g:Hide tefitture groit,th and de+,elopment ofithe City if Me O#y efiReise appro+ws an adjustment to theb,,4rea el�ATaet beundw�,- 3. The pr-eposed amendment is ipAer-nally eeasistefi4 with the Goals, Objectives and Polieies of the Compreh-nsive Plan. The Geniffliss-ienfind-s Ma�Me pi-epes-ed aniendment is eenAgtent with the Goa&, Objeehi,,es-, and P-eheies-O*Me Gemprehens-4v Plan a79 neted in Seetielf V 4. The proposed amendment is eensistepA with the Unified Develepmeft4 Ged-e. Ae Gonintissionfind-s that the proposed aniendment is eonsistent with the Unoe Develepment Gede. 5. The amendment will be compatible with existing and planned stwFounding land uses. The Gonintissionfind-s the proposed antendment will be eompatible with adjaeent evistiIHIg residential andfuture eenimer-eial hwes. 6-.- The pr-opesed amendment will not bufden e*isting a*d plafffied sefviee ea-pabili The Genifflissienfind-s Ma�the j9popes-ed aniendment will Het bu4eH e�eistiffg andjqlann sei�viee eapabilities in this.Portion of the Sewer and-wa�e,-seFviees are aimilable to be e�Etended to this site. 7. The proposed map ameadment(as appheable)provides a legieal jtvitapesition of uses tha allows suffieient area to fnifigate any antieipa4ed impaet asseeiated with the deveiepmen4 of the area. The Genifflis-sienfind-s the]prepes-ed map aniendment1grei4des.a legieaIjux-tapes-itien ef Hses alld suffleient apea to mifigate any develepnient inTaets to adjaeent preperfies. 8. The pFeposed amendment is in the best ipAer-est of the City of Mefidian. For the reasons stated-in See-fien V and-the sukieetfindings abo+�--, the Commission find-s thd the pt;epes-ed aniewhnent is.in Me best interest ef Me 00,if the par-eel te the nepth is.also ineluded in the aniend-nient as.reeeniniended-by St4in Seefion V 1. B. 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: Page 46 — Meridian City Council Meeting Agenda May 26,2020— Page 188 of 616 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Councilfinds the proposal to annex and develop the subject property with R-8, R-15 and R-40 zoning is consistent with the MDR and MU-R FLUM designations; however, it's not consistent with connectivity goals andpolicies in the Comprehensive Plan (e.g. #3.03.03C). 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Councilfinds the proposed map amendment and development is consistent with the purpose statement of the residential districts in that it would contribute to the range of housing opportunities consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety,and welfare; The City Councilfinds the proposed map amendment and subsequent development would be detrimental to the public and adjacent residents if Centrepointe Way isn't extended to Wainwright Dr.prior to development of this property and the extension ofDashwood Pl. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The City Councilfinds that City services are available to be provided to this development. The School District has submitted comments, included in Section VIIIJ, that currently show student enrollment is below capacityfor the elementary school and within the capacityfor the middle school and high school once Owyhee High School is opened; the City Councilfinds the proposed map amendment would not result in an adverse impact on the school district. 5. The annexation(as applicable)is in the best interest of city. The City Councilfinds the proposed annexation and development is not in the best interest Of the City at this time due to Centrepointe Way, a collector street, not being extended to Wainwright Dr. C. Preliminary Plat(UDC 11-613-6) I. 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) The City Councilfinds theproposedplat is generally in conformance with the UDQ however, it is not in conformance with the Comprehensive Plan due to connectivity reasons if Centrepointe Way is not extended to Wainwright Dr.prior to development of this property. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Councilfinds public services can be made available to the subject property and are adequate to accommodate the proposed development. Page 47 Meridian City Council Meeting Agenda May 26,2020— Page 189 of 616 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The City Councilfinds theproposedplat is in conformance with scheduledpublic improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; The City Councilfinds there is publicfinancial capability ofsupporting servicesfor the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The City Councilfinds the proposed development would be detrimental to the public safety and general welfare if this property develops prior to the extension of Centrepointe Way to Wainwright Dr. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8- 30-2005, eff. 9-15-2005) The City Council is unaware of any significant natural, scenic or historicfeatures that would need to be preserved with this development. D. AlteFaafive Complianee (UDG 44 5B 5E) Reqttir-ed Findings: In or-def to gr-aft4 appr-eval faf an Altemative Complianee appliea4iea,the Dir-eete shall detefFaiiae the fellewin-g- 1. Str-iet a&er-efiee or-appliea4ioa E)f the r-equir-ements are not feasible; or- &a#fiHds that striet adher-enee or qt�pheation of the requh;ement-s of UDC 11 3G 3 are jeasible. 2. The ahema4ive eomplianee pr-evides an equal or- Is for-meeting - requirements; and S4qfffin6& the jqr-epes-ed-alter-nafive means.of eamplianee ppovides an equal medns-feF meeting the requipements in fDG 11 3G-3�. 3. The altemative means will not be mater-ially detr-ifnefftal to the publie welfafe or-impair-the intended uses and ehar-aeter-E)f sufr-ounding pr-epeffie& Stafi�fin,-k the alter-native means oceenT44ng with UDG 11 3G 3 will net be niater4a!4 detr4mental to the Igublie weo��er inTah-Me intended uses and eharaeter qfsHt:weundiHIff pi-eper4ies and will aetuagy be a benej&te the pubbe we0qnv by pi-eviding a bqfi�er beAwen the high densii�,and medium densii�,residential uses and 2 and 3 s.",struetuFes. Page 48 — Meridian City Council Meeting Agenda May 26,2020— Page 190 of 616