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2020-05-28 MERIDIAN PLANNING AND E IDIAN..1__%_' ZONING COMMISSION SPECIAL MEETING AGENDA City Council Chambers 33 East Broadway Avenue Meridian, Idaho Thursday, May 28, 2020 at 6:00 PM Item 1 : Roll-Call Attendance X Lisa Holland X Patricia Pitzer X Andrew Seal X Nick Grove X Rhonda McCarvel Bill Cassinelli X Ryan Fitzgerald -Chairperson Item 2: Adoption of Agenda - Adopted 3. Consent Agenda [Action Item] - Approved A. Approve Minutes of May 21, 2020 Planning and Zoning Commission Meeting B. Findings of Fact, Conclusions of Law for Idaho Central Credit Union (H-2020-0010) by Idaho Central Credit Union, Located at 3152 W. Peak Cloud Ln. 4. Items Moved From Consent Item 5: Action Items Land Use Public Hearing Process:After the Public Hearing is opened the staff report will be presented by the assigned city planner. Following Staffs report the applicant has up to 15 minutes to present their application. Each member of the public may provide testimony up to 3 minutes or if they are representing a larger group, such as a Homeowners Association, they may be allowed 10 minutes. The applicant is then allowed 10 additional minutes to respond to the public's comments. No additional public testimony is taken once the public hearing is closed. A. Public Hearing for Gem Innovation School (H-2020-0043) by Paul Bierlein, Bouma USA, Located at 5390 N. McDermott Rd. 1 . Request: Annexation of 8.00 acres of land with the R-15 zoning district. - Recommended Approval to City Council B. Public Hearing for Franklin Storage (H-2020-0033) by Franklin Storage, LLC, Located Near the Half-Mile Mark on the North Side of E. Franklin Rd., Between S. Eagle Rd. and S. Cloverdale Rd. 1. Request: Annexation and Zoning of 5.143 acres of land with an I-L zoning district to accommodate the future construction of a self-service storage facility. - Recommended Approval to City Council C. Public Hearing for Sagewood West Subdivision (H-2020-0038) by Southpoint Estates, LLC, Located at 1335 W. Overland Rd. 1 . Request: Annexation and Zoning of 10.41 acres of land with an R-8 zoning district; and, 2. Request: A Preliminary Plat consisting of 53 building lots and 7 common lots. - Recommended Approval to City Council D. Public Hearing for Midgrove Plaza (H-2020-0029) by Arthur Berry, Located at 1450 E. Franklin Rd. 1 . Request: Rezone of 1 .96 acres of land from the I-L to the C-G zoning district; and, 2. Request: A Preliminary Plat consisting of 6 buildable lots on 12.84 acres of land in the C-G and I-L zoning districts. - Recommended Approval to City Council E. Public Hearing for Ascent Townhomes (H-2020-0039) by Schultz Development, Located on the North Side of W. Franklin Rd., Midway Between N. Black Cat Rd. and N. Ten Mile Rd. 1 . Request: Annexation of 5.25 acres of land with an R-15 zoning district; and, 2. Request: A Preliminary Plat consisting of 43 buildable lots, 13 common lots and 1 other lot on 4.97 acres of land in the R-15 zoning district. - Recommended Approval to City Council Meeting Adjourned at 8:35 p.m. Meridian Planning and Zoning Meeting May 28, 2020. Meeting of the Meridian Planning and Zoning Commission of May 28, 2020, was called to order at 6:00 p.m. by Chairman Ryan Fitzgerald. Members Present: Chairman Ryan Fitzgerald, Commissioner Lisa Holland, Commissioner Andrew Seal, Commissioner Rhonda McCarvel, Commissioner Nick Grove and Commissioner Patricia Pitzer. Members Absent: Commissioner Bill Cassinelli. Others Present: Chris Johnson, Adrienne Weatherly, Andrea Pogue, Bill Parsons, Sonya Allen, Joe Dodson and Alan Tiefenbach. Item 1: Roll-call Attendance X Lisa Holland X Rhonda McCarvel X Andrew Seal X Nick Grove X Patricia Pitzer Bill Cassinelli X Ryan Fitzgerald - Chairman Fitzgerald: So, at this time I would like to call to order the specially scheduled meeting of the Meridian Planning and Zoning meeting for the date of May 28th and let's start with roll call. Madam Clerk. Item 2: Adoption of Agenda Fitzgerald: Thank you, ma'am. So, the first item on the agenda is the adoption of the agenda. We don't have any changes that I'm aware of, so can I get a motion to adopt the agenda as presented? Seal: So moved. Pitzer: Second. Fitzgerald: I have a motion and a second to adopt the agenda. All those in favor say aye. Any opposed? Motion passes. Thank you. MOTION CARRIED: SIX AYES. ONE ABSENT. Item 3: Consent Agenda [Action Item] A. Approve Minutes of May 21, 2020 Planning and Zoning Commission Meeting Meridian City Council Meeting Agenda June 4,2020— Page 5 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 2 of 50 B. Findings of Fact, Conclusions of Law for Idaho Central Credit Union (H-2020-0010) by Idaho Central Credit Union, Located at 3152 W. Peak Cloud Ln. Fitzgerald: Next item on the agenda is the Consent Agenda. We have two items on the Consent Agenda, the approval of minutes for the May 21 st, 2020, Planning and Zoning Commission meeting and the Findings of Fact and Conclusions of Law for Idaho Central Credit Union, H-2020-0010. Do any of those need to be pulled out for any additional consideration? Okay. If not, can I get a motion to accept the Consent Agenda as presented? McCarvel: So moved. Seal: Second. Fitzgerald: I have a motion and a second to accept the Consent Agenda. All those in favor say aye. Opposed same. Okay. Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: So, thank you all, those of the public for joining us to our Meridian Planning and Zoning Commission meeting tonight via Zoom webinar. Let me explain how we will make this work as we continue to do the city's work via technological means. On your screen you should see the Commissioners who are present for this evening's meeting. Also on the call you will see the city attorney, city clerk's office, staff from our Planning Department and folks you will see chime in for -- as they get called on to be presenting their applications. Everyone else is on the line on the Zoom call are attendees. You may observe the meeting and we can see that you were there. However, your ability to talk and be seen will be muted at this time. During the public testimony portion of the meeting you will be unmuted and able to comment. If you have previously sent in a presentation for the meeting it will be displayed on the screen and the clerk will either help you run the presentation or they will hand the reins of the presentation over to you so you can run it from your computer. If you simply want to watch the meeting we encourage you to do that through our city's YouTube channel, which is at meridiancity.org/live. When public testimony is opened for a certain application the clerk will call the names of those who have signed up to testify on our website, you will be unmuted and if you want to use your video you can do that as well. I will call you individually and see if I can connect with you to make sure we have an audio connection and, then, you will state your name and your address for the record. You will have three minutes to address the commission and, then, to answer any questions that we have at that time. After that you will be muted and kind of put into a viewing situation from the Zoom platform and once all those who have signed up in advance are called on I will provide one more opportunity for there to be public testimony. If you haven't been called on from the clerk, please, press the raise your hand button at the bottom of the screen if you are using Zoom or if you are calling it on your phone use star nine and wait for your name to be called, now you can chime in with the city clerk. If you are listening on multiple devices, a computer and a phone, please, make Meridian City Council Meeting Agenda June 4,2020— Page 6 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 3 of 50 sure to mute one of the devices, so we don't have an echo and, then, everybody will be able to hear effectively and please note that we cannot take additional public testimony after we close the public hearing unless there is a specific issue that Commission wants to hear from -- from the applicant or from someone in the public. So, after we have taken public testimony that was your opportunity and we can't go backwards. So, please, make sure you get your comments in during your time. If there are technical difficulties and you can't get in to make comments during the meeting, please, e-mail city clerk at meridiancity.org and Chris will try to help get you situated so you can be a part of the meeting. Item 4: Items Moved From Consent Item 5: Action Items A. Public Hearing for Gem Innovation School (H-2020-0043) by Paul Bierlein, Bouma USA, Located at 5390 N. McDermott Rd. 1. Request: Annexation of 8.00 acres of land with the R-15 zoning district. Fitzgerald: So, with that as we move on to our first item on our agenda, we have the public hearing for Gem Innovation School, file number H-2020-0043 and, Chris, I saw Mr. Bierlein a minute ago and I know we have some other folks from the team here. Are they ready? Johnson: Mr. Chair, the planning staff will be presenting. Fitzgerald: Oh, I'm sorry. I'm starting with the staff report. Thank you. Alan, are you ready? Tiefenbach: Yes, sir, I am. Fitzgerald: Okay. Tiefenbach: Good evening, Mr. Chair, Members of the Commission. I'm Alan Tiefenbach. Some of you have met me. I'm the newest city planner with Meridian. Been here now for six weeks, which kind of boggles my mind. Time moves very quickly here. So, yeah. So, here we go. So, this is a proposed annexation and zoning to R-15 to allow a 42,000 square foot school. So, on the left here, the future land use map shows that this property is recommended for medium density residential. In the middle there is a zoning map which shows that it's surrounded by residential properties. To the north and the east is vacant and, then, you can see on the aerial that -- you should know that a large number of the property all around the -- from the north, east and west was recently rezoned and platted, the Oaks North and South Subdivision, something like a thousand lots. That is beginning to build out, The Oaks Subdivision to the south in particular. So, this annexation the applicant is proposing to annex and rezone eight acres of land with the R- Meridian City Council Meeting Agenda June 4,2020— Page 7 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 4 of 50 15 zoning district and, again, to develop a 42,000 square foot and some change one story college preparatory school for grades kindergarten through 12th. The estimated enrollment of the school will be approximately 600 children. It's more than a 500 -- mid five hundreds. The applicant is Gem Innovation School and, like I said, the proposed annexation is contiguous to city annexed property, so it does meet state statute for annexation. As I said, it -- it's designated as medium density residential. The applicant is proposing this R-15 zone district because schools are a permitted use in the zone district and this makes it more expeditious for them to be able to get through the development and their review process. Because adequate -- because the adequate schools are so strongly emphasized in the Comprehensive Plan -- and I'm sure you know the City Council many times mentions their concerns about schools being oversaturated, staff finds that this proposed annexation would definitely be consistent with the Comprehensive Plan. As I mentioned there are several large subdivisions that have been approved recently. This includes the -- The Oaks North and South, which is about a thousand lots. It would be on the north, east, and south of this property and I'm going to sort of go through the site plan here to show the way that this plan -- let's see if I can get this to move. There we go. Okay. There is the site plan. So, the north is actually to the left here, so you can see McDermott Road down there at the bottom. So, again, this is oriented with north to the left. Okay. So, there is -- there is two -- there is three different parts of access into this project. There are two points of access from McDermott Road. You can see one drive aisle, which would be on the south, and you would see another interior road, which is called Gem Way, which would be on the north. There are several pedestrian connections that would --that would traverse this property. The first one would be a ten foot path that is being built along McDermott Road. You can see that down here. So, this is a ten foot wide paved path and this is a bermed area. This bermed area was discussed and it's going to be part of the development agreement to make sure that this berming helps to tie this better into McDermott Road. There is also a pedestrian path that is here. This is the Creason Lateral. When the Oaks North was approved one of the conditions of approval is that a 14 foot paved path run from McDermott Road through the vicinity all the way through the Oaks North Subdivision. This development is tying into that lateral to, again, build a --to build a ten -- or, excuse me, to build a 14 foot wide paved path there. There is also a third pedestrian access. This is Double Rock Road. Now, when the -- when the Oaks North was originally platted what the original intent they thought was going to be was that there was -- you can see the road shown here sort of in the gray outlines. Originally it was intended that the road was going to come through the property like this and, then, it was going to come out through Double Rock Road. As this school development has been proposed what is happening now is that Double Rock Road is going to stay a cul-de-sac, what you see here. However, there is going to be a pedestrian connection here. So, this neighborhood would be able to get into the school from the east. The other thing that's happening is instead of this road coming all the way through, this road is going to turn to the west and come out onto McDermott Road. The concerns that staff has expressed to the applicant in regard to this project, first of all, is that we think that there is quite a bit of asphalt and paving shown here. We are not sure if this is the most efficient design of a parking lot. In particular the applicant requested what they called a Council waiver. They -- they didn't want to have to provide tree mitigation for all of the trees that they were taking down. It was staffs opinion that we are Meridian City Council Meeting Agenda June 4,2020— Page 8 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 5 of 50 not sure if we agree that that's -- that that shouldn't be required. We believe, again, that there is a lot of paving and asphalt and not only trying to do a more efficient drive Island and parking lot -- not only would that result in more landscaping, it would also reduce the heat island effect for this particular area. We have conveyed this onto the applicant. I think overall the applicant is sensitive to our concerns. They and we have talked and they are going to look at -- at this during the time of certificate of zoning compliance and see if they could do a better design that does not result in so much payment and so much trees. The other concern that we expressed to the applicant was on Gem Way here. If you look at this you can see the sidewalks that come along here. Right on the north and directly right here is a residential lot. Now shown on this this looks like -- this is a tract. But if you actually look at the North Oaks Subdivision, there is residential lots that come right to Gem Way. Our concern is that we did not want to see an interior road running directly next door to a residence, especially if the developer here doesn't have a lot of control over that. We conveyed that concern on to the applicant. There was a little back and forth with that. The applicant thought originally that the developer of The Oaks was going to have to put in some kind of landscape strip. As it ends up it does not look like they had committed to that, but where we have arrived with this is I think that we have reached an amicable -- amicable decision where at the time of certificate of zoning compliance -- and the applicant I think will address this -- they are going to ask for some language be changed on the conditions of approval that at the time of CZC the applicant and the staff will work together to arrive at -- basically at a solution for a ten foot landscape buffer on the north side of Gem Street. Excuse me. Gem Way. Just real quickly, ACHD did look at this. They haven't given me a full report, but they did say they were okay with this, other than there is going to be some discussions about where the -- the flashing school lights should be and originally fire had some concerns with this access over here. The applicant has provided fire a turnaround. Once fire looked at that and saw how our traffic -- or how a truck can get in there and turn around they were okay. So, they have no more comments. One -- a couple -- just a couple of little -- more little tiny things I wanted to add. One of them is that I mentioned in the staff report that the buffer here is 40 feet. It's actually 35 feet. That was my mistake. And I also mentioned that the sidewalks were six feet wide. Again, that was my mistake. They are actually five feet wide. With that I would entertain any questions if you would have any and that would conclude my presentation to Planning Commission. Fitzgerald: Thanks, Alan. Appreciate it. And welcome to the city. Sorry I kind of cut you off and not letting you get your staff report in early. We really appreciate the presentation. Are there any questions for the staff? Holland: Actually, I do have one question. Fitzgerald: Go right ahead, Commissioner Holland. Holland: So, with McDermott Road -- I know that that's planned to be Highway 16 at some point and that's -- one of my worries is that the intent for Highway 16 is to be a transportation corridor where there is not a lot of exits off of it. Is that -- can you talk a Meridian City Council Meeting Agenda June 4,2020— Page 9 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 6 of 50 little bit about the alignment of Highway 16 and how that would intersect with where this is on McDermott? Tiefenbach: I might have to defer to Bill on that one. I think he probably has a better knowledge on that than I would. Parsons: Yeah. Mr. Chair, Members of the Commission, certainly happy to provide you that context. So, this is existing McDermott Road. It will actually become a frontage or backage road to State Highway 16 and, then, that -- the alignment of State Highway 16 will be actually a few hundred feet farther to the west of this project, so it should not interface and that -- that's what -- in Alan's presentation he was sharing with you why it was so critical for us to have that berming, even though this property doesn't technically abut the state highway. In our code -- in our state highway provisions we require schools, hospitals, residential subdivisions to berm along state facilities to mitigate noise. Even though it's 200 feet away we feel -- we still feel that berming is necessary here to try to buffer the school from that state highway, even though it's several hundred feet away and that's -- that's one of the recommendations that we have before you this evening in the development agreement. But, yeah, this -- this development has no impact -- will not be impacted by the extension of that roadway. Fitzgerald: And, Bill, that's raised; right? It will be raised at that juncture. The highway? Parsons: They are contemplating raising -- a portion of it will be raised. Where that lands and location in proximity to this I'm not sure. I haven't seen the final design of that. But, yes, they are planning on elevating it across McMillan Road, which is farther to the south. So, wherever that -- that hill starts, wherever they start elevating -- Fitzgerald: Yeah. Parsons: -- the overpass. Don't know where that falls in relationship to this development. Fitzgerald: Commissioner Holland, did you have additional questions? Sorry I cut you off I think. Holland: No. No, you are fine. I just wanted to say thanks, Bill. That's what I thought had remembered from The Oaks conversation, but it has been a while since we have seen that one. Fitzgerald: Any additional questions for the staff? Okay. Hearing none, Chris, can we bring our applicant in, please, sir. Johnson: Mr. Chair, they are in. Fitzgerald: Mr. Bierlein, I see you. You are not -- I guess who wants to kick off? Meridian City Council Meeting Agenda June 4,2020— Page 10 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 7 of 50 Bierlein: This is Bob Bierlein with Bouma USA and I would be happy to kick this off. I'm with Bouma USA out of Grand Rapids, Michigan. We are the design and build general contractor for Gem Innovation and I'm here with my team. Dan Henrickson, who was the architect, and Bill Hadlock, he is a civil engineer, and also a couple of representatives from the school. Josh Femreite and Nanette Lehman. So, we are all here to answer your questions. Alan did a very very good job in presenting the project. We have been working with him for the past few weeks to get to this point and we agree with everything that's in the staff report and the conditions at this point. There are a few items that we have been talking with Alan about which he might have hit on. I'm going to ask Bill to go through those items. Mr. Hadlock. And maybe I will ask him to do that here next. But any other questions that you guys have I will be here and the rest of the team here that I just explained. So, maybe, Bill, could you go through the three conditions that we were talking through. Fitzgerald: Mr. Hadlock, could you introduce yourself and your -- state your address for the record, please, sir. Hadlock: Sure. Absolutely. Can you hear me all right? Fitzgerald: Yeah. We hear you. Hadlock: Okay. Yeah. I'm Bill Hadlock with Paradigm Design. Address is 4650 East Cotton Center Boulevard, Phoenix, Arizona. Yeah. So, I'm a civil engineer on this project. I have been working with Alan here the last couple weeks on this -- on this project and I'm going to start off by saying Alan's been a pleasure to work with on this. Yeah. There is a few things I wanted to go down, just to kind of maybe elaborate a little bit on what Alan just mentioned and, then, also talk about those three items, the conditions that are put on there. So, we do understand that the -- the concern with the -- what do we want to call it? Excessive asphalt or the excessive heat island effect that he is mentioning and we are actually -- I'm actually working on a plan right now. It's -- it's right here. I can show you that it's -- it's quite a bit different where we are taking some -- some travel distances and things into consideration. I plan on getting those to actually the city, as well as ACHD for review with reducing the amount of asphalt and trying to save some of the existing trees on site. ACHD has been an integral reviewer of this. We have been working with Mindy there and the concerns they have with the separation of bus and vehicular traffic on the site. So, we continue to plan on working with them and with the city staff as we make those revisions, so -- and as you mentioned we intend to do that during the CZC submittal. The -- we are also working with the ACHD on those flashers that he mentioned out there. We are -- we have been working very closely with Mindy on not only the flashers that are going to be needed or maybe needed for this project now, but also in the future when further to the west develops, a potential fee in lieu of construction, so we are doing that. And, then, also just to elaborate a little bit on the McDermott and the highway, right now we are working with, you know, the highway department and ACHD and it's our understanding that McDermott is actually going to be cul-de-sac'd just to the north of our site. So, once, you know, that -- I'm not sure when that will be, but in the future. So -- so, really, the only one that we wanted to discuss a Meridian City Council Meeting Agenda June 4,2020— Page 11 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 8 of 50 little bit more on -- on here was that ten foot landscape buffer to the north of -- it says Gem Way on our -- our drawing there. It's actually going to be called Gem Street. Gem Way was not allowed by the city, just -- anyway, we are going with Gem Street and that ten foot north buffer there. We have been working very close with Toll Brothers and we are --from the understanding that they are putting a big green space area and stormwater system down in that area and it is not going to be a neighboring lot on there. We understand the concern from the -- the city and, then, the need to have that -- that landscaping buffer there. So, we just kind of propose the word -- rewording of that item on the condition and I guess I can go down that here next. So, I guess unless there is any other questions I would like to just talk about the three items on the recommendations that we would like to just maybe revise the wording or just elaborate on if I could. Fitzgerald: Go right ahead, sir. Hadlock: Okay. So, item -- item number seven on page 17 of the staff report says that the --we will be required to comply with the tree preservation mitigation standards per the UDC code and we have actually been working pretty closely with the city arborist and our landscape architect in really evaluating the trees out on there. We have met out on site, we have talked about them, and -- and there is some working back and forth to the actual amount of mitigation inches that we are going to be held responsible for and it's a little more in depth than what the UDC code is suggesting. So, what we -- what we would really like to suggest is to change that item number seven to something that would state: The applicant and staff will -- will work with the city arborist to develop a tree mitigation plan prior to the CZC application. We understand the concern and we want to add that and we want to address that and work with all the city staff on that. But, again, that would be part of the CC application -- CZC application process, which would be forthcoming here. So, that's item number seven. Is there any questions on that or you want me to move right down to the next one? Fitzgerald: So, Mr. Hadlock, is that -- the tree preservation, is that kind of sub item E? I guess I'm -- Hadlock: I'm looking at the city agency comments and conditions, Planning Division A -- A, Roman numeral seven underneath that. There is -- Fitzgerald: Okay. Hadlock: -- three in a row. Fitzgerald: Now I'm finding it. Sorry. Thank you. Hadlock: No -- yeah. No problem. So -- yeah. So, right there. There is -- those are seven, eight, nine that we wanted to talk about. So, again, we would -- our intention is to work with the city and your arborist through the CZC application and not have it worded that we have to work on --just follow those mitigation standards like that, due to the work that we have already been doing with them. The item number eight, it says the -- the Meridian City Council Meeting Agenda June 4,2020— Page 12 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 9 of 50 applicant shall be required to tile the Creason Lateral in accordance with the UDC and there is some other language in there. Just--just so everyone understands, that Creason Drain, if you are looking at the concept plan, is on the very far south part of our property. It's actually not even on our property, it's -- it's about-- I think it's about 15 or 20 feet south of our property line and that has actually already been tiled. We have been working with the Creason drainage -- it's actually the Creason Lateral is the name of the organization. NMID is not even the controller of that. We have been working with them and their engineer, because we do have to deal with the irrigation on our site, but -- so, we are pretty well in tune with what's going on on there, but that -- that lateral that exists there in the south that we are being asked to enclose is actually already enclosed and not even on our parcel. So, I guess what we are doing is we are asking you just to actually remove this comment from the -- from the comments, so -- so, that would be item eight. And, then, item nine we -- I touched on that a little bit -- was that ten foot wide landscape buffer on the north boundary of-- of Gem Street. Again, it's not Gem Way, it's going to be called Gem Street. And what we are doing is we are asking that we maybe just can reword it to something like a ten foot wide buffer will be required between the north right of way line and Gem Street and individual residential lots within the Oaks North. The applicant and staff will coordinate the ultimate location of this buffer prior to the CZC approval and the reason being is we are working with Toll Brothers on a lot of other things here, particularly the utility service to the site coming from the east on Double Rock. We are working on some development agreements and shared costs with them. We would like to work with them on -- on this issue as well, because in all the discussions I have had with the -- the gentleman over there that we are working with, it is their intent to -- to have green space there on the north side of Gem -- Gem Way. Sorry about that. I just had a phone call. So, anyways, we were just hoping to reword that, that we would again work with the applicant, we will work with the staff and -- for the ultimate location of that buffer there. And rather than -- Fitzgerald: Just to be clear, you don't have a problem with the buffer itself, it's just the location of it; is that right? Hadlock: Well -- right. I mean if you guys want to -- yeah. Right. So, it's -- it's -- really, the problem we are having is that we don't want to have to move Gem Way ten feet to the south on our property to accommodate a ten foot buffer on the opposite side of a public road. I mean Gem -- Gem Way on that drawing is going to be a public road deeded over to ACHD. So, in our mind, you know, it's -- it's the opposite side of the develop -- I mean when -- you know, I believe they have come in for pre-development meetings for that phase of that project, but I know that's not for another couple years out before they -- maybe even longer before they build that piece of it. So, you know, we are kind of feeling like it's -- you know, it's the opposite side of the right of way. We don't feel like we should have to, you know, eat up more of our property to accommodate a ten foot landscape buffer and then -- and, then, the cost associated with -- with placing that landscape buffer is really what our stance is and -- and we want to -- we want to work with Toll Brothers and -- and -- and, you know, utilize their plans that are there already showing that there -- there is a buffer planned there. If that makes sense. Meridian City Council Meeting Agenda June 4,2020— Page 13 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 10 of 50 Fitzgerald: Perfect. Any questions for Mr. Hadlock or do you guys want to move on to -- is there any additional people you have on your team that would like to speak? Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: Just have a question about the turnaround that's provided. There was some information in the staff report as far as what the weight bearing limit should be on that and is that all part of the engineering that's going into providing that turnaround? Hadlock: Well, I'm sorry, I guess I'm trying to put -- Fitzgerald: Mr. Seal, is that from Fire or -- Seal: Yeah. It's for the -- the turnaround on the eastern section of the property. I just read in there that-- that, basically, it's going to require a weight limit--weight bearing limit on it in order to provide that -- that turnaround. I just wanted to make sure that that was part of the architectural planning. Hadlock: Yeah. Again, I'm not sure I understand what -- turnaround that is at the back there that -- we are talking about the Fire Department turnaround? Seal: Correct. It's on the basketball court essentially. Hadlock: Oh, yeah. Yeah. Okay. Seal: They have some weight limits -- weight bearing limits on that that were going to have to be substantiated in order to provide for that. Hadlock: Correct. We will work with our geotech. So -- so, it's not only there that has to be accommodating that, it's actually been to our fire route that has to be handling the -- the ability to handle the loads of the fire truck. So, yeah, we are working -- we have got our geotech engineer that's already designed the -- the concrete section, the heavy duty section and the standard duty section. So, yeah, we will be addressing that. Seal: Okay. Thank you. Hadlock: Uh-huh. Fitzgerald: Mr. Hadlock, did you have other people on your team that were going to speak or -- Hadlock: I don't think so, unless Paul was --we just had him here in case there were any questions that they needed to chime in on. I think, you know, being it's pretty heavily Meridian City Council Meeting Agenda June 4,2020— Page 14 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 11 of 50 related on the site -- I'm the -- the engineer for it, I -- that's kind of what I'm here for that part of it. So, I don't think we have any real presentation that we are intending to do. Fitzgerald: Okay. Are there any additional questions from Commissioners for Mr. Hadlock or Mr. Bierlein? Commissioner Holland? Holland: I know it's surprising, but I don't have any questions right now. Fitzgerald: Okay. I thought you went -- you came unmuted, so I was thinking you were chiming in. Mr. Hadlock, we really appreciate the information. Let's see if we have any public testimony and if-- if not or if we do we will let you close either way, so you can give us your last thoughts before we deliberate. Will that work? Hadlock: Yeah. Absolutely. Sounds good. Thank you. Fitzgerald: Madam Clerk, do we have anyone who has signed up to testify on this application? Weatherly: Mr. Chair, we do not. Fitzgerald: Okay. Is anyone -- if anyone is on the line who would like to testify on this application, please, let the clerk know, raise your hand on the Zoom application or hit star nine and let us know you are there and we will get you squared away. This is where I get to wait for pregnant pauses. Okay. Going once. Going twice. Any questions -- any additional questions that have come up from application -- or I mean from the Commissioners, I'm sorry, for staff or the applicant before I let Mr. Hadlock close? Okay. Hearing none -- Holland: Mr. Chair? Fitzgerald: Mr. Hadlock, your team -- oh, Commissioner Holland, go ahead. Holland: I just want to summarize the three requests that they have just to make sure we have them right before we close anything. Fitzgerald: Perfect. Holland: So, the three requests that you have was, one, to change the --that the applicant and staff will work with the city arborist to provide a tree mitigation plan through the CZC application. That was the request; is that right? Hadlock: That's correct. Yes. Holland: Okay. And, then, the second one was that we would remove the requirement to pipe the Creason Lateral, because it's already enclosed? Meridian City Council Meeting Agenda June 4,2020— Page 15 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 12 of 50 Hadlock: That -- that is correct. Holland: And, then, your third one was that you would work with staff to find an agreement prior to City Council about the ten foot buffer between the right of way and Gem Street. Hadlock: I'm not sure it was before City Council. More so before CZC submittal. Holland: Okay. Hadlock: Yeah. It was more -- more to work with them on -- prior to the CZC submittal, so we can bring in the neighbor over on the -- yeah. Fitzgerald: Mr. Hadlock, if you like to close go right ahead, sir, if you have any final comments. Hadlock: Yeah. Sure. So, we will just want to thank everyone for--all the Commissioners and the staff for--for, you know, hearing this project. It has been a privilege again working with the city staff. I just want to make sure everyone knows that. Very willing to work with us and it's very enjoyable to work here and we are really looking forward to the -- this project and looking forward to continuing our work up in Meridian. So, unless someone has any questions I think that's it. I just -- thank you. Fitzgerald: Appreciate it. Thank you. Any additional questions for the applicant or for staff? Okay. Can I get a motion to close the public hearing. Pitzer: So moved. Holland: So moved. Second. Fitzgerald: Multiple motions, multiple seconds, to close public hearing on file H-2020- 0043. All those in favor say aye. Any opposed? Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: Okay, team, anyone want to kick this thing off? Pitzer: Mr. Chair? Fitzgerald: Commissioner Pitzer. Pitzer: Yes. I like -- I like the project. I think it has a lot of good qualities. We are -- have a shortage with schools. Being a prep school I think is only -- you know, is -- is an added quality that -- that we need more of. The location of the project is one which is going to be, in my mind, fit right into where surrounding the other neighboring homes that are slated to go in, so I -- I -- I really like the project. Meridian City Council Meeting Agenda June 4,2020— Page 16 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 13 of 50 McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: Yeah. I'm supportive of this. I think it looks good and I think, you know, the concerns -- the little things I think they have already acknowledged did have a plan to work through and, obviously, I would be in support of deleting Item 8-A -- A-8 and letting the applicant and staff work with the arborist on the trees as -- as far as the redesign goes of the asphalt and if they have got a plan I can see if that's the street coming in -- if they have got plans for the neighbor to the north, that that's not going to be a lot there anyway to let that go ahead and work itself out. But I think -- I think they have all done a good job of getting the language in here to get all the bases covered. Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: I would echo those comments. I -- I think it looks like a -- certainly anytime we have a school or education facility it's a welcome addition to the city, so we are always happy to see more education partners coming in to help with the -- all the kids that we have got. I don't see any big concerns with the requests that the applicant made. It seems to align with a lot of the comments that staff had put in our hearing outline to pay attention to or-- so, they--they brought up pretty much everything. The only thing I would recommend is that they revise the parking lot and drive aisle exhibit before they go to City Council, just so that they can have a clear map of what that's going to look like. Fitzgerald: Yeah. I think the -- the elevations are great. I think it's a great location. I think it will be well utilized. I echo all your comments. But I think there is -- I think they have worked out a plan for all the issues that have popped up and I appreciate they are working with the neighbors to the north, the Toll Brothers development. I think that's just being neighborly and I appreciate that and so I have no concerns. Commissioner Grove, Commissioner Seal, do you have any thoughts? Grove: Mr. Chair? Fitzgerald: Commissioner Grove. Grove: I -- I -- I have no issues with this. It looks good. Echo everything that's been said so far. Fitzgerald: Commissioner Seal, that means you get to make a motion. Seal: That's exactly why I was waiting. Can't have Commissioner Holland do them all. So, after considering all staff, applicant, and public testimony, I move to recommend approval to City Council of file number H-2020-0043 as presented in the staff report for the hearing date of May 28th, 2020, with the conditions as listed. The conditions are on Meridian City Council Meeting Agenda June 4,2020— Page 17 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 14 of 50 8-A-7, the applicant will work with the city arborist to provide tree mitigation plan through the CZC planning or submittal and 8-A-8 they will verify -- or staff will verify that the Creason Lateral is not on the property. If not, then, we will strike 8-A-8 out of the report and for 8-A-9, work with staff on how to provide the ten foot landscape buffer north of Gem Street before CZC submittal. And, then, they will revise the drive aisle to reduce the amount of asphalt and -- and preserve more trees before presentation to City Council. McCarvel: Second. Fitzgerald: I have a motion and a second to recommend approval of file H-2020-0043. All those in favor say aye. Any opposed? Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. B. Public Hearing for Franklin Storage (H-2020-0033) by Franklin Storage, LLC, Located Near the Half-Mile Mark on the North Side of E. Franklin Rd., Between S. Eagle Rd. and S. Cloverdale Rd. 1. Request: Annexation and Zoning of 5.143 acres of land with an I-L zoning district to accommodate the future construction of a self-service storage facility. Fitzgerald: We wish Gem Academy -- Gem Innovation School, excuse me, great luck and thank you for joining us in Meridian and we look forward to the future. Okay. Moving to our second item on our agenda, we have Franklin Storage file number H-2020-0033. And, Joe, I will turn it over to you for the staff report, sir. Dodson: All right. Thank you, Mr. Chair, Members of the Commission. Good to see you again. Everybody hear me okay? Fitzgerald: Yeah. Dodson: Okay. Thank you. So, next item on the agenda is Franklin Storage. This site consists of 5.14 acres of land, currently zoned RUT, located near the half mile mark between South Eagle Road and South Cloverdale Road and is on the north side of East Franklin. The annexation proposal is with a requested zoning designation of I-L, light industrial, and this application is only for the annexation and zoning and the associated development agreement. Again, it is not for any specific use. As noted, the subject site is labeled as general industrial in the City of Meridian Comprehensive Plan. This future land use designation allows a range of uses, including warehouses, light manufacturing, flex space and storage units. The applicant has provided a concept plan depicting a desire to build a self storage facility, but staff is not approving this site plan with the application. I just want to be very clear on that. This -- my recommendation of approval -- I guess I gave away the end -- is forjust the annexation and zoning, not for the submitted concept plan. Staff believes that tying this annexation and subsequent DA to a specific Meridian City Council Meeting Agenda June 4,2020— Page 18 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 15 of 50 site plan could create difficulty for both staff and developers in the future. For example, if the concept idea were to change as markets do sometimes dictate, staff believes that a site that is only annexed and zoned is a better fit for the City of Meridian than a property that is tied to a specific self storage site plan. Staff supports this annexation and zoning, but does not believe a self storage facility is the highest and best use of this site. Thus, this annexation is recommended to not be tied to the specific site plan. I hope I made that clear by saying it seven times. Just want to make sure that that is the point of this. This applicant intends to develop the site as a self storage facility, which is a principally permitted use in the I-L zoning district. As stated above staff does not see this as the highest and best use of the property. Nonetheless, staff has reviewed and analyzed the concept plan, but will not be providing conditions of approval to correct any of those issues noticed. Instead, staff offered those comments with any analysis of the staff report. Access to this site is proposed via extension of an industrial collector roadway East Lanark Street. Maybe I can get to the next slide. No? Maybe. Johnson: My screen says it's waiting for you to take control. Abort it and start over. Dodson: Yeah. I don't know how I take control. Johnson: You have control. That's what it says. Dodson: Yeah. It says I have control, but -- there we go. Thank you. Like I said, East Lanark Street is the proposed access to this lot, which is an industrial collector coming from the west. In this depiction north is to the right. This is their concept plan that, again, I am not approving, but it is what was provided by the applicant. A direct lot access -- direct lot access to East Franklin Road will be prohibited, except for an emergency access that is required to meet the two points of access if it is a self storage use. East Lanark Street bisects the subject property and, therefore, requires the property be subdivided prior to future development. Because of this the city will have another opportunity to fully analyze and condition the site plan that will be submitted with that application. In addition, any new industrial or commercial buildings will also be required to apply for certificate of zoning compliance and administrative design review, which gives staff yet another opportunity to review the site plan and its design. East Franklin Road is designated as an entryway corridor on the master street map. Because of this designation buildings should be held to a higher standard than the traditional design standards for industrial buildings. Staff has previously required adjacent industrial buildings to this area to adhere to the commercial building design standards rather than just the industrial. Staff is recommending a DA provision that any future buildings on this site comply with the commercial architectural design standards. There was no written testimony on this, therefore, staff does recommend approval of the applicant's request for annexation and zoning with a requirement of a DA. And that concludes my presentation for Franklin Storage and I will stand for questions. Fitzgerald: Thanks, Joe. Are there any questions for the staff? Seal: Mr. Chair? Meridian City Council Meeting Agenda June 4,2020— Page 19 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 16 of 50 Fitzgerald: Commissioner Seal. Seal: I guess just -- I mean my question is -- and where I live I'm surrounded by storage units, so I just was -- wanted to probe a little deeper as to why this particular spot was kind of flagged as we don't want a storage facility there. Just -- just so -- to help me understand why that is. Dodson: Commissioner Seal, Members of the Commission, it's not -- I'm not trying to dictate what they build here and what they don't build here, it's just -- there is so much self storage in the city already, as you just stated, too. It -- it's more about -- you know, the way I looked at this was we need more I-L zoning. That is something that the city does need and so I'm very supportive of the annexation and the zoning request. I -- again, because of the saturated market -- I'm not an economist, but I -- because of how many self storage facilities we are seeing and how many are even being -- trying to be proposed in pre-application meetings, I just didn't want to tie this to that specific use at this time. If the applicant does decide to come in and subdivide this in six months or three months and they decide we still want to do self storage, then, we will process that application, absolutely, and they have a right to do that. But if they do come back in six months and they say, no, we actually want to do, you know, a piece of it self storage and a piece of it some other kind of industrial use, I just didn't want to tie this DA to that -- this -- this specific site plan if-- if the market changes or the applicant decides to change their mind. So, I do think it gives some flexibility to both the city and the applicant. Seal: Understood. Thank you. Dodson: You are welcome, sir. Fitzgerald: Any additional questions for Joe? Okay. Hearing none, Chris, do we have our applicant -- Hatch: Present. Fitzgerald: Jeff, how are you, sir? Hatch: I'm doing very well, Commissioner Fitzgerald. Fitzgerald: Please state your name and your address for the record and the floor -- or Zoom platform is yours. Hatch: Jeff Hatch with Hatch Design Architecture. Address is 200 West 36th Street, Boise, Idaho. 83714. Thank you for your consideration of our annexation application this evening. A little bit of back history on -- on this project. We were approached by a couple different property owners in this area interested in rezoning this to light industrial for a range of different reasons, for flex buildings, for industrial use, and for storage. Last fall we went in front of the City Council and -- and stated our -- our case for this whole region from, essentially, where our property is to -- to the east to Cloverdale and -- and just kind Meridian City Council Meeting Agenda June 4,2020— Page 20 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 17 of 50 of recommending that that be rezoned in the Comprehensive Plan to the light industrial designation -- seemed to get good positive support from -- from City Council and so in order to --to do a formal annexation of this property they did want us to propose a project. So, self storage is an interest for the -- the current applicant, but he has also entertained doing some flex buildings, especially up against the railway. If you get the right business that needs train access this could be a very vital site for something of that nature. So, in talking with Joe and the staff-- Joe has been great to work with -- keeping -- keeping this annexation open to a variety of industrial uses is -- is really key, both from the city standpoint for flexibility and future adaptation, as well as the property owner. So, we are in favor of the staff report and the facts and findings and really appreciate your time and consideration of this annexation. I will stand for any questions. Or sit. Fitzgerald: Thank you, Mr. Hatch. We appreciate it. Are there any questions for the applicant? Okay. Mr. Hatch, we will see if there is any public testimony. If there -- we will let you close afterwards, so hang with us and we will be back in a moment. Madam Clerk, do we have anyone signed up to testify on this application? Weatherly: Mr. Chair, we do not. Fitzgerald: Okay. So, if there is anyone who wishes to testify, please, raise your hand or signify to the clerk through hitting star nine that you would like to testify. We will pause for a second. Okay. Mr. Hatch, do you want to say anything else in closing or do you have any final words for us? Hatch: The -- working with -- with the city through the Comprehensive Plan last year, especially -- even though it was a -- you know, a multi-year process, it's pretty interesting to see the amount of change in Meridian. I don't know how many roads I have been down where it seems like every single road is dirt, because everything's getting redeveloped and so much new construction. So, just trying to maximize the flexibility for the future I think is -- is a really thoughtful consideration that staff has helped coordinate. So, I want to just reiterate thanks for that. Fitzgerald: Well, we appreciate you being here. I think one of my questions before we stop -- or just before we close, with that bisecting -- with Lanark bisecting this property or the concept of that road bisecting for future access to the land to the east, is that a consideration for you guys? I mean we don't have an approved project plan tonight, but something to bring back that would be something more -- maybe a split. Do you do storage on one and, then, do something with the other side of that that somebody could conceptually think about. Hatch: Yeah. And I may not have conveyed that very thoroughly earlier, but when I had mentioned that that railway access -- we have had discussions with the owner on that northern property, since it is smaller, that being possibly a great use for a flex industrial building that needs rail access or would work well for some -- some sort of industrial structure that's more standalone. So, that is something that's in the discussion. Meridian City Council Meeting Agenda June 4,2020— Page 21 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 18 of 50 Fitzgerald: I think it's just -- yeah. For me I think -- we don't have enough I-L base in this city right now and so using it for something that is -- something like that, like a flex space, would be awesome I think, because we do have massive amounts of storage and may it all be centered around Commissioner Seal's house. Now we know that it's good to know. But I -- just taking that into account as you kind of prepare to go to City Council, just thinking through it, or for future planning, because it will come back before us -- as you have a project plan likely it will come back before us at that point. So, I appreciate it. Thank you. Hatch: Yeah. We will take note of that. Thank you. Fitzgerald: Okay. With that can I get a motion to close the public hearing. Seal: So moved. Holland: So moved. Fitzgerald: I have a motion and a motion. Can I get a second? Holland: Oh. Sorry. Fitzgerald: You are fine. All those in favor of closing the public hearing on H-2020-0033, Franklin Storage, signify by saying aye. Opposed nay. Okay. Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: Thank you very much and the application is properly before the Commission. Any comments starting off? McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: Yeah. I don't have a problem with this one. I do like the wording, though, in the staff report that it remain commercial and architectural design standards being -- especially the Franklin facing part of it. It's kind of-- it's a -- you know, not too far off from one of the major nice commercial corners. So, keep that in mind. Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: I would just echo what Commissioner McCarvel said I agree with staffs recommendation to move forward with the annexation and zoning, but not the concept plan as presented and that we would follow the need to have a development agreement with the conditions that were noted from staff. Meridian City Council Meeting Agenda June 4,2020— Page 22 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 19 of 50 Fitzgerald: And I think I kind of let my feelings know when I was talking to the applicant, I -- I think there is -- and I did -- Commissioner Holland and I talk about this all time, but there is not enough industrial in the city as it is and so if we can split it up, I don't have a problem with there being storage if that's the direction they want to go, but I think there is a better use of splitting the storage in half, where we could have two really functional uses there, maybe they would serve each other, but I have no problem with the application as -- as you all stated with the annexation and zoning and, then, having them come back with a site plan or a project plan in the future. Commissioner Seal, did you have a thought? Seal: Mr. Chair, just from looking at it I mean it looks -- it's -- it's kind of a slam -- one of those slam dunk ones in my mind. So, everything seems to line up. Staff did a good job in providing some flexibility and the applicant's appreciative of that, so with those things lining up in my mind this is something I would fully support. Grove: Mr. Chair? Fitzgerald: Commissioner Grove. Grove: Echo everything, again, with what's been said. Looks good. Fitzgerald: Okay. That means Commissioner Pitzer gets to make the motion. Pitzer: Okay. I can do that. After considering all staff, applicant and public testimony, I move to recommend approval to the City Council a file number H-2020-0033 as presented in the staff report for the hearing date of May 28th, 2020, as set forth by the staff with no additional modifications. McCarvel: Second. Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: Do we need to make a note -- or this is a question for staff. But do we need to make a note that we are recommending approval of the annexation and zoning, but not the concept? Fitzgerald: I think it goes with the -- with the staff report as it is, with the not approved on there, but I will let Joe comment on that real quick. Dodson: Yeah. Commissioner Holland, Members of the Commission, I would agree with the chair. As I have it in my staff report is pretty clear that I'm not approving or not recommending approval of the site plan, so I don't-- I don't know that it's necessary. You are more than welcome to add that little tidbit in there. I'm fine with that. But I don't think it's necessary. Meridian City Council Meeting Agenda June 4,2020— Page 23 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 20 of 50 Holland: No problem. Just wanted to make sure it was on the record. Thanks. Pogue: Mr. Chair, this is Legal. I don't think it's necessary either. Fitzgerald: Okay. Thanks, Andrea. Thanks Joe. So, I have a motion on the table and a second to recommend approval of file H-2020-0033. All those in favor say aye. Any opposed? Okay. Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. C. Public Hearing for Sagewood West Subdivision (H-2020-0038) by Southpoint Estates, LLC, Located at 1335 W. Overland Rd. 1. Request: Annexation and Zoning of 10.41 acres of land with an R-8 zoning district; and, 2. Request: A Preliminary Plat consisting of 53 building lots and 7 common lots. Fitzgerald: Thanks, Mr. Hatch, for being with us tonight. We appreciate it and good luck on when you move to City Council. Okay. Moving on to our third item on our agenda, is Sagewood West, file number H-2020-0038, and, Joe, I will turn it back over to you for the staff report, sir. Dodson: Thank you, Mr. Chair, Members of the Commission. Thank you, Chris, for getting this lined up for me. As stated, the next item before you is Sagewood West. This site consists of 10.41 acres of land currently zoned RUT, located specifically at 1335 West Overland. As you can tell it's approximately a quarter mile east of Linder. To the east some -- you can't really -- no, you can't see it. In the bigger commercial is storage and, then, on the other side of that road is the Walmart and across the street is some industrial property and, then, catty-corner to the right is where I currently live, so -- there is a multi- family over there. So, this application is for annexation and zoning of the said 10.41 acres of land, with a preliminary plat consisting of 53 building lots and seven common lots, of which one is a common drive that is proposed to serve three homes. Next slide, Chris, unless I can do it. Why are you not working? There we go. The applicant is requesting an R-8 zoning designation, which is an allowed designation under the future land use of medium density residential. The proposed density and zoning is also consistent with that of the surrounding development. This development is in close proximity to existing employment and shopping centers, within a half mile, as I stated, is a Walmart, assisted living facility, waterpark, school, and the commercial intersection Overland and Meridian Road. These businesses offer both services and employment opportunities within walking distance of this subdivision. Therefore, staff does find this development to be generally consistent with Comprehensive Plan policies and objectives. There is an existing home on the subject site and will be removed prior to development. The existing home has access to West Overland Road, but this applicant has elected to close that access. In lieu of an access to Overland all access -- all accesses to this development Meridian City Council Meeting Agenda June 4,2020— Page 24 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 21 of 50 are proposed to be extensions of existing local streets, two from the east from the sister subdivision Sagewood Subdivision, on the east and, then, one from the south. In addition to these accesses, staff has recommended a condition of approval to make the proposed common driveway also serve as an emergency only access for the property to the west. Staff is doing this because staff is currently processing -- apologize -- a land use application for a commercial development on the property to the west and interconnectivity is an integral part of both of these applications. That application involves a rezone that is proposing to change the zoning from residential to commercial, because they are already currently zoned R-8. There is no guarantee that that application will be approved and the existing residential zoning could remain. Therefore, staffs condition of approval regarding this is based on whether the parcel to the west develops as commercial or residential. In the very southwest corner of the subject site -- I think you guys can see my cursor--very very southwest a little random sliver, it looks like a splinter, that -- that small sliver of open space is located at the rear of Lot 26, Block 1, and it does not have adequate visibility for emergency and police services. The applicant is currently incorporating this odd sliver of land into their plat to help the surveying mistakes from years past. In discussions with the applicant staff has requested this property owner work with the property owner to the west to transfer this area to them. In doing so this area will no longer be tucked away in a corner and it will be more usable for the property owner to the west. Staff has included a condition of approval for this request and the applicant has agreed to it. The applicant has submitted sample elevations of the proposed single family homes for this project. The single family homes are depicted as both single and two story structures with two car garages and a variety of finish material combination. The homes are also shown with optional enhancements. For example, larger garages or different master-bathroom-bedroom layouts. The submitted elevations appear to meet the design requirements for single family homes. A minimum of ten percent qualified open space meeting the standards in UDC 11-3G-3 is required for this development. Based on that proposed plat of 10.4 acres, a minimum of 1.04 acres of qualified open space should be provided and one at a minimum of one site amenity. The applicant is proposing 1.25 acres of open space or approximately 12 percent, consisting of common lots of open space located on larger lots on the end caps of blocks and along the northern boundary as seen. In addition, the applicant is proposing pathways along the northern property boundary that connect to West Overland Road from within the subdivision and they are using the common driveway as part of that as well. The open space lots at the south end as seen in the landscape plan in the bottom right of the screen, they provide two amenities. This most southern provides a picnic area with public art and the one directly across one of the local streets, more towards the center of the plat, is proposed with some climbing boulders. The other proposed open space within the north area of the development contains the micro pathway and added pedestrian access to West Overland Road. As proposed the linear open space behind the building lots along the -- along the northern boundary does not meet UDC standards for qualified open space, because it is not open on both ends as required by UDC 11-3G-3B. Without this area the amount of qualified open space is reduced to about .9 acres, which is below the minimum ten percent qualified open space. With that being said, the applicant -- since the completion of my staff report, the applicant has sent me a revised plat noting and making some changes with some of my recommendations and conditions. They have amended their Meridian City Council Meeting Agenda June 4,2020— Page 25 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 22 of 50 plat to meet these. The applicant has addressed that condition regarding the linear open space behind Lots 1 through 10 and the emergency access to the parcel to the west. According to the revised plat, this area now appears to meet the open space requirements and should be included in the open space calculations. To be clear on this, this revised plat should and appears to satisfy my question surrounding the amount of qualified open space that I went in detail in my staff report. Your revised landscape plan and open space exhibit should be provided to ensure concurrency through all plans. Staff and Fire have also met and agreed with the location of the emergency access and its dimensions. The applicant, after following me, will provide specifics on what conditions that they intend and would like changed following the submission of this revised plan. Staff recommends approval of this requested accusation and zoning with the requirement of a DA and approval of the requested preliminary plat with the conditions noted in the staff report. And that concludes my presentation. Stand for questions. Thank you. Fitzgerald: Thanks, Joe. Appreciate the information. Any questions for Joe or other members of the staff? Hearing none, Mr. Clerk, do we have our applicant on the line? Mr. Clark, hello, sir. Clark: Hey there. Fitzgerald: How are you doing? Clark: I'm doing great. Fitzgerald: Good evening. Please give us your address -- your name and your address for the record and the floor is yours, sir. Clark: You bet. Hethe Clark. 251 East Front Street in Boise, representing the applicant, and I think Chris has a short PowerPoint for me and I think he's probably loading it up as we speak. There we go. Okay. Well, thanks for your patience as we got that loaded up. This is, again, Sagewood West project. It is an in-fill project near Overland Road. It's a great location, as Joseph mentioned, convenient access to shopping, schools, parks, close to the Meridian Road and freeway interchange. A few points about the site and how it's been designed. This is a 53 unit project, 10.41 acres, with R-8 zoning. It is true in-fill. There are always challenges with -- with in-fill and I think that the applicant's done a great job with this one in trying to account -- address that. I want to emphasize right off the top that the -- the applicant has agreed not to take access off of Overland Road. I think that's a big deal and something that should be acknowledged. Instead the site's designed around three internal existing stubs from the Fall Creek Subdivision on the south and the Sagewood Subdivision on the east and in many ways this is very much functionally -- you could look at this like a new phase of the existing Sagewood Subdivision. It matches the density with a slight transition to what we understand is going to be a commercial -- or is intended to be a commercial project on the west and, then, on the north you have a comp plan designation of commercial as well. The site is designed with an -- with extra amenities beyond what is required by code. Joseph's talked about the pedestrian pathway and pedestrian connections to Overland Road. We intend to have Meridian City Council Meeting Agenda June 4,2020— Page 26 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 23 of 50 common art in -- or a common area art installation, as well as a seating area, climbing boulders, and Joseph's gone into that, so I won't belabor that point. But one thing I would add with regard to the amenities is the project is very much like Sagewood Subdivision to the east. We are in discussions with them about the possibility of annexing and trying to have a common HOA. Those are conversations that can't be completed until after we have an approval, obviously, so we have tried in the meantime to make sure that our amenities are complimentary, but our subdivision does stand on its own. In terms of the legal standards at play, the density complies with the Comprehensive Plan designation of medium density. There are no waivers of standards or variances that have been requested with regard to the lot sizes or the road placements. But as Joseph mentioned there was one thing that we needed to work through with staff and we think we have gotten there and I wanted to give a little bit more background on that. This is a close up of the updated site plan and you can see the location of the Hardin Drain just to --just off to the northeast. This area in our pathway is constrained by the location of that Hardin Drain and, then, we also had a pretty tight connection on the east where Flower Garden Street currently stubs in. So, we did discuss this with staff. We arrived at the solution that you see here. It's my understanding and based on the presentation that staff agrees that this is an appropriate solution. One thing that I wanted to point out, however, and this will relate to the conditions of approval that I will discuss with you in just a moment. We are in -- in discussions with Nampa-Meridian Irrigation District to allow us to put landscaping on the pathway -- on the far side of the pathway just next to the backside of those lots. We have been successful in getting that done with Nampa-Meridian Irrigation District in the past. We don't see any reason why that would not occur here. But that's something that we do need to accommodate for in the conditions of approval. So, here are the conditions of approval and this language that we have proposed to add is the underlined piece, so we would add to the beginning of the condition to be in the event Nampa-Meridian Irrigation District does not permit installation of trees within the easement for Hardin Drain on Lot 11, Block 1, and, then, it would continue as it is currently drafted. That way the city can ensure that there is the ability to put the required landscape in, but it would allow us the flexibility to continue to work with Nampa-Meridian to be able to do that with -- within the existing area that we have identified. Another condition that should be updated would be condition 2-C and condition 2-C is the one that had identified extension of the common pathway in Lot 11. We have taken care of that and it's been reflected in the updated site plan and so condition 2-C would no longer be necessary. So, with that pretty simple and straightforward and I didn't want to take up more time than we needed to. I'm happy to answer any questions that the Commission might have. Fitzgerald: Thank you Mr. Clark. Are there questions for the applicant? Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: Hethe, could you just go back two slides so I can take a quick snapshot of what you said there. Meridian City Council Meeting Agenda June 4,2020— Page 27 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 24 of 50 Clark: Yep. Holland: Thank you. Clark: And I will have a slide at the end, like I typically do, that has all of that in one place. Holland: Appreciate it. Fitzgerald: Hethe, you are -- you are good with the spite strip removal and donate that over to the landowner to the west or conveying that to the landowner to the west? Clark: Mr. Chair, yes, that's correct. Fitzgerald: Okay. Any additional questions? Grove: Mr. Chair? Fitzgerald: Commissioner Grove. Grove: Mr. Clark, is the styling of the houses that you are proposing, will they match what is in the subdivision to the east? Clark: Mr. Chair, Commissioner Grove, that's correct. We are -- we -- we do look at this as an -- as a new phase of the project to the east and we think that they should be coherent and -- and that's -- that's the intent with the -- with the building elevations that we provided. Pitzer: Mr. Chair? Fitzgerald: Commissioner Pitzer. Pitzer: Yes, Mr. Hethe, could you explain to me why is there -- I mean this looks like it would be a young person's subdivision --why there is no playground equipment? I mean I see the climbing rocks, but younger children, et cetera, would not be able to utilize that. Why is there no tot lot or playground equipment that you want to put in with the amenities? Clark: Mr. Chair, Commissioner Pitzer, that goes back to my comments -- and there is a couple of responses to that, but that does in large part go back to my comments about trying to be complimentary to the remainder of Sagewood and to provide additional amenities that aren't already there. I would also add that the Bear Creek Park is just -- is not very far from here as well with additional play facilities. So, the idea is to try to provide something that is complimentary to some of the tot lots and the other play facilities that are already existing. Seal: Mr. Chair? Meridian City Council Meeting Agenda June 4,2020— Page 28 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 25 of 50 Fitzgerald: Commissioner Seal, go right ahead, sir. Seal: Kind of a follow on to Commissioner Pitzer there, looking at the common areas, especially the Block 2 -- looks like Lots 10 and 1 where they are kind of end capped there, I guess I'm a little confused as far as the common area provisioning on that where -- I mean in order to protect kids playing and things like that and keep them off the streets, why wasn't that moved inside of that area and then -- and, then, the homes pushed out? That would have provided, one, a bigger area for kids to play in; two, an area that's more protected from traffic and, honestly, just an aesthetically more pleasing look to the -- to the common areas. Clark: Mr. Chair, Commissioner Seal, these common areas are -- will be -- there will be appropriate fencing. They are placed in locations so that there is easy access and close access for as many people as possible. So, that's the reason for putting them on the end caps, rather than having them internal. You know, beyond that I think that's a -- largely an eye of the beholder question as to whether--whether one is preferable over the other. Fitzgerald: Do you have a follow up, Commissioner Seal? Seal: Yeah. I mean just the common area in this -- in this proposal is just -- it's killing it for me, so -- I mean where we just kind of have the -- the sliver that's up top, you know, there is just a lot of--that common area just doesn't seem to blend in anywhere. I realized it's a funky shaped area that's up here, but I mean there was some talk about -- or there is -- they are going to make that common driveway into an emergency access where, you know, instead of having a common driveway they could have extended a street, shifted the houses, made a better common area with the walking path in back of it and, then, combine those end cap areas into the middle of it to provide better protection for the kids that are going to be playing there. So, I'm -- the layout in the common area of this is just -- it's -- it's killing me. Clark: Mr. Chair -- and I will try to -- I don't think there was a question there, but I will -- but I will try to respond to that. In terms of the -- the -- the road layout on the -- on the northwest, I think Commissioner Seal was referring to the common drive there, that has been something that we have discussed with the property owner to the west. That is intended to go commercial and so a road stub over in that direction is not something that would be appropriate and it's not something that was asked for by the landowner and it's not something that was designated by ACHD. As regards to the open space and the usage of open space, it is concentrated on the south, it's not scattered, and I just disagree with the characterization of it being scattered throughout. A lot of it is -- is concentrated on the south and, then, the pathways on the north, those locations are functionally dictated by the -- by being able to access -- to use those pathways to be able to access Overland and -- but they are pinched in by the Hardin Drain. So, what this comes down to really is just some of the difficulties that you have with any type of in-fill. You have kind of odd dimensions here with the triangular piece and the way it feeds in Overland and, then, trying to work around stubs that are -- were dictated to us and that we have tried to address them as well as we can. Meridian City Council Meeting Agenda June 4,2020— Page 29 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 26 of 50 Fitzgerald: Another questions? Oh, go ahead. Grove: Mr. Clark, where does the trail -- the pathway I guess above Block 1, Lot 1, lead to in the northeast corner? Clark: Mr. Chair, Commissioner Grove, the -- the pathway leads to an existing access and there is a -- there is a pathway area immediately to our eastern boundary that runs north-south. So, it provides access down to the roadway at that point. Grove: Thank you. Fitzgerald: Any additional questions? Pitzer: Mr. Chair? Fitzgerald: Commissioner Pitzer. Pitzer: I'm looking through the reports and I don't see anything on schools. Mr. Clark, do you -- do you have any idea of how this is going to impact the schools in the area? Clark: Mr. Chair, Commissioner Pitzer, we do. West Ada School District has provided comments, so as you know that--that is --that means that there --there is not a comment -- there is not a concern for this body to -- to consider, but we know that that's something that everyone is concerned with with pretty much every application that comes in. It's our -- our understanding that Blue Valley Elementary, which is coming online, would be the elementary school, so a new one that would be in place. Victory Middle is the middle school and it does still have capacity. Meridian High School is -- would be the assigned high school and it also has capacity. Pitzer: Follow up. Fitzgerald: Go right ahead, Ma'am. Pitzer: Thank you. What -- what is your timeline for getting this subdivision going -- for completion? Clark: Mr. Chair, Commissioner Pitzer, likely next year for when -- that's when homes would be ready. Obviously, this is the preliminary plat phase. We still have to do final pave -- do all those sorts of things. So, we wouldn't -- we wouldn't have homeowners until '21. Pitzer: Thank you very much. Appreciate it. Fitzgerald: Any additional questions for the applicant? Okay. Hethe, we will see if there is any public testimony and we will come back to let you close, sir. Meridian City Council Meeting Agenda June 4,2020— Page 30 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 27 of 50 Clark: Thank you. Fitzgerald: Madam Clerk, do we have anyone who would like to testify on this application? Weatherly: Mr. Chair, we do not. Fitzgerald: Okay. If there is anyone who would like to testify, please, signify by raising your hand or hitting star nine, letting the -- on your phone and letting the clerk know that you would like to testify and we will give you a little pause here. Seeing or hearing none, Hethe, do you have any additional comments before we close, sir? Clark: Mr. Chair, no. I would just emphasize that this is certainly within the Comprehensive Plan densities. It--there are no waivers or variances that are requested. Appreciate everyone's attention to it and I'm happy -- if there are other questions, though, I would ask that we get a chance to address them before you head to deliberation. Fitzgerald: What -- how are the conversations with the existing HOA going? Is that looking like it's going to be positive? Clark: So far the -- Mr. Chair, so far the conversations have been positive. You know, I think that there are -- when it comes to HOAs there are always economies of scale that, you know, if you can bring on more lots you can reduce overall HOA fees. So, yeah, we are -- we are -- we are hopeful that that will move forward and -- but in the meantime, you know, this -- this can stand on its own. Fitzgerald: Thanks, sir. If there are no further questions for Mr. Clark, can I get a motion to close the public hearing? Pitzer: So moved. Seal: Second. Fitzgerald: I have a motion and a second to close public hearing on H-2020-0038, Sagewood West. All those in favor say aye. Any opposed? MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: Okay. The application is properly before you all. Anyone want to kick off? McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: I actually -- I agree with Commissioner Seal. You know, I would like to see the open space -- a little more usable area, but I don't think it's a deal killer for me with this in-fill. It's always a tough insert there and I think it tries to follow, you know, the Meridian City Council Meeting Agenda June 4,2020— Page 31 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 28 of 50 pathways as best it can and with the property to the west going to be commercial, you know, just the emergency access off that driveway I guess is really all that's needed. In an ideal situation I would like to see the open space be more usable, but I guess in this in-fill -- you know, kind of is is what it is and with the park being -- and school ground being so close, I think I would be in support of it. Grove: Mr. Chair? Fitzgerald: Commissioner Grove. Grove: I don't have any real concerns with this project. I agree in-fill seems to be, you know, much more restrictive in how -- how you can get to the same final product, but kind of zooming out and thinking like this as -- as they have said, a phase two of what's already there, rather than viewing it only through the prism of what is presented, it -- it seems to balance out what is currently there and I'm in favor of it as -- for the most part. Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: I would agree. I mean I -- I always struggle with pieces like this, especially when the northern part of it was designated commercial originally, but I think with where the lateral runs it makes sense to have this be part of the residential, so I don't have any big concerns there. I certainly like having more consolidated open spaces as well and would have liked to have seen that kind of in that middle island chunk, as Commissioner Seal had suggested, but I understand why they put it on the end caps. Part of it's that the roadways might be funky and you may not be able to actually fit lots there as easily and they were trying to maximize making, you know, the entrance pretty and still having walkability around the subdivision and having kind of some common areas for people on both sides. I think, again, you have got to look at it more than just this section of homes, that you have got to look at the overall picture about how it plays in and how it fits in. I imagine that, you know, people will walk to the -- walk around the neighborhood to some of the other bigger pocket parks or tot lots that exist and, you know, the boulders are kind of cool, they are something different and kids love climbing on things, so when you have a boulder that's actually able for them to climb on, not just an art feature, kids will climb on them. So, I don't know that I have any big concerns. The only other thing I was going to note, actually, with the emergency access drive, I still always hate seeing three lots off of one of those drives, because it always gets tricky when you get to the cul-de-sac and you got to figure out where you are going to put trash carts and getting people in and out of there, especially if someone's got a big truck or something like that, so it's not my favorite, but it's not something I would restrict, it's just a comment. Fitzgerald: I tend to agree with your comments on boulders, because that's where my kid goes first. Yeah. No, I -- I appreciate Commissioner Grove's comments about overall picture, because I think if you do zoom out the -- the school is so close and I appreciate them working with landowners to the west, cleaning up certain things that need to be Meridian City Council Meeting Agenda June 4,2020— Page 32 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 29 of 50 cleaned up with the -- for the city, which is appreciative. In-fill is difficult and I know we have talked about it numerous times about making sure common area is close by folks and it's all centered into one area. So, I think we have -- we have -- we may be sending challenging messages back and forth at times, because I think this does give the north and the south a common area to utilize to go throw a baseball or a football around and have a -- an area to sit. So, that doesn't concern me as much. And I do appreciate how much it matches up with the neighborhood nearby. The lot lines are almost identical and so we are not having neighborhoods coming in and saying like this is not the density we are looking for. So, I -- I appreciate that and I think -- I do appreciate not having access onto Overland as well. That's a road that doesn't need anymore access and I think as that place grows -- now that we know Joe lives over there, it's going to get busy -- busier than it is right now. So, I appreciate them utilizing roads that already exist and not having another connection there. So, those are my thoughts. Pitzer: Mr. Chair? Fitzgerald: Commissioner Pitzer. Pitzer: Well, this is one of the better ones that I can hang my hat on. You know, transition is not an issue. It does seem to be just an extension of another phase. But to me the -- and -- and I like -- and I like that the homes -- the single family homes. The access on the shared drive -- I'm not sure what else you would -- you would do with that. So, again, although we might not like them, they are probably a necessity in this case. I still have a problem with the open spaces, like it -- it's in four or five -- six different areas in order to make their open space. It would be nice if they took that one lot towards the -- in the middle on the northwest and could, you know, maybe omit that lot and put in the tot lot and a little more open space, so it's a little more centralized. Yeah. Yeah, you would lose a lot, but you would gain a lot as far as -- as the amenities. And those are my thoughts. Fitzgerald: Commissioner Seal? Seal: Well, Mr. Chair, yeah, again, the open space -- and I realize there is -- you, know it's in the eye of the beholder, but just -- my biggest concern about that is the safety of kids playing out there where you have it on the end caps and you have traffic surrounding it, that to me is -- that's not that safe. For me it's -- it's not -- I guess it's not looked at with the eye of safety. So, if you took those and put them in the middle, then, that would create a lot -- you know, a safer place for kids to play. And adults. So -- as we try to be kids. The rest of it looks really good. I do really appreciate the applicant verifying all the school information. That was extremely helpful for me. I like the fact that they, you know, aren't taking access off Overland Road. They conceded that right away. Everything else matches up really good. And in-fill is tough and I --and I realize it's tough and I understand this is kind of a funky layout, you know, and they got that sliver that they are trying to accommodate into it down south in a lot. So, they have done a really good job with -- with, you know, fitting everything in there, it's just --just the common areas there that are out on the end -- end caps are my only real -- real big concerns on this. And to follow on, I struggle with any kind of verbiage that would put them in a place to reconstruct it, so -- Meridian City Council Meeting Agenda June 4,2020— Page 33 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 30 of 50 considering how everything else fits in really well. So, unless anybody else has something to add, I can take -- go ahead and run a motion on this one. Fitzgerald: Motions are always in order. Go right ahead, sir. Seal: Okay. After considering all staff, applicant, and public testimony I move to recommend approval to the City Council of file number H-2020-0038 as presented in the staff report for the hearing date of May 28th, 2020, with the following modifications: That 2-B be modified to state that if Nampa-Meridian Irrigation does not allow for landscaping, that the northern lots be modified along the pathway to accommodate proper landscaping. Same with 3-C. And, then, to delete condition 2-C, since that has been fixed with a modified plat plan. McCarvel: Second. Fitzgerald: Okay. I have a motion and a second to recommend approval of file number H-2020-0038. All those in favor say aye. Any opposed? Okay. Motion passes. Thank you very much. Thank you, Mr. Clark. We appreciate you being with us tonight and good luck. MOTION CARRIED: SIX AYES. ONE ABSENT. D. Public Hearing for Midgrove Plaza (H-2020-0029) by Arthur Berry, Located at 1450 E. Franklin Rd. 1. Request: Rezone of 1.96 acres of land from the I-L to the C-G zoning district; and, 2. Request: A Preliminary Plat consisting of 6 buildable lots on 12.84 acres of land in the C-G and I-L zoning districts. Fitzgerald: Moving on to the next item on our agenda is file number H-2020-0029, Midgrove Plaza, and I believe I'm handing this over to Ms. Allen. Sonya, you're with us? Allen: Yes. Thank you, Mr. Chair, Members of the Commission. The next application before you is a request for a rezone and a preliminary plat. This site consists of 12.84 acres of land. It's zoned I-L and C-G and it's located at 1450 East Franklin Road at the northwest corner of Franklin and Locust Grove Roads. Adjacent land use and zoning. To the north are the railroad tracks and industrial property, zoned I-L. To the south is Franklin Road and vacant undeveloped land, zoned I-L. And rural residential properties zoned R-40. To the west is industrial property, zoned I-L and to the east is Locust Grove Road and undeveloped industrial property across the road zoned I-L. This site was annexed in 1996 without a development agreement. A conditional use permit and a plan development was also approved at that time that has since expired. The Comprehensive Plan future land use map designation is commercial on the southern 5.8 acres and Meridian City Council Meeting Agenda June 4,2020— Page 34 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 31 of 50 industrial on the northern proximity seven acres. And if the clerk could tell me how to get the next slide, please. Fitzgerald: You are rolling through pretty fast. Allen: Oh, I think it's my internet that's the delay. I'm sorry. Johnson: Sonya, I took you back to the initial and now you are on the rezone preliminary plat landscape. Allen: Thank you so much, Chris. I guess it was just the delay and I got a little impatient. Thank you. So, the rezone is for 1.96 acres of land from the I-L to the C-G zoning district. The area proposed to be rezoned is designated as industrial on the future land use map. Because future land use map designations are not parcel specific and adjacent abutting designation when appropriate and approved as part of a public hearing with a land development application may be used without an amendment to the map. The applicant requests the abutting commercial designation applied to the proposed area to be zoned C-G as shown there on the map on the left. Because the rezone is proposed to coincide with proposal lot lines, so that two zoning districts don't exist on one property, staff is amenable to the request. At this time no buildings or users are planned. The property is proposed to be subdivided and infrastructure installed for future development. The property is intended to develop with commercial and industrial uses as allowed in the C-G and the I-L zoning districts. A preliminary plat is proposed as shown in the middle there, consisting of six buildable lots on 12.84 acres of land in the C-G and I-L zoning districts. Access is proposed via two existing curb cuts on Franklin Road. The access closest to the intersection will be restricted to maintenance vehicles from the city, NMID, or other authorized entities and will not be used by the public and for existing curb cuts on Locust Grove Road. Only the two middle accesses on Locust Grove are approved by ACHD. ACHD has also approved the access driveways via Franklin Road with the western access signed right-out only, with full access into the site until such time as the center median is constructed in Franklin, with the eastern access gated and restricted to service vehicles only. A cross-access ingress-egress easement is required between all lots. Five Mile Creek bisects the southwest corner of this site and is required to be left open as a natural amenity. A 14 foot wide multi-use pathway is required along the east side of the creek, which will serve a dual purpose as a utility service road. A 25 foot wide landscape street buffer is required along both Franklin and Locust Grove Roads, both arterial streets. Because development is not proposed at this time, concept building elevations were not submitted. Future structures are required to comply with the design standards in the architectural standards manual. Written testimony has been received from Ben Semple, the applicant's representative, in agreement with the staff report and staff is recommending approval with the conditions in the report. Staff will stand for any questions. Fitzgerald: Thanks, Sonya. Are there any questions for staff? Seal: Mr. Chair? Meridian City Council Meeting Agenda June 4,2020— Page 35 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 32 of 50 Fitzgerald: Commissioner Seal. Seal: Just a quick observation on the preliminary plat. It looks like there is a pretty big slope to the whole thing in the --what would be the middle northwest corner there. Is that something that's of concern or that's a swamp area or something along those lines that needs to be considered? Allen: No. No concerns there. Most of that area is within a conservation easement area. But, no, if-- I'm trying to remember if that was in the floodplain at all there. Just a moment. Seal: Yeah. That was part of my concern was just it looks like it's a big swamp or a large hill, but -- Allen: Yeah. Since a portion -- since a portion of the site is within the -- within that area is in the floodplain, so it would require a floodplain development permit for any development that encroaches in that area. Seal: Okay. Thank you. Allen: Yes. Fitzgerald: Any additional questions for staff? Okay. Mr. Semple, are you with us, sir? Semple: Yes, I am. Fitzgerald: Well, please, state your name and your address for the record and the floor is yours, sir. Semple: Okay. Ben Semple with Rodney Evans & Partners, 1014 South La Pointe Street, Boise, Idaho. 83706. Sonya did a really good job of explaining the project at this point and I would like to, you know, basically reiterate it's a six buildable lot preliminary plat with the rezone. The reason that we are requesting that rezone is just to bring the land use into conformance with the future land use map, as well as the future parcel lines, so that we don't have multiple zoning designations on a single lot. To touch on -- to kind of address the comment from Commissioner Seal, that -- the portion on Lot 6 1 think is what you are talking about north of Five Mile Creek in that northwest corner. Currently that's stockpiled soil. There is an access -- a shared access easement with Basalite that is immediately to the west here. That is through an extension of Lanark that comes from the east. You can see that it's kind of the one that runs just north of Lot 3. So, between Lots 2 and 3 and I believe that's just spoils from stockpiling different earthmoving activities around here. A portion of Lot 5 on the southwest portion is the portion that is subject to the conservation easement that is part of a constructed wetland, as well as Five Mile Creek. As Sonya stated, we are in agreement with the staff report. We have been in conversation with ACHD regarding accesses to both Locust Grove and Franklin. Another point on the Franklin Road entrance to Lot 5, that southwest corner, there is a road trust that will be paid to ACHD for the construction of that center median if the property on the Meridian City Council Meeting Agenda June 4,2020— Page 36 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 33 of 50 south side of Franklin redevelops. Currently it's -- it's vacant land down there. Or if the property immediately to the west of that lot which, is part of Basalite's property, if that redeveloped and cross-access was granted from that property, then, we could close that entrance off of Franklin Road to provide access from there -- from the west, assuming there was a cross-access agreement. It looks -- we are -- you know, the other portions of the staff report they talk about the -- you know, extending the landscape buffers across the driveway approaches to be closed. We obviously agree with that and we will show that on our -- our future plans, as well as the 14 foot pathway. One of the -- I guess I will go back, sorry, to Lot 5. The cross-access -- what we didn't want to propose on that one is crossing Five Mile Creek at all. I think that just opens up a big can of worms when dealing with Nampa-Meridian and everyone else that is involved with an open creek like that and we -- we believe it provides a really good amenity to leave it open, obviously, as well as the pathway there is part of the regional pathway plan for the City of Meridian that would be extended in the future to the north, assuming the property that Basalite is on redevelops. And with that I would stand for questions. Fitzgerald: Thank you, Mr. Semple. Are there any questions for the applicant? Commissioner Seal, did he get all the questions -- or answer the questions you had? Seal: Absolutely. Thank you very much. I appreciate that. Fitzgerald: Perfect. Mr. Semple, we will see if there is any public testimony on the application and we will let you close in a few minutes, sir, if that works. Semple: Thank you Fitzgerald: Thank you. Madam Clerk, do we have anyone signed up to testify on this application? Weatherly: Mr. Chair, we do not. Fitzgerald: Thank you very much, ma'am. Again, if there is anybody who would like to testify that's on the phone or on Zoom, please, raise your hand or hit star nine on your phone and we will give you a second to chime in before we close the public -- or let the applicant close the -- part of the presentation. Seeing no one chiming in, Mr. Semple, do you have any final words for us, sir, as we -- before we close the public hearing? Semple: You know, just looking forward to being able to provide some additional lots. You know, I have been here during the whole hearing and -- and it's obvious that there is some uses here that would benefit the City of Meridian just in general -- in terms of development. This is a really active corner in Meridian and to get this split up and allow for some future uses and users in here I think is extremely beneficial, you know, knowing the range of uses available within the C-G zone and I-L zone and just looking forward to it. Fitzgerald: Well, we appreciate you being here and thanks for the presentation. Meridian City Council Meeting Agenda June 4,2020— Page 37 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 34 of 50 Semple: Thank you. Fitzgerald: With that can I get a motion to close the public hearing? McCarvel: So moved. Seal: So moved. Second. Fitzgerald: I have a motion and a second to close public hearing on H-2020-0029. All those in favor say aye. Any opposed? Okay. The motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: And the application is presently before you -- or properly before you. McCarvel: Mr. Chair? Pitzer: Mr. Chair? Go ahead, Rhonda. Fitzgerald: Go ahead, Commissioner McCarvel. Go right ahead, ma'am. McCarvel: Well, I think this is another one that -- with as many things that are on the agenda I'm glad that we have a few easy ones. I think this looks good. It's just kind of some cleanup and makes sense to have those parcels have the similar zoning. I would be -- I'm in support of it. Fitzgerald: Commissioner Pitzer, go right ahead, ma'am. Pitzer: Thank you, Mr. Chair. I echo Rhonda. It's nice to have a simple one now and then, but this -- this seems like a no brainer. I look forward to seeing some -- something go in there. Right now every time I drive past I see maybe a hundred geese on the property, so I'm anxious and I'm supportive of-- of this application. Fitzgerald: Yeah. I kind of had the same question that Commissioner Seal did, but this one's pretty simple in my mind, too. I think that something -- a nice commercial product will go in that corner -- on a hard corner and so I think it makes sense and I'm -- I'm in favor as well. Grove: Mr. Chair? Fitzgerald: Commissioner Grove. Grove: I have nothing to add. Fitzgerald: I think you should make a motion then. Meridian City Council Meeting Agenda June 4,2020— Page 38 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 35 of 50 Grove: Cool. I can do that. Let me make an easy one. All right. After considering all staff, applicant, and public testimony, I move to recommend approval to the City Council of file number H-2020-0029 as presented in the staff report for the hearing date of May 28th, 2020, with no modifications. Holland: Second. Fitzgerald: I have a motion and a second to recommend approval of file number H-2020- 0029, Midgrove Plaza. All those in favor say aye. Any opposed? Motion passes. Thank you, Mr. Semple, for being here tonight and good luck. Appreciate you working with the city on that. MOTION CARRIED: SIX AYES. ONE ABSENT. E. Public Hearing for Ascent Townhomes (H-2020-0039) by Schultz Development, Located on the North Side of W. Franklin Rd., Midway Between N. Black Cat Rd. and N. Ten Mile Rd. 1. Request: Annexation of 5.25 acres of land with an R-15 zoning district; and, 2. Request: A Preliminary Plat consisting of 43 buildable lots, 13 common lots and 1 other lot on 4.97 acres of land in the R-15 zoning district. Fitzgerald: And, then, last item on the agenda is Item 5-E, Ascent Townhomes, file number H-2020-0039, and let's start with the staff report. Sonya, it's all you, ma'am. Allen: Thank you, Mr. Chair, Members of the Commission. The last application before you tonight is a request for annexation and zoning and a preliminary plat. This site consists of 4.97 acres of land. It's zoned RUT in Ada county and is located on the north side of West Franklin Road approximately a third mile east of North Black Cat Road. This site is surrounded by rural residential properties, zoned RUT and R-1 in the county. This may look a little familiar to you. This -- there was a previous development application before you earlier this year on this property for a multi-family residential development that was withdrawn by the applicant before it went to City Council. The Comprehensive Plan future land use map designation is medium high density residential and that calls for eight to 12 units per acre and it is within the Ten Mile interchange specific area plan. Annexation of 5.25 acres of land with an R-15 medium high density residential zoning district is requested consistent with the medium high density residential future land use map designation for this property. The applicant is proposing to develop the site with a mix of 39 townhome units and four single family attached units, at a gross density of 8.65 units per acre, consistent with the uses and density desired in the medium high density residential designated area in the Ten Mile plan. A preliminary plat is proposed consistent 43 buildable lots, 11 common lots, and one other lot on 4.97 acres of land. This is Meridian City Council Meeting Agenda June 4,2020— Page 39 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 36 of 50 proposed to develop in one phase. One temporary right -- right of way access easement is proposed on Lot 9, Block 6, via West Franklin Road. Two local stub streets are proposed to the west and two are proposed to the east for future extension and interconnectivity. The temporary right of way easement is required to be released when a local street connection is constructed to this site from a neighboring development. At such time the access will be restricted to emergency and pedestrian access only. Twenty foot wide public alleys are proposed for access to the rear loaded units fronting on North Ascent Avenue, the main north-south street. The Purdam Drain runs along the northeast boundary of this site within a 25 foot wide easement on this property. The drain is proposed to be piped with this development. A 25 foot wide landscape street buffer is required along Franklin Road. A 35 foot wide buffer is proposed exceeding UDC standards. Because this site is below five acres in size, it's exempt from UDC standards pertaining to qualified open space and site amenities. However, the applicant did submit a qualified open space exhibit as shown in the middle there that depicts .55 of an acre or 11.5 percent qualified open space, consisting of a large open grassy common area, half the street buffer along Franklin Road, and parkways along the detached sidewalk in front of the alley loaded homes. This calculation will actually be greater as staff is recommending detached sidewalks with landscaped parkways are provided along all internal streets in accord with the design standards in the Ten Mile plan. A children's play structure is proposed as an amenity for this site. The applicant is required to provide off- street parking based on the number of bedrooms per unit in accordance with UDC standards. UDC does not require on-street parking be provided,. Although the UDC doesn't require it, the applicant did submit an exhibit showing a total of 32 spaces available for guest parking along the main north-south street, North Ascent Avenue, as shown, which should be sufficient to serve the development. Conceptual building elevations were submitted for the proposed single family residential attached and townhome units. These are the single family attached units. Two units attached before you. Revised elevations were submitted today that include separate garage doors for each garage space with a higher quality of design and roof brackets as design elements as recommended by staff in accord with the design guidelines in the Ten Mile plan and that the revised updated elevations are what's being shown on the presentation tonight. Building materials consist of a mix of horizontal and board and batten siding and a variety of colors with stone veneer accents. Dwelling units range in size from 1,400 to 1,600 square feet. Each alley loaded unit has a front porch and each front loaded unit has a covered patio, but not a front porch as required. Based on the Ten Mile plan, which requires garages that are accessed from the front to be located no less than 20 feet behind the primary facade of the residential structure, staff recommends revisions are made to the plat and elevations prior to the Council hearing to comply with this requirement, which should also allow for front porches to be provided for these units as desired in the plan. So, these are the -- the units that are alley accessed that are -- that are fronting on the main north-south street. Written testimony has been received from Mark Bottles, the neighboring property owner to the west. He is in support of the density and housing types proposed, but was not originally in support of the original location of the northern stub street to the west as the location did not facilitate future development of the vacant parcels to the west. The applicant has since revised the plat to shift the stub street further to the north and Mr. Bottles is now in full support of the project. Another Meridian City Council Meeting Agenda June 4,2020— Page 40 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 37 of 50 written testimony was received -- received by Matt Schultz, the applicant's representative, and it's in response to the staff report. He is requesting a waiver to the requirement in DA provision A-F, which requires front loaded garages to be located no less than 20 feet behind the primary facade of the residential structure as previously mentioned. He also asked for clarification on whether or not the entry monument would satisfy the requirement in the development agreement provision A-G for public art to be provided in the streetscape along Franklin Road. In response if the app -- if the monument includes a high quality design and includes a public art as described in the Ten Mile plan, it could qualify, but they would have to present that for review by staff. Staff is recommending approval with the requirement of a development agreement per the provisions in the staff report. Staff will stand for any questions. Fitzgerald: Thank you, ma'am. Are there any questions for staff? Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: Sonya, the -- the request that they have got for provisions of changes in the DA, is that something that's just handled at the City Council level or is that something that we should weigh in on? Allen: It is a City Council call, but you can certainly weigh in on it as the Commission, yes. Holland: Thank you. Fitzgerald: Any additional questions for staff? Seal: Mr. Chair -- this might be for the applicant as well, but what is the plan when the access to Franklin Road is -- is shut off with -- I mean since that's going to be the art that they are providing, is there any kind of provision that that art is mobile, for lack of better terminology? Allen: Chairman, Commissioner Seal, that -- the art would just be in the street buffer there along Franklin. That's not going away. The access drive -- the temporary one will become an emergency access only and pedestrian access, which will be -- have a bollard or -- or something of the sort to prevent public access. Seal: I will ask a silly question -- follow-up question on that. Is there anything preventing the subdivision -- I mean I guess it would be the HOA at that point, because they own that land -- from developing that into a couple lots or does that belong to ACHD or how does that work? Meridian City Council Meeting Agenda June 4,2020— Page 41 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 38 of 50 Allen: Chairman, Commissioner Seal, the -- the development agreement is going to tie future development to the proposed preliminary plat. So, it is not shown as a buildable lot. So, that's what guarantees that it won't become one in the future. Seal: Okay. Thank you. Holland; Mr. Chair? Fitzgerald: Commissioner Holland, go right ahead. Holland: If I can ask another silly question. So, on the conceptual building elevations and perspectives that they provided they have got a number of different colors that they have provided in there. Is that still going to go to further design review with staff? I -- it might just be a personal preference and everybody's got different design styles, which is why there is a number of different products, but I wasn't a big fan of the brown accents when you looked at some of the other pictures, the way that they looked on there. Allen: Chairman, Commissioner Holland, yes, it will go through administrative design review. Holland: Okay. Thank you. Fitzgerald: Any additional questions or follow up? Thanks, Sonya. We will kick it over to Matt and we will bring it back to the questions. Mr. Schultz, are you with us, sir? I think you are on mute. Schultz: Can you hear me now? Fitzgerald: I can hear you now, sir. Schultz: All right. Can you see me? Fitzgerald: Not yet. If you would like to -- Schultz: I don't know if that's important, but, you know, just making sure. Fitzgerald: Please give us your name and your address for the record and the floor is yours, sir. Thank you, Commissioners. Matt Schultz. 842 South Ten Mile in Meridian on behalf of T&M Holdings. Last time we were before you on this project -- long story short things didn't go too well. We had a project that -- that I think everybody liked, but not in this location. Challenging access. Some design considerations that even if we could have overcome those there was a statement made by Commissioner Holland and echoed I think by everybody else in the recommendation for denial that -- how does this site fit in with everybody else around you and I couldn't argue with that at all and I knew going forward to City Council there was no way we were going to be able to overcome the why don't you just wait for a bigger assemblage of properties, so we can kind of see how -- Meridian City Council Meeting Agenda June 4,2020— Page 42 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 39 of 50 how the access is going to work and so we withdrew the application. Frankly, didn't know what we were going to do for a couple of weeks. We hate to walk away from a property on a fully developed road with utility stubs and a great location. Great -- great zoning and good comp plan set up. No neighbors per se that are against multi-family, which is a shock. Really -- I mean -- or higher density if you will. So, we kind of shook it -- shook it off and got some ideas from some neighbors of maybe how we could attain that target density, which is very important to the City of Meridian in the Ten Mile plan. First time we looked at this, even before the apartments, we did a -- we did a detached townhome layout and came out about six to the acre and Meridian was like, you know, it's not meeting our target. Then we went to the apartments and here we are kind of meeting in the middle and the only way to get to eight in my -- geez, 25 years of experience, like I say, is to -- is to do something attached, do something creative like this. I think it's worked out pretty well actually. I was kind of -- I wasn't too optimistic when I first started laying lines on paper how it was going to work out. The access is a challenge and the challenge is -- is that since Franklin Road is a -- is a major arterial, spacing is limited to every quarter mile, every 1,320 feet. That is ACHD's rule. This particular entrance is 660'ish feet from either side, which is still a long ways, but it doesn't mean they are spacing for a major arterial. They gave it to us with the apartments, because the streets went nowhere. It was only 72 apartments. They generate less traffic than homes, blah, blah, blah. They gave us a waiver. On this one I wasn't so sure, but I said, hey, what if we do public roads with all connections -- in four directions, which is -- kind of speaks to how this thing connects in the future and, then, when -- there is the 20 acre parcel north of us that also controls that 40 foot spite strip, if you will, to properties to the west, that when that does redevelop that -- that -- that -- that -- that northeast connection there connects to that property, which it's about 150, 200 feet over only to the -- the Entrada Farms connection that's there today and they have a -- a legal access, if you will, that meets spacing on Franklin, so at that point that's when the -- the access for ours gets converted. It's -- it's -- it's not owned by the HOA, it will be -- it will have a temporary access easement across it. We will work through the legal aspects of that with ACHD with a develop -- with an agreement with them. They have set aside or required us to set aside I think 9,000 dollars, so at some point in the future that can go in and be bollard -- bollarded for Fire and pedestrian only. I think it's a good solution. Six sixty is pretty good -- pretty good safety. Thirteen twenty is obviously better. And I think since it's temporary -- quote, unquote, temporary -- we don't know how long that is, but there is a -- there is some money set aside for that to be done -- if we are long gone. So, I think that works on the access and ACHD did approve that. Another thing that came up last week was Mr. Bottles contacted me and says, hey, Matt, I know I didn't show up last time, but it sure would be nice if you extend your stub street to us and if you look it's kind of a stair step from the east to the west up. It used to just go straight across with a common driveway going north into that top corner. I mean I wasn't too sure that was going to work out without major problems, but it worked out in terms of-- we were just able to flip four units from the north to the south that were on a common drive, now they are on a public alley, which I think everybody agrees is probably better than what we had and it actually lines up where he wants it and there is -- on the record that he's in support and the one quirk on that was I told them, hey, this is going to take a waiver from ACHD, because that -- that stair step offset by ACHD policies is supposed to be 125 feet. It's only 105. ACHD grants these Meridian City Council Meeting Agenda June 4,2020— Page 43 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 40 of 50 waivers of their policy all the time for site -- for very specific situations and in this case that is in their staff report that they have approved that waiver of that step -- step up if you will, that's a little bit less than their standard, but they still see it as a -- as an okay design. One of the things we knew that was important for the Ten Mile plan was that we de- emphasized the garages and how you do that -- and how it's been done all over the Ten Mile plan to date is you -- you do a percentage of your site with -- without. I'm not sure how much Southridge has for percentage. I know Baraya, which I'm working on, has 30 -- 33 percent. They have about a third of their site alley loaded. The -- the Hensley's -- Hensley Station project to the northwest of us up on Black Cat, they have got about 48 percent of theirs alley loaded. We have 65 percent. It's kind of dictated by kind of what I explained last time with the -- what prevented us from doing the standard subdivision and this still is not standard, by the way, but it's a little bit closer in that -- the reality you want a fronting road or a view and, then, another road and another alley and our design is a little bit inefficient from a developer standpoint in that the -- the alleys only serve one row of houses, instead of having some on both sides and if we had a bigger site we could -- we could make -- we could have a more efficient layout, but I think from a city standpoint and the Ten Mile plan standpoint it's a benefit in that if you drive down that alley you only have half the number of garages that you would normally see on a -- on a standard alley where you have them on both sides. So, this is only on one side each. Where we -- where we have some inability to meet the exact terms of the Ten Mile plan --which I don't think is a big deal, seeings how we -- 65 percent of our site does meet it exactly. It's these ones along Franklin that -- that those same units, if Franklin was a lesser classified road, could just walk out onto Franklin, you know, basically that road behind it could be your private road slash alley and you would just walk out onto Franklin, but, you know, I -- I don't want to do it. City of Meridian does the -- really doesn't want to do it. They would rather have a berm and a fence and the backyard there and so those -- therefore, those are considered our front loaded -- more of your standard homes -- not really standard, because they are attached, but the front, not alley, and, then, we have got a couple -- a couple attached --they are not duplexes, because they have got zero lot line, but we have got two in a couple of these little corners, which -- which also don't meet it, so -- so, those are your 35 percent that aren't alley loaded. We have 65 percent that are. Another design feature is the detached sidewalk parkway strips. We did that right off the bat going north- south, our main entrance. Parking is allowed it's. Wide enough for parking allowed. Plus you had --we had enough room for an eight foot park strip and, then, you know, setbacks, very nice entryway and, then, the side east-west streets -- when I first laid it out I thought, man, we will just -- we will allow parking on those, because -- you know, make them attached and it's just not as important to make them detached and Sonya in writing up her staff report said, Matt, can you -- can you make those detached and in looking at our dimensions and how it works, I believe we can. So, that's why we have agreed with that staff condition that we make those east-west streets to be attached and we are going to make them narrower, because ACHD says, well, you can't park on those anyways, there is too many intersections, so if you can't park on them anyways why am I making them extra wide for parking. So, we are going to narrow them up, give that room back to park strips on those east-west streets and so we will have a hundred percent park strips. We did not need to do the playground from a -- you know, 4.97, splitting hairs, we live and die by statistics. I get it. And I could have came in here and said, neener, neener, we are Meridian City Council Meeting Agenda June 4,2020— Page 44 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 41 of 50 not going to do it. But I think it was really important for our sales and marketing, site quality, price of homes to have a high quality play structure. Now, how many kids are going to be in here I don't know quite yet. Could we have done a sitting area or something else? Yes. But we just thought this -- this is actually the more expensive option. I -- you know, half in jest and half seriously I would say this is artwork, but -- you know, since -- since we didn't need an amenity, hey, this is our -- this is our art work amenity. It's -- it's modern art and, like I said, I'm about half serious and half not, but what we have here is we gave the architect a blank check to say, hey, design this up cool, something nice, not brown. I didn't tell them not brown. I should have. But I have just seen these in the last couple of days myself. Let's meet all the little architectural issues that we need to make these high quality, make them meet the Ten Mile plan as best we can, given the constraints we have, hit the density, have the alleys, have the open space and have all these -- have the connectivity, have the roads, all those things and I think they have done a really good job. Some of the grounds I agree. I didn't tell him what to do, but it does show a variety of colors, I think, which is the point and what those exact colors are we are going to work out, but I do want to speak to the waiver we are requesting of-- of the Ten Mile specific plan. I don't know how it got in there. I was -- represented a stakeholder during the Ten Mile plan back in '06, '07 that was involved in the design charrette and in the meetings and all that and the idea was to de-emphasize garages. Let's do some creative architecture on the fronts. Let's not have the -- there was a certain big builder in town that used to do straight vertical garage over the -- over the garage. Not Corey Barton. I don't know if you guys know who it is. But anyway -- and it just did not go real well. Nampa hated it. Meridian hated it. And there were some design standards that we put into Baraya which got approved in the -- you know, at the same time frames as the Ten Mile plan that talked about offsetting the upper story either way, doing some of these type architectural features, but nowhere in any of that was there ever a 20 foot setback on the garage to the front of the house and if you look at Baraya and you look at Southridge, you look at every other one that has front load homes -- I drove through, I knew what I was going to find, there are none. There are -- they have very nice architecture, like ours, that has some good variety, not cheap, high quality finishes on here to break up that straight vertical front plane, but I'm not sure how 20 got in there. I can't envision it. I haven't seen it and I know if it works it doesn't work very efficiently and I know the Ten Mile plan is very much about efficiency of space. Staff talked about redesigning those lots along Franklin and I looked at flipping them sideways, pushing them closer to having them on the sides, if you will, to Franklin, fronting on a little common driveway. In fact, two of them would front onto that main entry drive and it's tight, we lose either two or five, I'm not sure, by doing so and I think if that's what I'm trying to meet is that 20 foot garage setback, I'm saying what we have is a very minor percentage of the overall. If you look at our site globally from a high level we are doing above and beyond what anybody else has done in the area in the Ten Mile plan to de-emphasize the front garages and so that's why we are asking those ones along Franklin be allowed to be there, maybe with a condition, which I -- which you see all over the place, that you articulate the rear-- the upper story rear to have the same kind of features that our fronts do, the ones facing Franklin, and other than that garages are everywhere, whether they are an alley load or not. You drive down that -- you drive down that alley, there is a row of garages and so you drive down the road in front of it, there is no garages, but garages Meridian City Council Meeting Agenda June 4,2020— Page 45 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 42 of 50 are -- you have either got a garage, a covered parking stall, or an open air stall and garages are preferred, they are everywhere, and they are everywhere on the front load within the Ten Mile area. As long as we do have quality architecture and break up that front facade, which we have done. So, that's where we stand on that. And as far as the public, our -- you know, 4.97 acres, you know, like, yeah, we are under five, can we not do that. Not that I don't like art, I'm just not an artist, I'm an engineer, you know, what I -- you know, I think what are we going to do. Okay. What kind of sculpture are we going to do out on Franklin and so I guess we could do something, but to your point, Commissioner Seal, about the entry monument -- because that won't be our entry long term; right? So, on our landscape plan we actually show another little entry monument up in the north -- northeast corner where we see the primary traffic coming from the east when that site has developed. So we -- we actually show two entry monuments. One won't--you won't really-- but it will be there when it does come over-- those people come in, they will have a sense of place, we will have a sense of, hey, this is a special little pocket community that has good -- good design standards and some playground and some open space and so we want to preserve that long term. So, we have actually called out two -- two entry features, if you will, even though one won't be an entry until the north site develops, so -- so with that I -- you know, we agree with 99 -- you know, it's a stretch to say 99.9, but we are right there with staff. Staff supports us this time. We think it's a good fit for the area. It meets the density. It meets the comp plan. Provides a variety of housing styles. Ample open space. Ample amenities. And I think it's an awesome compliment to the area that I'm -- it's a little bit out of my comfort zone to do attached, I do a lot of single family detached, but times are getting to the point where we got to get more creative and do something that there is a market niche for. Not everybody wants to live here, but there is a market niche for this for people that want no maintenance with -- and Tanya -- I gave Tanya those -- those square footage numbers of 1,400 to 1,600 -- I actually talked to the architect today before this meeting, it was about 5:30, he said the ones that are -- that backup to Franklin and the duplexes are 1,800 square feet and the -- the -- depending on how many bedrooms -- we are thinking about doing two masters or three -- you know, a master and two small ones on the alley loads, you know, just kind of creative, but we are -- we still haven't wrapped our head around the two masters idea, but it will be between 1,550 and 1,700 square feet on -- on those -- those ones that are pure alley. So -- so, good size. Good quality. We think it fits and we don't have those connectivity issues that I saw as the biggest number one impediment to this getting approved last time was how do we connect and we solved that in this time. So, with that I will stand for any questions. Fitzgerald: Thanks, Matt. Are there any questions for the applicant? Grove: Mr. Chair? Fitzgerald: Commissioner Grove, go right ahead, sir. Grove: Mr. Schultz, question for you. I guess first question. Are these rental units out of the gate or are these meant as owner occupied? Meridian City Council Meeting Agenda June 4,2020— Page 46 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 43 of 50 Schultz: Commissioner Grove and Commission President, we are -- I represent a development group that has previously in the past developed and sold lots to other small builders. They have also done there -- they have done an apartment complex. They have -- they have teamed up with builders to build their own homes, being a developer and -- and one of the small builders. It's looking like they are going to -- they are going to self perform, team up with a small builder, build these out and sell them individually. It's never been talk of renting them out as like an -- like an apartment, although that -- that could happen, that was -- and there are a couple companies running around doing that, like right out of the gates, that's -- that's their business plan. That's not what -- this guy's business plan and I -- I think these are going to be a little out priced for -- for apartments in terms of the size and the quality of them and not that apartments aren't quality, but you know what I mean, I just -- I think we might be missing the mark a little bit. I might be wrong, but that's not the intent that I know of. Not that that's bad or good, that's just what I know, so -- Fitzgerald: Commissioner Grove, did you have any follow up? Grove: Not a follow up, but I had a second question. Fitzgerald: Go ahead, sir. Grove: Just looking at it it looks like there -- I understand the layout, I guess. I'm just curious why there is two alleys and a street when it looks like it could be accomplished with one street, just wider or -- I don't know what I'm getting at, but -- Schultz: Yeah. No. No. Commissioner Grove, I -- I get it. It's not my first choice. When I first laid this out we actually came off of that private lane, which is owned in its entirety by the 20 acres to the north -- north and he's not interested in cooperating or selling or -- so -- but that's where my first idea was, we come off of that and do a long cul-de-sac and do some -- do some townhomes and no alleys and just couldn't get there with the density and the access. That access blew up. So, what we are stuck with is an access in the middle, more or less, that provides somewhat inefficiently some alleys. Like you said, you could do a bigger wide -- this -- this is a full width road. This is a full parking on both sides, detached with --this --this is the full width residential road going through the middle that we would build in any of the high end subdivisions we do and, then, the idea was to get that -- that front porch, no garage look on that main boulevard, kind of embrace the Ten Mile plan, which encourages that -- that -- it's hard to explain. But you know it when you see it. In terms of it -- it just feels better to have those garages tucked away in the back where you can. All sites -- like I said, whenever I pointed out the statistics on these other sites, they all have a percentage of -- and it's usually the majority percentage that are front loaded based on geometry and parameters and things like that. In this case we forced there to be alleys in this, even though it -- the geometry doesn't beg for it from an efficiency standpoint. It is something we created. We are going out of our way to -- like I said before, to create that extra expense to create the streetscape that really the planning staff-- long range and current planning -- both really encouraged and they have been -- they have been happy with -- we got a little hang up on this 20 -- 20 foot garage Meridian City Council Meeting Agenda June 4,2020— Page 47 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 44 of 50 front of the house thing that -- but other than that they really liked what we have done to create that feel -- or try to create that feel. Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: If I could just to make a comment. Matt, I just want to say thank you. I remember where we were last time we saw this -- this site with you and it looks like you have done a very thoughtful job of thinking about how it's going to connect to neighboring parcels and it's, obviously, a different kind of layout, but I can see that you are trying to meet the needs of the Ten Mile Creek area. You know, for somebody that doesn't want to have maintenance of a yard I can see why this would be attractive, is that you have got kind of a front porch area where they all face each other for that walkability street down the central corridor and, then, you got your parking and storage areas with your garages on the back. So, I think it's a different kind of product than we have seen in Meridian and I appreciate you being creative and being willing to come back to us. Schultz: Thank you. Fitzgerald: Additional comments or questions for the applicant? Matt, we are going to see if there is any public testimony and we will come back to you for closing, okay? Schultz: Thank you. Fitzgerald: Thanks, sir. Weatherly: Mr. Chair? Fitzgerald: I saw the Jeopardy theme. Holland: I was ready for it. Johnson: It was delayed and I felt uncomfortable, I was going to put it on when you asked for the testimony from -- Fitzgerald: That's awesome. You should have. Johnson: I failed. Sorry. Fitzgerald: But if there is anyone who would like to testify on this application, please, raise your hand on the Zoom application or Zoom platform or hit star nine on your phone and we will pause for a moment. Weatherly: Mr. Chair, just for the record, nobody signed to testify either. Meridian City Council Meeting Agenda June 4,2020— Page 48 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 45 of 50 Fitzgerald: Thank you, ma'am. I really would have liked the Jeopardy music. That would have been awesome. Seeing no one hop in, we are five for five, that's good stuff. Matt, do you have any final comments you would like to make before we close the public hearing, sir? Schultz: No. Just --just thank you for -- for fitting us in this special meeting and in being open to something -- something different on this site and steering us in the right direction. Sometimes we don't see the light as quickly as we should on this and it's different, but -- but I think it -- it begs for something different in here and so I think my testimony kind of stands what I said before and we will just hopefully -- hopefully get your approval since we are going to close on it tomorrow and hopefully -- hopefully it's good. So, thanks. Fitzgerald: Thanks, Matt. Is there any other questions for the applicant or for staff before we close the public hearing? Pitzer: Mr. Chair? Fitzgerald: Commissioner Pitzer, go ahead. Pitzer: Yes. Mr. Schultz, on both driveway pads in the alley, how big are those driveway pads? Schultz: Yes, Commissioner -- I got my glasses -- Pitzer. There are at least 18, maybe 20. You know, they are the full two car garage width, you know, so there -- there is enough for two car -- two cars to park in the garage and those pads. You know, people probably don't park two cars in a two car garage, they probably put one and their junk in it, but -- but there is enough there to meet city code, which is to have two per residence outside and two in, if people don't have any junk. So, they are 20 feet wide and the -- the depth is -- Schultz: Twenty. Pitzer: Is 20. Okay. Thank you very much. Schultz: Yeah. Seal: Mr. Chair? Fitzgerald: Commissioner Seal. Seal: Just for clarification, the -- the lots that backup to Franklin there, there is a berm -- I was trying to find where it described the berm in there, but there is a berm between Franklin Road and those residents; is that correct? Schultz: Is that for me? And I'm sorry. Meridian City Council Meeting Agenda June 4,2020— Page 49 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 46 of 50 Fitzgerald: Yeah, Matt. Seal: Yes, sir. Schultz: I am so sorry. I was spacing out. I got kids in background, so -- so, yes, that was the intent to get a two to three foot berm with a six foot solid fence. I really don't want to turn those sideways, because you really need a little bit of extra room for a little bit of slope on that berm and it gives a -- and that's why -- one of the reasons why we made that berm a little extra wide -- wider than -- than was required. It's 25 required -- I can't remember if we showed 32 or 35, but in any case it's more than what's required and that was to give us room to be able to peek that berm at the property line and have a little slope in the back, slope in the front, and get it up there for -- it's -- people go -- you know, I -- it might be 45 mile -- 50 mile an hour speeds on there. I mean so people are -- it's five lanes and fully developed, it's good and it's bad, you know, everything's there, there is bike lanes, there is detached sidewalk, it's all right there, which is great, but we just need to have some kind of buffer. So, that was the intent. Seal: Okay. Thank you. Fitzgerald: Any additional questions? Holland: Mr. Chair? Fitzgerald: Commissioner Holland. Holland: I move we close the public hearing for H-2020-0039. Seal: Second. Fitzgerald: I have a motion and a second to close public hearing on H-2020-0039. All those in favor say aye. Any opposed? Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: Thanks, Matt. We appreciate it. Who wants to kick us off? One quick comment before we get started. As I -- the street scene, that's something that we don't see in -- in Boise or Meridian very much, but -- and it takes up a lot of space as we think about this -- and it takes up a lot of space and it provides space for other things, as you see common area to the east, just something to think about. I think that the street scene is something that we don't see very much and it will provide a community there that I don't think we see very often, so just two cents to start this thing and, then, I will let somebody else kick it off. Holland: Mr. Chair? McCarvel: Mr. Chair? Meridian City Council Meeting Agenda June 4,2020— Page 50 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 47 of 50 Fitzgerald: Ah-ha. Commissioner Holland, you get to go first this time. Holland: Okay. We always have great timing, Commissioner McCarvel. We just want to get her comments out of the way, because I -- I think that in this meeting I might be able to pull off not making a motion, if everybody else is doing it, so -- I would just say I think -- you know, I said some of my comments to Matt when he was on the phone with us, but I think from where we were last time we saw this development to where we are now, this is a very different project and I think it does bring us a diversity we don't have in Meridian and, you know, it's a nice looking product and it may not be for everyone, but I think it certainly meets a need in our market for a type of product we don't really have and I appreciate that they still provided kind of that pocket park that's tucked off to the side where they are -- you know, there is the ability to have a little play structure, even though that wasn't necessarily required of them. My only other comment was still that when they get to the design review portion with staff and whatever that committee looks like, I still don't like the brown accents, but that's just a personal preference, so more just a comment. I'm not going to condition anything there, but I love the multiple colors that they chose. I think it looks like a nice product that will blend really nice and create a different kind of walkability there. For the DA requests, I know -- I don't think we really get to get into that too much, but I feel comfortable leaving that up to Council to decide with him what -- what made sense on the front load garages and I think they have made a lot of concessions to try and match what's the -- the Ten Mile plan and if there is some minor modifications that they can allow for those front loaded garages and the public art piece, I'm open to Council making those decisions. Fitzgerald: Commissioner McCarvel. McCarvel: Yeah. I -- I really want to thank Matt. I know he had a couple of bad nights with us a while back and I think this was one of them. We beat him up pretty bad and this I think fits real nice in that spot. It gives the connectivity that we were looking for. It gets to the density, but yet has a little more open feel with the way those roads go through there and the alley loaded product and I was thinking, too, as this was going on, I applaud him for putting that open space in there and the tot lot, even though with being technically under five acres he wouldn't have had to do any of it, so -- and I agree on the garages being less than 20 feet, I mean it's not up to us, but I think we could let that one go. I think they have put enough other architectural interest and just good flow to this and nice appeal and Commissioner Holland probably would not like my houses as it is all brown. So, eye of beholder, so -- yeah. But I -- I like the variance of the colors. It all -- I am in support of it. Holland: Mr. Chair, I just want to clarify. I'm not opposed to brown, I just didn't like the way that it looked on some of the renders of the accent color for the -- Fitzgerald: I love it. Seal: Mr. Chair? Meridian City Council Meeting Agenda June 4,2020— Page 51 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 48 of 50 Fitzgerald: Commissioner Seal, go ahead. Seal: Echo what some of the other Commissioners have said and I really applaud the applicant in this. I mean I can see that you could have definitely tried to, you know, turn something sideways on the east side of the property to get, you know, more density in there, but instead, you know, worked creatively to provide a good balance in there and providing that -- that common area the way that it fits in there to me is -- you know, that's -- that's above and beyond. So, I really appreciate that -- that -- that concept stayed in there and it's going to be applied and --and to me it kind of, you know, lends to forgiveness of the -- you know, the -- the 20 foot driveway from the -- from the front loaded homes that are in there. I don't have any problems with, you know, basically recommending that that -- the 20 foot setback be something that we have -- you know, we recommend that they grant the waiver on that and, obviously, up to City Council to decide, but -- and the rest of it I just -- I like the streetscape. To me as I'm thinking about this, it's kind of a -- a miniature north end kind of thing where you are going to drive into it, you are going to see the fronts of houses, you are not going to see a bunch of garages, you know, good -- good landscape and trees in there and everything is when it matures. So, I really like that that's going to be something in our community. Overall I'm in full favor of this. Fitzgerald: Commissioner Grove? Grove: Yeah. I didn't get it at first, but I get it now in terms of how it's done. The tightness with the streetscape and all of that. I think -- almost to -- with that style it almost feels like there needs to be a -- like more of it, you know, in terms of like surrounding -- like to create that neighborhood. So, you know, maybe as things grow around this you will get more of that. I think that is going to lend itself to having that -- that atmosphere and I get it now. Still not like -- with how small it is, I'm not a huge fan of creating three parallel driving places right there, but overall I like the project. I think it works well. I agree with Commissioner Holland on the color thing. I think it's the -- to me I -- I kept looking at it, couldn't tell what -- how many like units it was, because it didn't like match up, and not my style, but I -- the -- the architecture piece of it I like and I agree with the garage piece not being something that I would be concerned with on this development, so -- and also I don't see how you could -- I would -- I'm glad they chose not to turn the residence on the Franklin side to be sideways and creating -- by using common drives, I'm glad they went this route. It's a much cleaner look and I like it a lot better than if they had gone that direction, so -- Fitzgerald: Very much agreed. Commissioner Pitzer, did you have any comments to them? Pitzer: Yes, I did. I really like this. I -- I like the alleyways, because front loading the -- the main portion of the house where they are going to be walking and visiting with their neighbors and -- and the pathways between each four homes I think is very-- is very nice. As far as Commissioner Grove's concern about having three roads through there, actually, they are alleys and the ones in the north end, they are just used as alleys that -- people will use the main -- main street. Artwork. I feel for Matt. I don't know what he Meridian City Council Meeting Agenda June 4,2020— Page 52 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 49 of 50 -- what artwork you are going to have there as an entryway that's eventually going to go away, but I'm sure that he will come through with flying colors on that and I appreciate him putting in the open space. So, I think there is just more pluses in there and I was not part of the drag down from the original one, so I'm looking at this with fresh eyes, since I was not there for the -- for the last meeting, so totally in favor. Fitzgerald: Yeah, I think it's -- I echo all of your comments and, Commissioner Grove, I think your point is well taken. I think with the neighborhoods to the --to the west they can look at this -- and I think Matt's done a great job of setting it up that you could do this streetscape scene in other areas around there without any -- and we have got several of those five to seven acre parcels going to the west. Maybe they can use that as a -- kind of a -- kind of model going forward. But I think it looks very good. I think it's a new scene, a new -- new product for us in Meridian and I think it will be well utilized in -- in the Ten Mile area plan. So, I think this is one where we see -- they request things that don't really work, we hopefully helped the applicant get to where they got here in the circumstances, even though we did beat Matt up a couple times in the last -- that -- over that course of a couple of weeks I think he got beaten down, so glad this worked out. And so with that I think we are ready for a motion somewhere from someone. Not Commissioner Holland, unless you want to. Seal: Mr. Chair? Fitzgerald: Commissioner Seal, go right ahead, sir. Seal: I will take a stab at this. After considering all staff, applicant, and public testimony, I move to recommend approval to the City Council of file number H-2020-0039 as presented in the staff report for the hearing date of May 28th, 2020, with the following modification: That we recommend a waiver for provision A-F and that for provision A-G, applicant work with staff to determine the best placement and type of public art. McCarvel: Second. Fitzgerald: I have a motion and a second to recommend approval of file number H-2020- 00397, Ascent Townhomes, with modifications. All those in favor say aye. Any opposed? Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: Good luck, Matt. We appreciate it. And, Commissioner Holland, do you want to give us our final motion? Holland: Sure. Mr. Chair, I move we adjourn the Planning and Zoning Commission hearing for whatever date today is. May 28th. Fitzgerald: May 28th. Meridian City Council Meeting Agenda June 4,2020— Page 53 of 164 Meridian Planning&Zoning Commission May 28,2020 Page 50 of 50 Seal: Second. Pitzer: Second. Fitzgerald: I have a motion and a second for us to adjourn. All those in favor say aye. Any opposed? MOTION CARRIED: SIX AYES. ONE ABSENT. Fitzgerald: Thank you all. MEETING ADJOURNED AT 8:35 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED 6 1 4 12020 RYAN FITZGERALD - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK By Adrienne Weatherly, Deputy Clerk Meridian City Council Meeting Agenda June 4,2020— Page 54 of 164 WEI�DIAN�' ITEM SHEET Council Agenda Item - 3.A. Presenter: Estimated Time for Presentation: 0 Title of Item -Approve Minutes of May 21, 2020 Planning and Zoning Commission Meeting MA A ATTACHMENTS: Descri ti U loa Meeting Minutes Minutes 5/26/2020 Meridian City Council Meeting Agenda May 28,2020— Page 4 of 198 Meridian Planning&Zoning Commission May 21,2020 Page 62 of 62 that we have all had, because I think it's -- it's indicative of what we are going to be dealing with for a while. ACHD definitely needs to catch up. The legislature needs to understand that we are -- we need some more infrastructure and that's I think what we are voting on right now and our views of that and so really appreciate all the work of the city staff. I really appreciate the neighbors being involved in all this process and I think there is -- we are going to continue to have these really intense conversations about how we see the city growing. So, thank you for all your work. Thank you for the conversations and -- and we will keep moving forward. Schultz: Thank you. McCarvel: Mr. Chair? Fitzgerald: Commissioner McCarvel. McCarvel: I move we adjourn. Cassinelli: Second. Fitzgerald: I have a motion and a second to adjourn the meeting. All those in favor say aye. Any opposed? MOTION CARRIED: ALL AYES. Fitzgerald: Thanks, team. Really appreciate all your efforts. MEETING ADJOURNED AT 9.18 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED 5 28 1 2020 RYAN FITZGERALD - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK Meridian City Council Meeting Agenda May 28,2020— Page 66 of 198 WEI�DIAN�' ITEM SHEET Council Agenda Item - 3.B. Presenter: Estimated Time for Presentation: 0 Title of Item - Findings of Fact, Conclusions of Law for Idaho Central Credit Union (H-2020- 0010) by Idaho Central Credit Union, Located at 3152 W. Peak Cloud Ln. MM&W ATTACHMENTS: Description Type Upload Findings Findings/Orders 5/21/2020 Exhibit A Exhibit 5/21/2020 Meridian City Council Meeting Agenda May 28,2020— Page 67 of 198 CITY OF MERIDIAN V IDIAN;_-- FINDINGS OF FACT, CONCLUSIONS OF LAW AND ! DAHO DECISION& ORDER In the Matter of the Request for Conditional Use Permit for a Drive-Through Establishment within Three Hundred Feet(300') of Another Drive-Through Establishment on 2.03 Acres of Land in the C-G Zoning District,Located at 3152 W.Peak Cloud Lane,by Dustee Woolstenhulme,Idaho Central Credit Union(ICCU). Case No(s).H-2020-0010 For the Planning& Zoning Commission Hearing Date of. May 21,2020(Findings on May 28, 2020) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of May 21,2020, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of May 21, 2020,incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of May 21,2020, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of May 21,2020,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department,the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2020-0010 Page 1 Meridian City Council Meeting Agenda May 28,2020— Page 68 of 198 6. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of May 21,2020, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning&Zoning Commission's authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of May 21,2020,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-6F.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-513-617.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-513-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as determined and approved by the Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight(28)days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight(28)days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67,Idaho Code. F. Attached: Staff report for the hearing date of May 21,2020 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2020-0010 Page 2 Meridian City Council Meeting Agenda May 28,2020— Page 69 of 198 By action of the Planning&Zoning Commission at its regular meeting held on the 28th day of May ,2020. COMMISSIONER RYAN FITZGERALD, CHAIRMAN VOTED AYE COMMISSIONER LISA HOLLAND,VICE CHAIRMAN VOTED AYE COMMISSIONER RHONDA MCCARVEL VOTED AYE COMMISSIONER ANDREW SEAL VOTED AYE COMMISSIONER PATRICIA PITZER VOTED AYE COMMISSIONER WILLIAM CASSINELLI VOTED COMMISSIONER NICK GROVE VOTED AYE Ryan Fitzgerald, Chairman Attest: Chris Johnson, City Clerk Copy served upon the Applicant,the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: 5-28-2020 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2020-0010 Page 3 Meridian City Council Meeting Agenda May 28,2020— Page 70 of 198 EXHIBIT A C� E IDIAN -- STAFF REPORT .►a H o COMMUNITY DEVELOPMENT DEPARTMENT HEARING 5/21/2020 'T DATE: f t��fl�rti 0 jyP,,nd TO: Planning&Zoning Commission RUT C-N I-L FROM: Sonya Allen,Associate Planner 208-884-5533 C-C �R. C-C SUBJECT: H-2020-0010 RUT ICCU at TM Creek-CUP LOCATION: 3152 W. Peak Cloud Ln. C-C R-8 R1 I. PROJECT DESCRIPTION Conditional use permit for a drive-thru establishment within 300 feet of another drive-through facility on 2.03 acres of land in the C-G zoning district. II. SUMMARY OF REPORT A. Applicant: Dustee Woolstenhulme,Idaho Central Credit Union—4400 Central Way, Chubbuck, ID 83206 B. Owner: Brighton Land Holdings,LLC—2929 W.Navigator Dr., Ste. 400,Meridian,ID 83642 C. Representative: Aurora Riopelle,Lombard Conrad Architects— 1221 Shoreline Ln.,Boise,ID 83702 III. STAFF ANALYSIS Note:An application for a modification to the existing Development Agreement(Inst. #2017-113747, H-2017-0124) is currently in process and scheduled to be heard by the City Council on May 19`h; approval of the subject CUP application is predicated on Council approval of the updated conceptual development plan and building elevations proposed with that application. Staffs review of the proposed development plan for consistency with the design guidelines and goals in the Ten Mile Interchange Specific Area Plan took place with the Development Agreement modification application. Pagel Meridian City Council Meeting Agenda May 28,2020— Page 71 of 198 EXHIBIT A The proposed drive-through establishment is for a financial institution (Idaho Central Credit Union) and is subject to the specific use standards listed in UDC 11-4-3-11,Drive-Through Establishment,and the standards listed in UDC 11-3A-16, Self-Service Uses. Because the proposed drive-through establishment is within 300' of another drive-through facility(i.e. Happy Teriyaki) directly to the south, a conditional use permit is required. Staff believes the proposed site design as shown on the site plan in Section V.A is consistent with the specific use standards listed in UDC 11-4-3-11, as follows: 1)the stacking lanes have sufficient capacity to prevent obstruction of driveways, drive aisles and the public right-of-way by patrons; 2)the stacking lanes are separate lanes from those needed for access and parking; 3)no residential district or existing residence abuts the site; 4)because some of the stacking lanes are greater than 100' in length,an escape lane is required—Staff believes the lane proposed for ATM use can also be used as an escape lane if needed; and the drive- through is visible from Ten Mile Rd. for surveillance purposes. The standards listed in UDC 11-3A-16 require the following:the entrance or view of the facility should be open to the public street or to adjoining businesses and have low impact security lighting; financial transaction areas shall be oriented to and visible from an area that receives a high volume of traffic;and landscape shrubbery should be limited to no more than 3' in height between entrances and financial transaction areas and the public street. The proposed site layout depicts the drive-thru lanes perpendicular to and visible from Ten Mile Rd.,an arterial street,which carries a high volume of traffic. Low impact security lighting should be provided and landscaping limited in height as required for surveillance purposes; this may require some modifications to the existing street buffer landscaping along S. Ten Mile Rd. Access is proposed via a private drive aisle from S.Ten Mile Rd.that runs along the southern boundary of the site; direct lot access via Ten Mile Rd. and/or Franklin Rd. is not proposed or approved. The existing drive-through to the south and the proposed drive-through are separated by an east/west driveway from Ten Mile Rd.; therefore, no traffic conflicts exist between the two sites. Additionally, the property to the east is separated from the subject property by the Ten Mile Creek which is partially piped in this area within an easement. A landscape plan was submitted that depicts parking lot landscaping for the site in accord with the standards listed in UDC 11-313-8C. Street buffer landscaping was installed with development of the subdivision along S. Ten Mile Rd. and W. Franklin Rd. Conceptual building elevations were submitted as shown in Section V.0 consistent with those proposed with the concurrent Development Agreement modification application. Final design shall be consistent with the terms of the Development Agreement, the design standards listed in the Architectural Standards Manual and the design guidelines in the Ten Mile Interchange Specific Area Plan. A Certificate of Zoning Compliance and Design Review application is required to be submitted for the proposed use prior to submittal of a building permit application to ensure consistency with these standards and guidelines. IV. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit with the conditions included in Section VI per the Findings in Section VII. B. The Meridian Planning&Zoning Commission heard this item on May 21, 2020. At the public hearing,the Commission moved to approve the subject CUP request. 1. Summary of Commission public hearing: a. In favor: Mark Heazle, Applicant's Representative b. In opposition:None Page 2 Meridian City Council Meeting Agenda May 28,2020— Page 72 of 198 EXHIBIT A C. Commenting None d. Written testimony: Mark Heazle,Applicant's Representative e. Staff presentinggpplication: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony a. None 3. Key issue(s)of discussion by Commission: a. The location of the parking in relation to the entrance of the building and pedestrian safety. 4. Commission change(s)to Staff recommendation: a. None 5. Outstanding issue(s) for City Council: a. None Page 3 — Meridian City Council Meeting Agenda May 28,2020— Page 73 of 198 EXHIBIT A V. EXHIBITS A. Proposed Site Plan(dated: 5/14/2020) W,FRANh11N ROAD N CUP BffE PLAN --�?_ --o-- -?Y- - 14dNlY Map Key dN 1ea Legexd +oel \� - �` -- -_ •"",.��........a TEN MILE BRANCH ao- z G ICAHO CENTRAL! � g� �a~ cal:on uxlox - .bl�� PN'�ITeY,Ie wmm�.wd L If ;' Lr L Y * PARGELI __ ,..r. IDAHO CENTRAL CREDIT UNION a , NOS.it cx�rtwwcn u.rts f g MF FloodpWFl No*M Project Idormation and CoMacte 0 ...w...... r 1 i � .m a 2`y - G m SIT .. yxp , j— 6 P-________-� _ .,. r EPLAM'W.PW CLOUD IN(PRIVATE) Page 4 Meridian City Council Meeting Agenda May 28,2020— Page 74 of 198 EXHIBIT A B. Proposed Landscape Plan(dated: 1/23/2020) W.F;m!LN xow PROJECT INFORMATION LANDSCAPE LEGEND ID 11=1L 107 CALL01-IT LrQI LANM;1-APE RECLIFIEMENTS ---------------- FLANT SCHEDULE LIA LANDSCAPE NOTES TURF AREA PREPARATION NOTES: mnw- j K j. TOPSOIL NOTES r-,N V=— PERENNIAL PERENNIAL8 G ROUNDCOVER =Zltl—NI MEMUNICN 2 MU� DECIDUOUS TREE PLANTINR • 77: 4=AREA 40 11 NOTES, 4YEED ABATEMENT Om- F.Aw-F.MP NOTE81 7 @EDGING .a7l-7; :.7 wz--- U[I IRRIGATION NOTES: ===rx ANTER BED CUT EDGE W.- Tm. PROTECTION3 TREE DETAIL L1,5 Page 5 Meridian City Council Meeting Agenda May 28,2020— Page 75 of 198 EXHIBIT A C. Proposed Building Elevations/Renderings ----- ------ -- ----� fis I It --Q TENW E Un...ti.,,na i., r wsoinr vu,icn ERANc:f �,I —.,—TH ELEVATION f 1 NORTH ELEVATION m w��` �'wsacrr e.smoxz r uuixc ,. rnvw rmxca,.... IOAHOCENTRAL s a c REINT UNION i ( WESTELEHATIQN ..",',•"", wso«ar�.�. P '� OtJ ...v E%SERIOR ELEVATIONS f,1 —a49 MATERIAL PALETTE EAST ELEVATION r TME A4.0 Page 6 — Meridian City Council Meeting Agenda May 28,2020— Page 76 of 198 � k k y .mar• �, �- - � Vi � .. 'I � � .:fir � �i ►- _ EXHIBIT A E , .- Meridian City Council Meeting Agenda May 28,2020— Page 77 of 198 EXHIBIT A VI. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING 1. Future development of this site shall comply with the existing Development Agreement(Inst. #2017-113747,H-2017-0124) as amended with H-2020-0016.Approval of the subject conditional use permit is predicated on Council approval of a modification to the Development Agreement to update the conceptual site plan and building elevations consistent with that proposed with this application. 2. The site plan and landscape plan submitted with the Certificate of Zoning Compliance application shall be revised as follows: a. The stacking lanes, speaker location, and exit lanes shall be depicted in accord with UDC 11-4-3-1113. b. Landscaping within the street buffer along S. Ten Mile Rd. shall be designed and/or modified, as applicable, so that the ATM and drive-through lanes are open and visible from the public street(i.e. S. Ten Mile Rd.)for surveillance purposes as set forth in UDC 11-3A-16A and 11-4-3-11C; landscape shrubbery shall be limited to no more than 3' in height between the ATM and the public street as set forth in UDC 11-3A-16C. 3. Compliance with the standards listed in UDC 11-4-3-11, Drive-Through Establishment; and UDC 11-3A-16, Self-Service Uses,is required. 4. Low impact security lighting shall be provided in the area where the ATM is located as set forth in UDC 11-3A-16A; such lighting shall be depicted on the plans submitted with the Certificate of Zoning Compliance application. 5. A Certificate of Zoning Compliance and Design Review application shall be submitted for the proposed use prior to submittal of a building permit application. The design of the site and structure shall comply with the standards listed in UDC I I-3A-19,the design standards listed in the Architectural Standards Manual and the design guidelines in the Ten Mile Interchange Specific Area Plan. B. MERIDIAN FIRE DEPARTMENT https://weblink.meridiancity.org/WebLink/DocView.aspx?id=183906&dbid=0&repo=MeridianCit X C. BOISE PROJECT BOARD OF CONTROL https://weblink.meridiancity.org/WebLink/DocView.aspx?id=183793&dbid=0&repo=MeridianCit Y D. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridiancioy.orglWebLinkIDocView.aspx?id=184488&dbid=0&repo=MeridianCit X E. ADA COUNTY HIGHWAY DISTRICT(ACHD) h yps://weblink.meridiancity.org/WebLink/DocView.aspx?id=184835&dbid=0&repo=Meridian Cit Y Page 8 — Meridian City Council Meeting Agenda May 28,2020— Page 78 of 198 EXHIBIT A VII. FINDINGS Conditional Use(UDC 11-5B-6) Findings: The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The Commission finds the site is large enough to accommodate the proposed development and meet all dimensional and development regulations of the C-G zoning district. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. The Commission finds the proposed financial institution will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section V of this report. 3. That the design,construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds the design, operation, and maintenance of the proposed use will be compatible with other uses in the vicinity and with the existing and intended character of the Ten Mile Interchange area and will not adversely change the character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. The Commission finds the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section V of this report. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures,refuse disposal, water, and sewer. The Commission finds the proposed financial institution will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The Commission finds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes,glare or odors. The Commission finds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) The Commission finds the proposed use will not result in the destruction, loss or damage of any such features. Page 9 Meridian City Council Meeting Agenda May 28,2020— Page 79 of 198 EXHIBIT A 9. Additional findings for the alteration or extension of a nonconforming use: a. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, This finding is not applicable. b. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This finding is not applicable. Page 10 Meridian City Council Meeting Agenda May 28,2020— Page 80 of 198 Planning and Zoning Hearing Outline and Presentations Planning c Zoning Commission 44eetz'ng -way 28, 2020 � r h Item # SA: Gem Innovation School AZ/Zoning FLUM ZONING AERIAL Legend Legend Ur, Legend - F L RU lenLity t E Medium Density ■'- Residential 7 R:e>ii e ■ .. 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S Iu1�11N1■! •' �F�'`I_.'� -..� Residential J• i ? Concept Plan \ 1 GENERAL NOTES: pig EXLSTmnIu4s0oM' G7ERAL E45EMtiN7 ALL DIMENSIONS SHOWN TO CONLREfE d1R6 AND GUTTERARE TO BPLKOF CURB UNLESS OTHERWISE NOTED. Alf NLLOWANNTMPRERFRENALLBEd'WIDE.EANBAROPARgNGEPACE38H0.LLBE MARKED PROMUEIN YELLOWANOSARRIERFREE9UROL-INBWE.EA CHHAARIERUMPESPACEB,MDEEPRPMEO WFUTUREMULTI-USEPATLNYAY WITHAPAINTED PAVEMENT SYMBOL,0.PRECAST CONV,YtETE BUMPER BLOCK,AND ASICN PER (EYCTHERS) THE MANUAL OF UNIFORM TRAFFIC(ONTROLSNEGHBIXiHO m PEDESTRIAN x CONNECTION I� , II 6 F-TALL 0IN LINK FENCE SY/INp LATE WITH FIRE PROTECTION (MICRO PATH) 0 SITE DATA �TSZ w CMTED BLACK T / HPRVWAP.£—�BR-I-n - Tax is — PRO-PCSFD 30'WATER � E &GACRLFS MNL5 SET) PT URBAN TRANSITION SR IIXG7W 774A.71 PRO OSEDZONING: R15CURRENTONIiG' W Sol EE� SM � — I ! DIUHFDESIttPE510ENTIAL R PROPEuuS Fnu 7T l✓FAR&f0..0TNG CN F— --l'— /�E,y nyG MINIMUML�� N. d6'- �� n I o I XI'tI fA50A1 MAXI MIIMBUILDINGHEIGHT . `- I LA EA PROPOSED ZONING:R-IS t EASEAtENF FRONT 6uaowcsLNanCK: Gs• M.IVMf-Hf1 DENS"I I111DEN77AL 'm3 d — BIDE BWLUING BE113MN. 9 PAQv'SEO USE'EpUCAiIGNAL FAGYI I REAR T ILANNG 9EISACII 1]' HARD TOP PLAYAR-- " I STREET DWDSGPE BUFFER GS IMCDFRhNITi RQAD) II I Y 3S 3.0 � 1B7,7' PROPOSED6VILDINGSME. 44G95 SFT o 1 �PROPOSED PLAY FIELD - f i PARKNG DATA: MASONRY DUMPBTER BIKE RACKS I m REOUIREDPARMNO 1GBSPACES R 53 ENLLOBURE(SEE m i I I (1 SPACE PER406 SFF OF GFA 68,39E $I IIm 9 n ARCHITECTURALPANSI — a -ID&M SPACES) y,O� EI PARKIN E 9.G PRGPCNSED I - I 'a PROPOSED G. -BLADES WWATm _ I (IN INCLUDES 5 WRIER FREE SPACES (55 SPACES BEHIND BUILDING FACE) 6 BASEMENT {' i AND II NSITORBPACES� j Hm PARgNGSPACE: 4x 19 DRAfFA SLE S•N 46.0 50.7 YO' G.G' I.M' 76D PROPOSED TETHEP9ALL 2E.B AREA � REQUIR DM 26'MIN_ 1` 129.8' 19S 46' 19S 6. _ Zp AREA I I m [ RE9LIIREOWCYCIE5 VE41CL: SSPAGES � 1l (1 SPACE PER25 VEHICLE SPACES PROPOSED PLAY GIRULTURE `3 ` •8 '44 SPACES) PROPOSED m TE .�... I I PROPOSED BICYCLE PARKI NO 125PALE5 STORMATER PROPOSE 3 ... BASIN FFE•29295G I 1 Y-- m DOTING DATA'. d2 ggg 6PT TRANSFORMER m E%ST NG SPEED LIMIT �M%-(MLDEA1dOTT ROAD) 3.P iRWJEFORMER 5 _ PROPOSED ZY '�I � II II `� PROPOSEOBPEEC LIMIT WRING BCJi00L HOURS MMPN p WATER EPSEMENT FT - - — 5G.7' 9. 76.0' P6,0' 1P➢' TBA' 9G,9 IBA' a -- 46,6 m 2P 9FI - .I Y,P 1.0' Iry NEIGHBIXU100D—J - VENEMION [ --__� _____ o__-- SUS OROP-0FFAREA(ALONG yl I 14'MULTNT CONNECTION _____ z�— __________ ______ FIRE DEFT. I E0.BEAIENT 1 CURB ONLYt 1 130LLAWS I6] ` —. 1 i— FIRE�EPT BDLLAHM(8 t—ASS LANE(NO DRCP-0FFOR PICKUP) BY PASS LANE$0 DROP-0FF OR PMHTE) t I 1 pgppgBEp ______ _____________________________ t 1@MULTId)SE _ I PATHWAY WSRIXi PARKING (LEND FD && —_ 119PACE3�t Y5' su SEWER EASEMENT �3 `SECONDARY \ PROPOSE➢ _ B'& 6 8' 9' 8'8' D - - ! EXISTING LEGEND 61CJJ STORMWATER ; y 'HOLDS. I I I W BASIN STORMUVAT£R I i ® CONTRUI-INT T O PROPERTYIRON ® NAIL IN WASHER (, / BASIN MGNVM ENT y t I `t ® TF0.5TMONUMENi BRASS CAP ALUMINUMW 33' PPDP09E0 \ I2T [ MONUMENT MONUMENT ` ETDRMWATER / ---] BITUMINOUS I6S' 16.6' I BASIN AVAILAELEQUEUINGLENQVm1,514' — _ - — I • - __ - - .— .—.. I H PROPERTY LINE MULTILSE PATHWAY I� l — — Y. ELECTRONIC SIGN /� —'—'—'—' CENTER LINE ------- NE 35 LANDSCAPE BUFFERS __ _ @r OTHERS) _——_ —_�� ❑� PITDPGBED wERnEAD ELEcmlc NPRONT RWIDM1Gf �l L� BEAM SCHOOL -t _ ... _t _ yq _ PROPOSED LEGEND HALFSTREET ROAD CONSTRUCTION PROPOSED 14' PROPOSED IO' ' BF 9ARRIERFFEESIGN v MSIT PAPoDNG SIGN F HREIUNESIGN _----- ------ MULTI-I15E EPAIENT MULTI-USE PATNWAY - _ m m _ _ _ _ _ _ _;T�RApEAR�YFE BVS ENTRY __ mSJf°WVdW SdR9T ,W11°006d'F iTRSG E4TPAZELiNLY SIGN SR1R19dd'W 134S M13' �� BUMPFA BLOCK }UNONGPRE4 SIDEWALK RAMP " N.MCDERMOTT RD. " W HYDRANT .TRAFFILFM n SCHOOLFLkSHER ® concRETESIDewux PRpPOBFU] CONCRETE PAVEMENT SCHIXIL FLASHER ® STANDARD GUIY IHTUMINOVS STAN.ED LURE&GVRER LANDSCAPE CURB PUNDIBPSIN a 5U S Cok Rtl `Y'!\ All YbA a� ionise.1083]OB Landscape Plan I� t, tom` — u �' �` � � "``� � � :� � t� cy G ��7; � �'-- -� � � � - � ❑ T LANU3C0.PE BUFFER REQUIRENIENTB-775 LINEAR FEET. - 1 TREE EVERY35 FEET TREES FEUUIREU:22 T FESFROVIOEU so I � h w I. _ I _ 7I f2 IL� � � 1 ' 3 f4 t l . 7I °T1 I �" snO w M w y¢ =¢a I I. — rjo 1 _ �I '" � � � ` •• i III° tl� i � � 4 I I LL I �w !- 5f � I -► � i � ,.{ �1 �:III ��"- ,� W I r r -I: - Via_ ,• � „ - = P `, , -y ° oo, + — I 14 -------------------------- ConceptualElevations JIML� EVE V�av a o rc.0 ----------- -------------------------------------------------------------- . r_______________________________________.. ------ T 5 n WEST ELEVATION h' 1z a 1s 1z 12 10 10 Y RO 1l 14 'a 14 1612 Z �u wi 10 IB — 16 11 16 8 4 8 1i C L ] tt ] 5 1] n SOUTH ELEVATION 3 14 17 15 78 9 ib -] 17 17 4 Q 14 01 EA_ 31 n EAST ELEVATION 10 t� �✓�z`L J.�L �L-L�- � :. 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'F BOISE MER I DIAN,ADA COUNTY,IDAHO I !I 1 ' r F rwsmE s�.0 LEI 4 °"mr ll"r 4 a;° �'`,': �, ��s��L w.oisiwxo noio- $ $ x NCI Pi ECTi1TE TI Tl s $ q 1 �� g ENGINEER DEV—PER g o j`�-L; �� CIVIL INNOVATIONS,PLLC 50UTHPOINT ESTgTES,LLC \ II',1n. e s%e ss 0 n q t m: a� _ VICINITY NIAP �,ov+c q•r sr \ 1 bg r s xWC¢I rE� y�,I,.yp''c< >:,sN sf .,kj i �� sll''1b� 11 Y� ,m_m n 3z - - PPEIINIMWPIAT NJ�lES ��/h P.i�o�� V -- uuxes ,u nax xus,mmexs urxevm sxnswi emr muvuessmm�r�of reuouxo,rmse iwemxnean ae aooxeo -8'P Si huaz cx�nror war zxenc En anrc.revr arm so msnarz uuccxnr r r<rrmrassxnv wtmm wedsrs os srwouxssnf arvorufsouuern rmr arnrt , xEeoexnunrsn etx_ vs�vixdmsme. ov oven macewmrnoruzorueFr. ..fit n. axc�rawzr ssiserL11 11U. 1' nrvxe nn suensxrrnrvr wmwr a_ c d s ° ff'y�ey � �1 nsnexrfw.rtrtcm,nwie muzxfu:wruxu,rew�nnzvec��,x,wrauaww..ruwe xu,w�eue x,u 3 w¢ � �A xr,cs REB OENnu GRo9c oEne 1.louuc ..,t � re � Cur,us AI Q g 1� ssoz si A�4 =®sr >�ef 9 ecurEooa[u see„[PweEnracF rrz cau is de dv xn awramf nfsnr¢ec rvaf rrezdromim xdfsfmaezrre '� C 'S roru Erns ev mmwvdm nss.t. weu _ crtu of d�mnufndzrvw _ a B�1 !gi R 4 e:_ r. u cc,xov zors 6 r ms rrxsumxr«rtw rtwxt,nxvaxv n' 1� 10 8 � senor xst w.meuovwanm..wawln as m_mArmollenF. - N sw - d ILA IF �g ®�xx.�Wa .E and raxyr m.eu �rerm — A II 9 >,ets f �mxsr 5 men EF a s cows � _ �'. N 5.V 91 AI rn - IY390 x " a sa radrs L A lag A m �.- ?P:�r r,r - I I BLoexz ' e - z�s wen �I�, cxf5z 5 MOIE� rneM� Lu \h\ cnT I �y 1 na.Ezxes er �sF.aw�esr9iesu aemsuao.m ssr.eeexoar i el,aaza✓_'�•. �. -a �� _ — % TYPICAL LOCAL STREET SECTICN(AT@CHEFl SIDEWALK) a ITo mda.N.eee_am,r a rn ILE r' M]45ZPN 9A80 e / / ,v.r rn nusww hz .wrvosduumv ccv SiLm MATE: /r��, j f ucn¢n xwwra s'"n i s ,sumue mx- sueomannot r t N TYPICAL LOCALSTREEi SECTION(DEAITACHED SIDEWALK] r.rrdm� ���x e�v.dt0 rEnr sc¢� us,arry � rv,rwu<,wrr.r,s srarnnss+ve 1C I � P" --rj -[.00J -,-.001 iE I va ions r The proposed homes are one and story homes ranging in size from approximately 1,8D0 square feet to 2,2DO square feet. We are proposing 53 detached single-family homes.The proposed homes are comparable in terms of architectural design and square footage to homes in the immediate vicinity. The following elevations and floor plans are meant to be examples of what could be built in the development and are subject to change. Ili, UPPEULL GRILL OAT-EX 'gcal EAT 101 x 10 PATIO FurroP F. 4'�etlmp 30'e10' N l�E+vla s SLEEP M pRfAfA 1 ',,z' L ana �� 9'�elln9 i +3 wRw IY,I`' I� say I 4 ............................. 1 1 I � wow WATCH _ — /j}y i ��� � 9'eelEvl4 �' —� U 4�% 16'K2,' � AS ,� Ilk 99�{ii.a E-JldE.1Lry'l�r — OPEN 1 ORIIiL 11 EAT SIFCF 42 SLUG ELEEfi f3 . 1 X11 r.CY 1 I SLEEP# I I _... ... __—...—..—__ V-11in - I - i, T51,t4N ;••I�� � `i' StORE ,a':n9 WA-OH Q OPT.1AMFERIBATr1 �I 4PT.dC'�fi ROOM yCWL S 51'JI, TANI3'i, � — ' cnNTE�IPORARY NOTE:Furmecr 3tnllctlm EET; I WASH $ If theatU ma i, ' 9 p' DEWSLEEP#4 10'�tl„a � U E&TH 10'CcIlrg PARK[�CARi 7 GREET gillnr� t7•n OPT 3 rec PARK i 'ARRIVE SLEEPJB seta Y .11ing T,,yy F,I 11E17LEVEL bRRIVE -RI MAIN LV BUYG�:Us'h' _.-ExER AOA� LMIC BLOCK i l4k , - +fJ+ � i i I L 4 � Q.l 1 11.r ,F I I � LINE Ll �r x ry{y I� { • v �. 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GEMI PAXEL I � � WAYf•JIEE RLSFI STEPS — - .r .. lllj Twol.r�E rwrea wXM . �sl.aTrEncwfEPX _+a_ h .- -. .. - � wufr nwN sum Mom 1 1P. - d I VY.FRANKLIN ROAD —22! -' _ Scale:V�100'4' MO ASCENT TO►NNHOMES ° 2 ASCENT TOWNHOMES � 2o03d �e LANDSCAPE COLOR PLAN —__ MERIDIAN, IDAHO MERIDIAN,IDAHO = �� OPEN SPACE EXHIBIT X2.0 Q ASCENT SUBDIVISION On-Street Parking Exhibit ON—STREET PARKING 32 SPACES go 41' 36' t 0 i 99' N nF Q to N N e 4 a N C4 ILL N � C14 �C9- N Y [V N N ¢ N N a fl' 99' s"q Icl 99' 20 SPACE o J J Q mN m $2' p _ N w 3$' 41CL ' I N d N m 37' ATTACHED WALK/NO PARKING cli N OD ro ■ 39' 1 25'25' 29' 29' 25' 25' 27' 27' 27' 32' . r j Conceptual Building Elevations for Front-Loaded Attached Units Revised to include indlv1dual garage doors & roof brackets FRDF EL---.'ATION #. II LEFT ELEVATIONS COLOR-ASCENT M.rr RFAR FI F VATION 3�T:ELEVATPONS COLOR-ASCENT � ' 'I I I ' I I •. . • ' III i II / ' Fis 11 a mill � ■IME g. ■k■■ 1k■ ■■■ ■■■ i!1■F r ■ ■■■ ■aar ■i■ ii li ■1! ice. E31■k i ■ ■■i _:c -r_.--�:�-':r, � MW yi r �I III III! I��IIl II vmMmill - - _ w � I � E mI �� : Ian . © =: .. 111 NO Now ed Ao raw i r i C Li I La {. ■W Changes to Agenda: Item 5A: Gem Innovation School(AZ H-2020-0043) Application(s): ➢ Annexation and zoning to R-15 to allow 42,000 square foot school Size of property,existing zoning,and location: This site consists of 8 acres of land,zoned RUT in Ada County, located at 5390 N. McDermott Rd,approximately%mile north of the W. McMillan Rd/N. McDermott Rd intersection. Adjacent Land Use&Zoning: R-8 to the north, R-4 to the east, R-15 to the south, RUT in Ada County to the west.Vacant land but much of this comprises the Oaks and North Subdivisions which are presently building out. History: N/A Comprehensive Plan FLUM Designation: Medium Density Residential Summary of Request: The Applicant is proposing annexation&zoning of 8 acres of land with the R-15 zoning district to develop a 42,408 SF 1-story college preparatory school for grades K-12. Enrollment estimate is approximately 600 children.The applicant is Gem Innovation Schools. The proposed annexation area is contiguous to City annexed property and is within the Area of City Impact Boundary.The FLUM designates this property as Medium Density Residential. The applicant is requesting the R-15 zoning district because schools are a permitted use in this zoning district and would result in a more expeditious review. Because adequate schools are so strongly emphasized in the Comp Plan,staff finds the proposed annexation to be generally consistent with the Comp Plan. Several large subdivisions have been approved recently in the vicinity.This includes the Oaks North and South which comprise approximately 1,000 lots total. Many of the lots in the Oaks South are presently building out.The proposed school and adjacent neighborhoods are generally developing along similar timelines and the school is proposed to be integrated into these surrounding neighborhoods via an internal road at the north and several pedestrian pathways.The first pathway is a 14'wide pathway at the south perimeter of the property which will begin at N. McDermott Road and run along the Creason Lateral at the south perimeter of the property.The second pathway is a pedestrian connection into the eastern portion of the North Oaks neighborhood at Double Rock Road.There will also be a 10' pathway constructed along N. McDermott road. Staff does have concerns with the amount of paving that is required for the parking areas.Staff believes a more efficient design could be employed which would result in less paving and more landscaping.This will be discussed at the time of CZC.There has also been some discussion regarding Gem Way to the north. Currently this road directly abuts residential properties in the Oaks North Subdivision.Staff believes there should be buffering to the north of Gem Way.The applicant originally believed there would a landscape tract installed by the developer of Oaks North, but has later discovered this is not the case.The applicant and staff have discussed this issue and the applicant will propose language that will require a 10-foot wide buffer north right of way line of Gem Street and individual residential lots within the Oaks North, the final design of such will be coordinated by staff and the applicant at time of CZC. ACHD requested a traffic study, and has responded that they have no issues other than they will need to work with the applicant in regard to where school zone flashing lights will be located. There are several items that will be clarified. Staff originally noted there would be a 40' buffer along N. McDermott Road,this is actually 35'.Staff also noted the sidewalks would be 6'whereas they are proposed at 5'. Finally,conditions of approval noted the Creason Lateral should be tiled whereas the applicant states this has already occurred. Written Testimony: [name(s)]-[issue(s)] Staff Recommendation: Recommends approval with conditions.Capacity and availability of educational facilities repeatedly mentioned in the Comp Plan and in public hearings. Notes: Applicant is responsible for constructing pathways along N. McDermott Road and along Creason Lateral Staff believes the parking lot and drive aisles should be revised to reduce the amount of asphalt and preserve trees. The applicant and staff have not come to agreement regarding a required landscape buffer north of Gem Way. The Applicant has requested "waivers"from the tree preservation mitigation requirements but this will be addressed at CZC. Some clarifications regarding width of buffers,width of sidewalks and ownership of adjacent ditch need to be clarified. Possible Motions: Approval After considering all staff,applicant and public testimony, I move to recommend approval to the City Council of File Number AZ H-2020-0043,as presented in the staff report for the hearing date of May 28, 2020,with conditions as listed. Denial After considering all staff,applicant and public testimony, I move to recommend denial to the City Council of File Number H-2020- 0042,as presented during the hearing on May 28,2020,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2020-0042 to the hearing date of(insert continued hearing date here)for the following reason(s): (You should state specific reason(s)for continuance) Item#513: Franklin Storage(H-2020-0033) Application(s): ➢ Annexation and Zoning Size of property,existing zoning,and location: This site consists of 5.143 acres of land,zoned RUT, located near the half mile mark between S. Eagle Rd and S. Cloverdale Rd, on the north side of E Franklin Road. Adjacent Land Use&Zoning: Industrial to the west; Railroad directly to north(Lewis&Clark Middle north of that); RUT to the east; Vacant land with L-0 zoning to the south. History: N/A Comprehensive Plan FLUM Designation: Industrial Summary of Request: The proposed annexation is for 5.143 acres of land and a requested zoning designation of I-L, and this application is only for annexation and zoning and the associated new development agreement(DA).As noted, the subject site is labeled as General Industrial in the City of Meridian comprehensive plan.This future land use designation allows a range of uses including warehouses, light manufacturing,flex space, and storage units. The Applicant has provided a concept plan depicting a self- storage facility that Staff is not approving with this application. Staff believes that tying this annexation and subsequent DA to a specific site plan could create difficulty for both Staff and developers in the future. For example, if the concept idea were to change,as markets sometimes dictate, Staff believes that a site that is only annexed and zoned I-L is a better fit for the City of Meridian than a property that is tied to a specific self-storage site plan.Staff supports this annexation and zoning but does not believe a self-storage facility is the highest and best use of the site.Thus, this annexation will be recommended to not be tied to a specific site plan. This Applicant intends to develop this site as a self-storage facility,which is a principally permitted use in the I-L zoning district.As stated above,Staff does not see this use as the highest and best use of this property. Nonetheless, Staff has reviewed and analyzed the submitted concept plan but will not be providing conditions of approval to correct any issues noticed. Instead, Staff offered these comments within the analysis in the staff report. Access to this site is proposed via extension of an industrial collector roadway, E. Lanark St. Direct lot access to E. Franklin Road will be prohibited except for an emergency access that is required to meet the two points of access requirement if the use of self-storage comes to fruition. E. Lanark St. bisects the subject property and therefore requires the property to be subdivided prior to future development. Because of this,the City will have the opportunity to fully analyze and condition the site-plan that will be submitted with that application. In addition,any new industrial or commercial building will also be required to apply for Certificate of Zoning Compliance and Administrative Design Review which gives Staff another opportunity to review this site and its design. E. Franklin Road is designated as an entryway corridor on the Master Street Map(MSM). Because of this designation, buildings should be held to a higher standard than the traditional design standards for industrial buildings. Staff has previously required adjacent industrial buildings to adhere to the Commercial building design standards rather than the industrial.Therefore,Staff is also recommending a DA provision that any future building(s)on this site comply with the Commercial architectural design standards. Written Testimony: None Staff Recommendation: Staff recommends approval of the Applicant's request for annexation &zoning with the requirement of a Development Agreement with the conditions noted in Section VIII.A per the Findings in Section IX of this staff report. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2020-0033,as presented in the staff report for the hearing date of May 28, 2020,with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2020- 0033,as presented during the hearing on May 28,2020,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2020-0033 to the hearing date of(insert continued hearing date here)for the following reason(s): (You should state specific reason(s)for continuance) Item#5C: Sagewood West(H-2020-0038) Application(s): ➢ Annexation and Zoning; Preliminary Plat Size of property,existing zoning,and location: This site consists of 10.41 acres of land, currently zoned RUT, located at 1335 W. Overland,approximately a'/4 mile east of Linder Road. Adjacent Land Use&Zoning: History: N/A Comprehensive Plan FLUM Designation: Medium Density Residential/Commerical Summary of Request: This application is for annexation and zoning of 10.41 acres of land with a preliminary plat consisting of 53 building lots and 7 common lots,one of which is a common drive that serves three(3) homes.The applicant is requesting an R-8 zoning designation which is an allowed designation under the future land use designation of medium density residential. The proposed zoning and density is also consistent with that of the surrounding development. The proposed development is in close proximity to existing employment and shopping centers.Within a half mile is a Wal-Mart, assisted living facility,water-park, school,and the commercial intersection of Overland and Meridian Road.These businesses offer both services and employment opportunities within walking distance of this subdivision. Therefore, Staff finds development to be generally consistent with Comprehensive Plan policies and objectives. There is an existing home on the subject site and will be removed prior to development.The existing home has access to W.Overland Road but this Applicant has elected to close that access. In lieu of an access to Overland Road, all accesses to this development are proposed via extensions of existing local streets; two from the east,and one from the south. In addition to these accesses,staff has recommended a condition of approval to make the proposed common driveway also serve as an emergency only access for the adjacent parcel to the west.Staff is currently processing a land use application for a commercial development on the property to the west and interconnectivity is an integral part to both of these applications.That application involves a rezone application that is proposing to change the zoning from residential to commercial but there is no guarantee that that application will be approved and the existing residential zoning could remain.Therefore, Staffs condition of approval regarding this is based on whether the parcel to the west develops as commercial or residential. In the very southwest corner of the subject site there is a small sliver of open space located at the rear of Lot 26, Block 1 that does not have adequate visibility for emergency and police services.The Applicant is currently incorporating this odd sliver of land into their plat in order to help the City fix a surveying mistake from the past. In discussions with the Applicant,Staff has requested this property owner work with the property owner to the west to transfer this area to them. In doing so, this area will no longer be tucked away in a corner and would be usable space by that property owner. Staff has included a condition of approval for this request and the Applicant has agreed to this. The Applicant has submitted sample elevations of the single-family homes for this project as depicted in the staff report. The single- family homes are depicted as both single and two-story structures with two-car garages and a variety of finish material combinations. The homes are also shown with optional enhancements, i.e. larger garages or a different master bathroom layout. The submitted sample elevations appear to meet the design requirements for single-family homes. A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B is required for this development. Based on the proposed plat of 10.41 acres,a minimum of 1.04 acres of qualified common open space should be provided and one(1)site amenity. The applicant is proposing 1.25 acres of open space(or 12.04%) consisting of common lots with open space, located on larger lots on the end caps of blocks. In addition, the Applicant is proposing pathways along the northern property boundary that connect to W. Overland Road. The open space lots at the south end of the development provide two(2)amenities,a picnic area with public art and climbing boulders; these.The other proposed open space within the north area of the development contains the micro-pathway and added pedestrian access to Overland Road.As proposed,this linear open space located behind the building lots along the northern boundary does not meet UDC standards for qualified open space because it is not open on both ends as required by UDC 11-3G-3B.Without this area, the amount of qualified open space is reduced to about 0.9 acres which is below the required minimum 10% qualified open space. Since completion of the staff report,the Applicant has amended their plat to meet some of the conditions recommended.The applicant has addressed the condition regarding the linear open space lot located behind building lots 1-10 and the emergency access to the adjacent property to the west.According to the revised plat, this area now appears to meet the open space requirements and should be included in the open space calculations.To be clear,the revised plat will satisfy Staffs questions surrounding the amount of qualified open space.A revised landscape plan and open space exhibit should be provided to ensure congruency in all plans.Staff and Fire have agreed with the location of the emergency access and its dimensions.The Applicant will provide specifics on what conditions they would like changed after submitting this revised plat. Written Testimony: None Staff Recommendation: Staff recommends approval of the requested annexation and zoning with the requirement of a Development Agreement and approval of the requested preliminary plat with the conditions noted in the staff report. Notes: Possible Motions: Approval After considering all staff,applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2020-0038,as presented in the staff report for the hearing date of May 28, 2020,with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff,applicant and public testimony, I move to recommend denial to the City Council of File Number H-2020- 0038,as presented during the hearing on May 28,2020,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2020-0038 to the hearing date of(insert continued hearing date here)for the following reason(s): (You should state specific reason(s)for continuance) Item#513: Midgrove Plaza(H-2020-0029) Application(s): ➢ Rezone ➢ Preliminary Plat Size of property,existing zoning,and location: This site consists of 12.84 acres of land, zoned I-L&C-G, located at 1450 E. Franklin Rd.at the NWC of Franklin &Locust Grove Roads. Adjacent Land Use&Zoning: North: RR tracks&industrial property,zoned I-L South: Franklin Rd.&vacant/undeveloped land,zoned I-L&rural residential property,zoned R-40 West: Industrial property,zoned I-L East: Locust Grove Rd.&undeveloped industrial property,zoned I-L History: This site was annexed in 1996 without a DA; a CUP/PD was approved at that time that has since expired. Comprehensive Plan FLUM Designation: Commercial (southern 5.8 acres)&Industrial (northern 7+/-acres) Summary of Request: Rezone of 1.96 acres of land from the I-L to the C-G zoning district.The area proposed to be rezoned is designated as Industrial on the FLUM. Because FLUM designations are not parcel specific,an adjacent abutting designation,when appropriate and approved as part of a public hearing with a land development application, may be used without an amendment to the map.The Applicant requests the abutting Commercial designation apply to the area proposed to be zoned C-G. Because the rezone is proposed to coincide with proposed lot lines so that two(2)zoning districts don't exist on one property, Staff is amenable to the request. At this time, no buildings or users are planned;the property is proposed to be subdivided and infrastructure installed for future development.The property is intended to develop with commercial and industrial uses as allowed in the C-G and I-L zoning districts. A Preliminary Plat is proposed consisting of 6 buildable lots on 12.84 acres of land in the C-G& I-L zoning districts.Access is proposed via(2)existing curb cuts on Franklin Rd. —the access closest to the intersection will be restricted to maintenance vehicles from the City, NMID or other authorized entities and will not be used by the public;and (4)existing curb cuts on Locust Grove Road. Only the 2 middle accesses are approved by ACHD via Locust Grove;ACHD has also approved the access driveways via Franklin Rd.with the western access signed right-out only with full-access into the site until such time as a center median is constructed in Franklin,with the eastern access gated&restricted to service vehicles only.A cross-access/ingress-egress easement is required between all lots. The Five Mile Creek bisects the SW of this site &is required to be left open as a natural amenity; a 14'wide multi-use pathway is required along the east side of the creek which will serve a dual purpose as a utility service road.A 25'wide landscaped street buffer is required along both Franklin&Locust Grove Roads. Because development is not proposed at this time, concept building elevations were not submitted. Future structures are required to comply with the design standards in the ASM. Written Testimony: Ben Semple,Applicant's Representative(in agreement w/staff report) Staff Recommendation: Approval w/conditions in the staff report Notes: Possible Motions: Approval After considering all staff,applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2020-0029,as presented in the staff report for the hearing date of May 28, 2020,with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff,applicant and public testimony, I move to recommend denial to the City Council of File Number H-2020- 0029,as presented during the hearing on May 28,2020,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2020-0029 to the hearing date of(insert continued hearing date here)for the following reason(s): (You should state specific reason(s)for continuance) Item#5E:Ascent Townhomes(H-2020-0039) Application(s): ➢ Annexation&Zoning ➢ Preliminary Plat Size of property,existing zoning,and location: This site consists of 4.97 acres of land, zoned RUT in Ada County, located on the north side of W. Franklin Rd.,approx. 1/3 mile east of N. Black Cat Rd. Adjacent Land Use&Zoning: This site is surrounded by rural residential properties,zoned RUT and R1 in the County. History: A previous development application was heard by the Commission earlier this year for a MFR development on this property that was withdrawn by the Applicant before it went to Council. Comprehensive Plan FLUM Designation: MHDR(8-12 units/acre)—TMISAP Summary of Request: Annexation of 5.25 acres of land with an R-15(Medium High-Density Residential)zoning district is requested consistent with the MHDR FLUM designation for this property.The Applicant proposes to develop the site with a mix of 39 townhome units&4 SF attached units at a gross density of 8.65 units/acre consistent with the uses and density desired in the MHDR designated area in the Ten Mile Plan. A preliminary plat is proposed consisting of 43 buildable lots, 11 common lots and 1 other lot on 4.97 acres of land; proposed to develop in one phase.One temporary right-of-way access easement is proposed on Lot 9, Block 6 via W. Franklin Rd.; two(2) local stub streets are proposed to the west and two(2)are proposed to the east for future extension & interconnectivity.The temporary ROW easement is required to be released when a local street connection is constructed to this site from a neighboring development;at such time,the access will be restricted to emergency&pedestrian access only.20'wide public alleys are proposed for access to the rear-loaded units fronting on N.Ascent Ave.,the main north/south street. The Purdam Drain runs along the NE boundary of this site within a 25'wide easement;the drain is proposed to be piped with this development. A 25'wide landscaped street buffer is required along Franklin Rd.; a 35'wide buffer is proposed,exceeding UDC standards. Because this site is below 5 acres in size, it's exempt from UDC standards pertaining to qualified open space&site amenities. However,the Applicant did submit a qualified open space exhibit that depicts 0.55 of an acre(or 11.5%)qualified open space consisting of a large open grassy common area,'/z the street buffer along Franklin Rd., and parkways along the detached sidewalk in front of the alley- loaded homes.This calculation will actually be greater as Staff recommends detached sidewalks w/landscaped parkways are provided along all internal streets in accord with the design guidelines in the Ten Mile Plan. A children's play structure is proposed as an amenity for the site. The Applicant is required to provide off-street parking based on the number of bedrooms per unit in accord with UDC standards.The UDC does not require on-street parking to be provided.Although the UDC doesn't require on-street parking,the Applicant submitted an exhibit showing a total of 32 spaces available for guest parking along the main north/south street(N.Ascent Ave.)as shown which should be sufficient to serve the development. Conceptual building elevations were submitted for the proposed SF attached &townhome units as shown—revised elevations were submitted today that include separate garage doors for each garage space with a higher quality of design&roof brackets as design elements as recommended by Staff in accord with the design guidelines in the Ten Mile Plan. Building materials consist of a mix of horizontal and board&batten siding in a variety of colors with stone veneer accents. Dwelling units range in size from 1,400 to 1,600 square feet. Each alley-loaded unit has a front porch and each front-loaded unit has a covered patio but not a front porch as required. Based on the TM Plan which requires garages that are accessed from the front to be located no less than 20' behind the primary fagade of the residential structure, Staff recommends revisions are made to the plat&elevations prior to the Council hearing to comply with this requirement which should also allow for front porches to be provided for these units as desired in the Plan. Written Testimony: • Mark Bottles(neighboring property owner to the west)—he's in support of the density&housing types proposed but was not in support of the original location of the northern stub street to the west as the location did not facilitate future development of the vacant parcels to the west—the Applicant has since revised the plat to shift the stub street further to the north—he is now in full support of the project. • Matt Schultz,Applicant's Representative(response to the staff report)—requests a waiver to the requirement in DA provision #A.f which requires front-loaded garages to be located no less than 20' behind the primary fagade of the residential structure. He also asked for clarification on whether or not the entry monument would satisfy the requirement in DA provision#A.g for public art to be provided in the streetscape along Franklin Rd.—in response, if the monument includes a high quality of design and includes public art as described in the TM Plan, it could qualify. Staff Recommendation: Approval w/the requirement of a DA with the provisions in the staff report. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2020-0039,as presented in the staff report for the hearing date of May 28, 2020,with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff,applicant and public testimony, I move to recommend denial to the City Council of File Number H-2020- 0039,as presented during the hearing on May 28,2020,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2020-0039 to the hearing date of(insert continued hearing date here)for the following reason(s): (You should state specific reason(s)for continuance) WEI�DIAN�' ITEM SHEET Council Agenda Item -4.A. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Gem Innovation School (H-2020-0043) by Paul Bierlein, Bouma USA, Located at 5390 N. McDermott Rd. Click Here for Application Materials Click Here to Sign Up to Testify- Link available after 8:00 a.m. Wednesday, May 27, 2020. AL ATTACHMENTS: Description Type Uploa Staff Report Staff Report 5/26/2020 Meridian City Council Meeting Agenda May 28,2020— Page 81 of 198 STAFF REPORT El' COMMUNITY DEVELOPMENT DEPARTMENT A H O HEARING 5/28/2020 Legend - DATE: - i�a�v TO: Planning&Zoning Commission FROM: Alan Tiefenbach,Associate Planner - 208-489-0573 --------- Bruce Freckleton,Development i Services Manager 208-887-2211 ILA s SUBJECT: H-2020-0043 r Gem Innovation School LOCATION: The site is located at 5390 N. McDermott Rd, approximately 1/4 mile north of the W. McMillan Rd/N. McDermott Rd n intersection,in the SW 1/4 of Section 28, Township 4N.,Range 1 W. I. PROJECT DESCRIPTION Annexation&zoning of 8 acres of land with the R-15 zoning district to develop a 42,408 SF 1-story college preparatory school for grades K-12. Enrollment estimate is approximately 600 children. The applicant is Gem Innovation Schools. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 8 acres Future Land Use Designation Medium Density Residential Existing Land Use(s) SFR/Rural Proposed Land Use(s) Educational Facility Current Zoning RUT in Ada County Proposed Zoning R-15 Neighborhood meeting date;#of March 3,2020—6 attendees. attendees: Page 1 Meridian City Council Meeting Agenda May 28,2020— Page 82 of 198 b. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) No • Requires ACHD Commission Action(yes/no) Access(Arterial/Collectors/State Three accesses are proposed.There are two accesses Hwy/Local)(Existing and Proposed) proposed from N.McDermott Rd to the west,a collector, and there is a third northern access planned to connect Gem Street to a proposed stub street in the Oaks North Subdivision. Stub Street/Interconnectivity/Cross The property is proposed to connect to a stub street in the Access Oaks North Subdivision to the north.The eastern stub street is not being extended into the site however,the applicant is proposing a pedestrian connection to the residential development. This connectivity has been coordinated with ACHD,Toll Brothers and the applicant. Existing Road Network No existing streets within the site,property will connect to I a stub street at the north,N.McDermott Road exists to the west. Existing Arterial Sidewalks/ There are no existing buffers or sidewalk along N. Buffers McDermott Rd at the west boundary of the site. Proposed Road Improvements No road improvements are planned other than a pathway along N.McDermott Road and an internal road(Gem Street)connecting to the Oaks North. Distance to nearest City Park(+ 2.3 miles to Keith Bird Legacy Park size) Distance to other key services Fire Service The building will provide fire sprinklers. There is a future fire station planned within the 5-minute response time. • Distance to Police Station 8.5 miles • Police Response Time There is no available data,but the expected response time to this area in an emergency is about 3-5 minutes.The average response time in the City of Meridian is just under 4 minutes. • Calls for Service 56 within 1-mile radius. • Accessibility No issues with the proposed access • Specialty/resource needs • Crimes • Crashes Between 3/1/2019-2/29/2020,the Meridian Police Department responded to 4 crashes within a mile of the proposed development. See attached documents for details. Wastewater • Distance to Sewer Services Approximately 360-feet to the east in The Oaks North Subdivision. • Sewer Shed North McDermott Trunkshed • Estimated Project Sewer See Application ERU's • WRRF Declining Balance 13.92 Page 2 — Meridian City Council Meeting Agenda May 28,2020— Page 83 of 198 Description Details Page • Project Consistent with WW Yes Master Plan/Facility Plan Water • Distance to Water Services Applicant must connect water to the north in Gem Way to Oaks North Subdivision.Also,stub a water main and hydrant to the west at McDermott Rd. • Pressure Zone 1 • Estimated Project Water See Applicant ERU's • Water Quality No concerns • Project Consistent with Water Yes Master Plan • Impacts/Concerns None Page 3 — Meridian City Council Meeting Agenda May 28,2020— Page 84 of 198 Project Area Maps Future Land Use Map Aerial Map Legend - — Legend +LnonIon Pro;ec Lcca=ur w en ity Medium Density Reid ne fiat Residential ' A .. 5 tiMeleedd-�H igh l LJ CIISi .5 Residential ; MU- Zoning Map Planned Development Map Legend ¢ - Legend leiP•ajec*Lc�cfl fan � F-ojec*Lflcaiar5 +i City Lnwt � - R'T_ i RUT + i� — Pion�d Paros�; -- R-4 R-15 R- RUT - -- R-8 ---- — R_� RUT '~ T - Ti III. APPLICANT INFORMATION A. Applicant: Paul Bierlein,Bouma USA.—445 Pettis, Suite 201.,Ada,MI 49301 B. Owner: Gem Innovation Schools—2750 E. Gala Street.,Meridian,ID 83642 Page 4 Meridian City Council Meeting Agenda May 28,2020— Page 85 of 198 C. Representative: Paul Bierlein,Bouma USA.—445 Pettis, Suite 201.,Ada,MI 49301 IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 5/13/2020 Radius notification mailed to properties within 300 feet 5/12/2020 Site Posting Date 5/14/2020 Nextdoor posting 5/12/2020 V. STAFF ANALYSIS a. Annexation: The proposed annexation area is contiguous to City annexed property and is within the Area of City Impact Boundary. A legal description and exhibit map for the annexation area is included in Section VII.A. b. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan) Medium Density Residential—This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. The applicant is requesting the R-1 S zoning district because schools are a permitted use in this zoning district and would result in a more expeditious review. A subsequent development agreement will limit the allowed uses to an educational facility in perpetuity. This DA is recommended as a condition of the annexation with the provisions included in Section VIII.A1. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. The MDR designation of the FL UM emphasizes the importance of adequate access to schools. Providing adequate schools is also mentioned repeatedly in the Comprehensive Plan as is discussed below. Staff finds the proposed annexation and zoning to R-1 S with a development agreement that restricts uses only to an educational facility to be generally consistent with the Future Land Use Map designation of Medium Density Residential. c. Comprehensive Plan Policies(https://www.meridiancity.org/compplan): Page 5 — Meridian City Council Meeting Agenda May 28,2020— Page 86 of 198 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): 2.03.01 —"Jointly plan and site schools and subdivisions to ensure mutual benefits, neighborhood identity, and community health." Several large subdivisions have been approved recently in the vicinity. This includes the Oaks North and South which comprise approximately 1,000 lots total. Many of the lots in the Oaks South are presently building out. The proposed school and adjacent neighborhoods are generally developing along similar timelines, and the school is proposed to be integrated into these surrounding neighborhoods via an internal road at the north and two pedestrian pathways. The first pathway is a 14'wide pathway at the south perimeter of the property which will begin at N. McDermott Road and run along the Creason Lateral at the south perimeter of the property. The second pathway is a pedestrian connection into the eastern portion of the North Oaks neighborhood at Double Rock Road. The capacity of educational facilities has been a concern often raised in recent public meetings. The Gem Innovation School will be a charter school, open to the public, which is planned to serve approximately 600 children and is proposed to be developed along a similar timeline as the Oaks North and South neighborhoods. Facilities within an easy walk to the adjacent neighborhood is a mutual benefit to the school and the adjacent community. Also, local educational facilities are often associated with a neighborhood's identity and serve as community meeting places. 2.03.01D Ensure the location and design of schools are compatible with existing and planned neighborhoods and land uses. In general, a school is a community use that can be very compatible with a residential neighborhood. The more the school is integrated into the neighborhood, the more of a benefit to the community and the safer for the students. That said, compatibility with the neighborhood can also be a function of design. This proposal includes landscape buffers of a minimum width of 10'along the perimeter of the property as well as a 40'landscape buffer along N. McDermott Road. Building heights have been kept below 30',primary access is being directed to McDermott Road, and there are requirements of the UDC regarding lighting being downcast and shielded. In addition, the building design will be subject to the City's design review standards in the UDC and the Architectural Design Manual. 2.03.01E Work with West Ada School District to locate and connect schools to safe and accessible walking,bicycle,transit, and automobile routes. As mentioned, there are two non-motorized connections being provided into the adjacent neighborhood via a pathway along the Creason Lateral and from the eastern side of the school to Double Rock Road. There is an internal vehicular access to the local neighborhood at the north, and primary access occurs from N. McDermott Road, a Page 6 Meridian City Council Meeting Agenda May 28,2020— Page 87 of 198 Principal Arterial. There is also a 10'wide proposed pathway planned along the length of the property fronting N. McDermott Road. d. Existing Structures/Site Improvements: An existing residence, constructed in 1940, exists on the property. This residence is proposed for removal. All structures should be removed from the property with development of the school site. e. Proposed Use Analysis: This proposal includes an approximately 42,500 square foot charter school providing education from kindergarten to 12`h grade, including college preparation. This is considered an educational use and is allowed by right in the R-15 zone district, subject to the specific use standards below. f. Specific Use Standards(UDC 11-4-3-14): UDC 11-4-3-14. (Education Institutions) requires elementary schools to be located within the center of neighborhoods with access encouraged from local streets. Middle and high schools may take access off a designated arterial or collector street. Elementary school locations adjacent to public parks or open space are encouraged. At least thirty percent (30%) of the perimeter of an elementary school site should be open to streets or open space areas. Gem Innovation School is intended to serve Kindergarten to Grade 12. The school is located adjacent to the developing Oaks North and South Subdivisions, and will be connected to the neighborhood via Gem Way (local street) at the north. There are also two proposed access from N. McDermott Rd, a collector street. A significant percentage of the site is open to streets and open space; a 10'wide multiuse pathway is proposed along the entire western perimeter of the site (adjacent to N. McDermott Road) and a 10' multiuse pathway is proposed along the southern periphery. In addition, 440'of the 775' eastern perimeter remains open by locating playfields in this area. g. Dimensional Standards(UDC 11-2): The zoning is proposed to be R-15. This requires a street setback of 25' (for garages), rear setback of 12' and interior side setbacks of 3' Landscape buffers of 25' are required along arterial streets. Building height is limited to 40'. The building maintains a street setback from N. McDermott Road and a rear setback from the property line of at least 170'. There is more than a 200'setback from the north property line and 75'from the eastern side property line. There is a 40'landscape buffer proposed along N. McDermott Road which is comprised of Kentucky Bluegrass, a 10' wide pathway and a landscaped berm of undulating height east of the pathway. The height of the building is proposed at 30', 10'less than the allowed maximum. As will be Page 7 Meridian City Council Meeting Agenda May 28,2020— Page 88 of 198 discussed in the landscaping section, landscape buffers are proposed along all four perimeters of the property as well. h. Access/Traffic (UDC 11-3A-3): As mentioned above, three accesses are proposed. There are two accesses proposed from N. McDermott Rd to the west, a collector, and there is a third northern access planned to connect Gem Street to a proposed stub street in the Oaks North Subdivision. Three pedestrian pathways are proposed to connect the site. The first is a 10'pathway the applicant will construct that runs along the property paralleling N. McDermott Road. The second will be a 10'multiuse pathway along the southern periphery adjacent to the Creason Lateral. The third is a pedestrian connection into the eastern portion of the North Oaks neighborhood at Double Rock Road. ACHD did not express any additional issues regarding access and supported the road extension and McDermott Road access. Further, ACHD communicated to staff that the stub street on the east boundary did not need to extend into the site. Pedestrian connection would suffice. This was discussed with ACHD, and both affected land owners. However, Staff has not received a staff report from ACHD to verify the connectivity is acceptable by the transportation authority. Parking (UDC 11-3C): Parking requirements for Educational Institutions per section 11-4-3-14 of the UDC requires one parking space for every four hundred (400) square feet of gross floor area. Based on a proposed size of 42,398 square feet this amounts to 106 spaces. The concept plan shows 110 parking spaces of a minimum size of 9'x 19'as required by 11-3C-5 of the UDC. The conceptual site plan, circulation plan and landscape plan reflect multiple drive aisles and a design which shows separate drop off and pick up areas. Staff understands the incentive to ensure safety and satisfactory circulation but believes a significant amount of asphalt is being employed. If there were a more efficient design, less paving would be required. This would reduce heat island effects, reduce the amount of necessary drainage improvements and decrease impairment to water quality. Staff will discuss these issues with the Applicant at length during the subsequent Certificate of Zoning Compliance (CZC). i. Pathways (UDC 11-3A-8): There is proposed 10 foot multi-use pathway proposed along N. McDermott Road and another 10 foot multi-use pathway proposed along the southern perimeter,paralleling Creason Lateral. This pathway is an extension from a future phase of the Oaks North development. Per UDC 11-3B-12C, the applicant shall provide 5-feet of landscaping along both sides of the pathway. Prior to occupancy of the structure, the applicant should submit and obtain approval of a pedestrian pathway easement from City Council. Further, the applicant should coordinate with the applicable irrigation district and conform to any requirements of the district. Page 8 Meridian City Council Meeting Agenda May 28,2020— Page 89 of 198 j. Sidewalks(UDC 11-3A-17): No sidewalks presently exist along N. McDermott Road. The Applicant proposes to install a 10'detached walkway along the length of the property in this area. 6'wide sidewalks are proposed on both sides of Gem Street which connects the site to the neighborhood at the north. k. Parkways (UDC 11-3A-17): No parkways are proposed with this application. 1. Waterways(UDC 11-3A-6): The Creason Lateral runs along the south boundary. This proposal includes a paved walkway paralleling this area. The Applicant intends to culvert this ditch.Any improvements that occur within the easement area will require coordination with the irrigation district. m. Fencing(UDC 11-3A-6, 11-3A-7): The landscape plan indicates 6'high vinyl coated chain link fence along the eastern portion of the site. The applicant will be required to comply with the fence standards in the UDC 11-3A-7. n. Utilities (UDC 11-3A-21): Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. The property will have an 8-inch water and sewer lines which will connect to Doublerock Drive. 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. o. Landscaping(UDC 11-3B): A landscape buffer of at least 35' is required along N. McDermott Road, an entryway corridor. A minimum density of one tree per thirty-five (35) linear feet is required in this buffer. A five-foot(5)wide minimum landscape buffer is required adjacent to parking, loading, or other paved vehicular use areas, including driveways. Interior parking lot landscaping shall be required on any parking lot with more than twelve (12) spaces. No linear grouping of parking spaces shall exceed twelve (12) in a row, without an internal planter island. The conceptual site plan shows a landscape buffer of 40'wide along N. McDermott Road. This includes grass directly adjacent to the road, a 10'wide paved pathway, and additional landscaped area of widths varying between 20'and 25'east of the pathway, terminating in undulating berms. Page 9 — Meridian City Council Meeting Agenda May 28,2020— Page 90 of 198 Based on a frontage length of approximately 776 feet, 22 trees are required within the buffer. It appears at least 28 trees are in this area. The final landscape plan will be reviewed at the time of the CZC. p. Tree Preservation(UDC 11-3B-10): The UDC requires mitigation for all existing trees four inch(4") caliper or greater that are removed from the site. This mitigation includes equal replacement of the total calipers lost on site up to an amount of one hundred percent(100%)replacement. The Applicant has requested a "council waiver"of the required tree mitigation. According to their narrative, 37 trees must be removed, which amounts to a total caliper of 508 inches. The Applicant's calculations deduce this to be 254 additional trees of 2" caliper whereas they are proposing replacing the 37 trees being removed with 167 new trees. The Applicant states it is important to provide sufficient open space including sports courts and playfields and requiring additional trees would prove difficult. The City Arborist considered the Applicant's request and noted there are several trees which are probably in such a condition as to not require mitigation and is amenable to deeming them inappropriate for mitigation. However, staff is not convinced there are no other options for either retention of existing trees or replacement with new trees. Also, there is a significant amount of paving proposed for the parking area as well as the paved playfields at the eastern perimeter of the site. Staff believes there are additional opportunities to buffer the site and reduce heat island effects. Staff will work with the Applicant on the required trees and tree preservation during the subsequent Certificate of Zoning Compliance. A Council Waiver is not the appropriate mechanism; any deviations would occur through the Alternative Compliance process as indicated in Section 11-5B-5 of the UDC. q. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant has submitted colored elevations that proposes a flat-roofed design with muted earth tone colors and building materials including lap siding, hardie board, and metal panels. The proposed architecture will be reviewed in detail during the Certificate of Zoning Compliance and must meet the requirements of the City of Meridian Architectural Standards Manual and the site and structure design standards in UDC II- 3A-19. VI. DECISION A. Staff: Staff recommends approval of the proposed Annexation with the requirement of a Development Agreement per the provisions and comments included in Section VII in accord with the Findings in Section VIII. Page 10 — Meridian City Council Meeting Agenda May 28,2020— Page 91 of 198 VII. EXHIBITS A. Annexation Legal Description and Exhibit Map FOB HMH )11# LAND SURVEYS engineering EXHIBIT ANNEXATION DESCRIPTION GEM PREP MERIDIAN NORTH TAX PARCEL NO.5042832566 A parcel of land within the Southwest 1/4 of the Northwest 1/4 of the Southwest 1/4 of Section 28,Township 4 North,Range 1 West,Boise Meridian,Ada County,Idaho,and more particuiarly described asfollows. COMMENCING at the Southwest Corner of Section 28 monumented by a found brass cap as described in CP&F Instrument No.20 19-0 17185 at the intersection of N.McDermott Road and W.McMillan Road,thence along the section line,North 01°00'44"East,1315.33 feet to the S 1/16 Comer to Sections 28&29,the southwest corner of the Gem Prep Meridian North parcel and the POINTOF BEGINNING; Thence continuing North 01°00'44"East,774.50 feet to the northwest corner of the Gem Prep Meridian North parcel and the existing limits of Meridian City; Thence along the existing limits of Meridian Cityand The Oaks North preliminary plat boundary,South 89"2113" East,450.06 feet to the northeast corner of the Gem Prep Meridian North parcel; Thence continuing along the existing limits of Meridian City and The Oaks North preliminary plat boundary, South 01°00'44"West,774.77 feet to the southeast corner of the Gem Prep Meridian North parcel; Thence along the existing limits of Meridian City and the Clakwind preliminary plat boundary,North 89"19'10" West,450.06 feet to the POINT OF BEGINNING. Containing 8.00 acres more or less. Refer to the attached EXHIBIT Survey Ma p. END OF DESCRIPTION Prepared by: Ronald M.Hodge,PI-S 03-033-200220 --7 /� !/ 7/ LAN0 s T F'P s� a 8575 A a�Sv �9E D �4. spa 680 S.Progress Ave.,Suite#213• Meridian,Idaho 83642 •Tel:208-342-7957■ Web;hmh-Ilc.com Equal Opportunity Employer Meridian City Council Meeting Agenda May 28,2020— Page 92 of 198 EXHIBIT SURVEY MAP F� c S890 21' 1 YE 450.06' T a EXISTING CITY LIMITS o ea ioo a SCALE: 1"=100' a d LU GEM PREP R 4¢ �r MERJDIAN NORTH e aW Q TAX PAf?eEL No A a SO42837566 Q z U) a 857 S1116 Comer •03•T EXISTtNG[ITYUMITS � -Pp Point of �rj, e of Beginning N&9° 19' 1 0'UV 450 06' o tn C)AK p,�V F�p� o m � PROylN�1�A Ca LEGEND 29 2$ ANNEXATION BOUNDARY — — SECTION RW PRESCRIPTIVE RIGHT-OF-WRY 32 33is SURVEY MONUMENTS McMillan Road FOX LAND SURVEYS 20009-01 Legal Sketch.dwg (208) 342-7257 Page 12 — Meridian City Council Meeting Agenda May 28,2020— Page 93 of 198 B. Conceptual Site Plan(date: 4/3/2020) id 28NO =gig K� - �i4 �_ 3BPPf Y3£450AB' — i � � 551GE6UVWhVG 9ETbIC1f "� m]I r-I GEM WAY 7777777-, 2q � I n _ � 1 II 31 �A � � �- .•�. � g ��� III I er ° y y i mI A . �- OI AI � I 11 I T5' 9 ]fi' 14N 9 I V 11tl 9' 2 b. �17''I ���` I-R ail 87,3' All I 1 4 A i ao� If h� s �� - I�� 32S v DOUBLE ROCK RD. I se q F o � ---------- - -- I' �I I y I! &16 B119 9115�- SI1S SW"GRO�iN' _- N =A =Im _- - -- ------------- ------ ---- 1{ I II I ----- ---- ----- -- --------- ------------------ - --- IA ------ .. I� � Iw, eV&uee —i II r T �• ��•�•�T_; o c '� NP91910W 4w.LC 9810FBIIRD G f '•- sIridian City Council Meeting Agenda May 28,2020— Page 94 of 198 2112 A e < C. Conceptual Landscape Plan(date: 4/3/2020) LVA8 VAUFFER RfWMEMENI I NLIN-Efl ,� + • 1iRff EVERY SS fEE1 LMWGPf ANffFR RfINIINEMGI3lib LINFAR f£ET J • TNEEfi NEQAIAE6'.6 11PEF EVEM 9E FEEI 4�' i �_i�l, = FREES PERNINEN.9 -�� • TAEE6 PAONDEN.9 iI - .. -III I I���^ `� � �• I � I _ f I f { 4 4 ;� � . " I ' -, 1 y a � r ml w :i t I + I III r: . T w t � Meridian City Council Meeting Agenda May 28,2020— Page 95 of 198 D. Conceptual Circulation Plan r3,� 10 I I j jN OpI I I �I r UI j I I r I I I j S I j I I I I I � I I I , � j ❑Ci15LE RACK RC I I j I � I I I I I I I ---------- — ---------------------- 'gall — i r 'gall; t' I Hli I t. HK HIM. { n :j' n G E M Bauma U A Meridian City Council Meeting Agenda May 28,2020— Page 96 of 198 E. Conceptual Building Elevations (date: 3/27/2020) EXTERIOR FINISHES IN H E, rul E E dl j.] o I cn; I-F--F-°-71--7, -7 -T.- -71 -7 �71 -17 —6 1 E 0 ---------------------- n WEST ELEVATION LLI l�� I'll r EE 1.] Efl T1 E 141 :1 E III j ka L CL ll F E] -]z T o L 11] LLI : SgYTH ELEVATION 0-1 LLJ 2 EAST ELEVATION ---------------------------------- ----------- rRTH ELEVATION A200 Page 16 Meridian City Council Meeting Agenda May 28,2020- Page 97 of 198 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION a. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: i. Future development of this site shall be generally consistent with the conceptual site plan, conceptual building elevations, conceptual landscape plan and the provisions contained herein. ii. All structures shall comply with the design standards listed in the Architectural Standards Manual and the design standards listed in UDC 11-3A-19. An application for Design Review shall be submitted concurrently with the Certificate of Zoning Compliance application and approved prior to submittal of building permit applications. iii. Applicant shall construct a segment of the City's 10-foot multi-use pathway along N. McDermott Road and the south boundary in accord with UDC 11-3A-8 and 11-313-12. Prior to occupancy of any building, the applicant shall obtain City Council's approval of a public pedestrian easement and record said document. iv. Applicant shall comply with any ACHD conditions of approval. V. The applicant shall comply with the ordinances in effect at the time of application submittal. vi. The only use allowed to develop on the property is an education institution. Said use shall comply with the specific use standards in UDC 11-4-3-14. vii. The applicant shall be required to comply with tree preservation mitigation standards per UDC 11-3B-10. viii. The applicant shall be required to tile the Creason Lateral in accordance with UDC 11-3A-6. Any improvements in the easement shall require the approval of the Nampa and Meridian Irrigation District. Page 17 Meridian City Council Meeting Agenda May 28,2020— Page 98 of 198 ix. The applicant shall construct a 10-foot wide landscape buffer on the north boundary of Gem Street in accord with UDC 11-3B-7C. B. PUBLIC WORKS 1. Applicant will be responsible for the off-site extension of new sanitary sewer and water mainlines to the east to connect with the mainlines in The Oaks North Subdivision. 2. Applicant shall be responsible for the water mainline extension in Gem Way, from the north boundary to N. McDermott Road. A stub and hydrant will also be required west to McDermott Rd. C. CITY ARBORIST https:llweblink.meridianciU.orglWebLinkIDoc View.aspx?id=188578&dbid=0&repo=Meridi anCi D. POLICE DEPARTMENT https:llweblink.meridiancit E.org/WebLink/Doc View.aspx?id=188194&dbid=0&repo=Meridi anCi E. ADA COUNTY HIGHWAY DISTRICT (ACHD) https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=188577&dbid=0&repo=Meridi anCi F. NMID https:llweblink.meridiancitE.org/WebLink/Doc View.aspx?id=187578&dbid=0&repo=Meridi anCi IX. FINDINGS A. Annexation and/or Rezone (UDC 11-513-3E) Required Findings: Upon recommendation from the commission, the council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds annexation of the subject site with an R-15 zoning designation is consistent with the Comprehensive Plan MDR FL UM designation for this property use will be Page 18 Meridian City Council Meeting Agenda May 28,2020— Page 99 of 198 limited to educational facility by a subsequent development restriction (see Section V for more information). 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that a map amendment to the R-1 S zoning district is consistent with Comprehensive Plan as the Plan puts high priority on the provision of adequate educational facilities; 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning map amendment should not be detrimental to the public health, safety, or welfare. Staff recommends the Commission and Council consider any oral or written testimony that may be provided when determining this finding. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts; and Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation(as applicable) is in the best interest of city As the need for adequate educational facilities is mentioned repeatedly in the Comprehensive Plan, Staff finds that the proposed annexation is in the best interest of the City. Page 19 — Meridian City Council Meeting Agenda May 28,2020— Page 100 of 198 WEI�DIAN�' ITEM SHEET Council Agenda Item -4.B. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Franklin Storage (H-2020-0033) by Franklin Storage, LL , Located Near the Half-Mile Mark on the North Side of E. Franklin Rd., Between S. Eagle Rd. and S. Cloverdale Rd. Click Here for Application Materials Click Here to Sign Up to Testify- Link available after 8:00 a.m. Wednesday, May 27, 2020. ATTACHMENTS: Descriptior.�,.. Typ Up oa Staff Report Staff Report 5/21/2020 Meridian City Council Meeting Agenda May 28,2020— Page 101 of 198 STAFF REPORT C:�*%- W IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 5/28/2020 ILegend DATE: uProject Location ° TO: Planning&Zoning Commission FROM: Joseph Dodson,Associate Planner 208-884-5533 Bruce Freckleton,Development ' Services Manager 208-887-2211 TTTM SUBJECT: H-2020-0033 11111 TTI Franklin Storage r e LOCATION: The site is located near the half mile mark on the north side of E. Franklin Road,between S.Eagle Road and S. Cloverdale Road,in the SW 1/4 of the SE 1/4 of Section 9, Township 3N.,Range 1 E. PROJECT DESCRIPTION Request for annexation and zoning of 5.143 acres of land with an I-L zoning district to accommodate the future construction of a self-service storage facility. SUMMARY OF REPORT B. Project Summary Description Details Page Acreage 5.143 acres Future Land Use Designation General Industrial Existing Land Use Vacant Proposed Land Use(s) Future self-storage facility Current Zoning RUT in Ada County Proposed Zoning I-L Lots(#and type;bldg/common) 1 lot(future use will require subdivision) Amenities N/A Physical Features(waterways, Evans Drain runs along norther boundary of property hazards,flood plain,hillside) (minimal flood hazard). Neighborhood meeting date;#of February 20,2020;0 attendees. attendees: Page 1 Meridian City Council Meeting Agenda May 28,2020— Page 102 of 198 C. Community Metrics Description �_ Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action (yes/no) Access(Arterial/Collectors/State Two(2)driveway accesses to Franklin Rd. currently exist; Hwy/Local)(Existing and Proposed) Access will be provided via proposed extension of E.Lanark St(an industrial collector roadway). Stub Street/Interconnectivity/Cross E.Lanark is proposed to be stubbed to eastern property Access boundary with attached sidewalks. See analysis below for more information. Existing Road Network W.Franklin Road is built to its ultimate configuration. 5- travel lanes,bike lanes,curb,gutter and detached sidewalk. Existing Arterial Sidewalks/ There is existing attached sidewalk.A landscape buffer will Buffers be required upon future development. D. Project Area Maps Future Land Use Map Aerial Map Legend �� � Legend � Project Location Project Location �— r i >� Commercial �Y" - K AL --- Zoning Map Planned Development Map Page 2 — Meridian City Council Meeting Agenda May 28,2020— Page 103 of 198 Legend R;4 � Rig. A�- Legend : . R-10 ' Project Location e Project Location City Limits L-O - L-O Planned Parcels ; M-1 _ T—� �� M1 C-G R1� -C-C R-2 r > r � 9 ae APPLICANT INFORMATION A. Applicant/Representative: Jeff Hatch,Hatch Design Architecture 6126 W. State St. Suite 107, Boise,ID 83703 B. Owner/Developer: Franklin Storage,LLC—6126 W. State St. Suite 101,Boise,ID 83703 C. Contact: Same as Applicant Representative NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper notification published 5/13/2020 Radius notification mailed to properties within 300 feet 5/12/2020 Public hearing notice sign posted 5/18/2020 Nextdoor posting 5/12/2020 STAFF ANALYSIS The subject site is labeled as General Industrial in the City of Meridian comprehensive plan. This designation allows a range of uses that support industrial and commercial activities. Industrial uses may include warehouses, storage units,light manufacturing, flex, and incidental retail and offices uses. In some cases uses may include processing,manufacturing,warehouses, storage units,and industrial support activities. Sample zoning include: I-L and I-H. Applicable comprehensive plan policies are: Page 3 Meridian City Council Meeting Agenda May 28,2020- Page 104 of 198 "Reduce the number of existing access points onto arterial streets by using methods such as cross- access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity." (6.01.02B).Franklin Storage, regardless of its future layout, is proposed with no public accesses to Franklin Road. The only access proposed from the site to Franklin Road is an emergency-only access as is required by code. E. Lanark Street(an industrial collector) currently stops at the western boundary of the subject site. The Applicant is proposing to extend this public collector street through their property to their eastern boundary and construct a temporary turnaround at its terminus. Staff supports the proposed closure of a public access onto Franklin Road because there is a lesser classified street available for access. "Keep the Future Land Use Map current by defining appropriate locations for industrial, commercial, and office businesses."(2.08.03A). The proposed annexation comes with a request to zone the property as Light Industrial(I-L)which meets the underlying future land use map. The subject site abuts the rail corridor and also has a planned industrial collector that bisects the property. The City welcomes additional industrial zoning, especially in those areas that have collector road access to arterials and highways, and potential access to the rail corridor. Staff supports the annexation of the site and the requested zoning of I-L because of the potential of land uses that could occur at this particular site. The proposed annexation is for 5.143 acres of land and a requested zoning designation of I-L, which is an allowed zoning district under the general industrial future land use designation.A legal description for the annexation area is included in Section VII.A of this staff report. This application is for annexation and zoning and the associated new development agreement(DA). The Applicant has provided a concept plan that Staff is not approving with this application. Staff believes that tying this annexation and subsequent DA to a specific site plan could create difficulty for both Staff and developers in the future. For example,if the concept idea were to change, as markets sometimes dictate, Staff believes that a site that is only annexed and zoned I-L is a better fit for the City of Meridian than a property that is tied to a specific self-storage site plan. Staff supports this annexation and zoning but does not believe a self-storage facility is the highest and best use of the site. Thus,this annexation will be recommended to not be tied to a specific site plan. This Applicant intends to develop this site as a self-storage facility,which is a principally permitted use in the I-L zoning district.As stated above, Staff does not see this use as the highest and best use of this property.Nonetheless, Staff has reviewed and analyzed the submitted concept plan but will not be providing conditions of approval to correct issues noticed. Instead, Staff will offer those comments within this analysis for transparency. In general,the drive aisles between the buildings need to allow for a turning radius of 28-feet inside, and 48-feet outside for fire access; some of these dimensions shown on the concept plan do not appear to meet this requirement. Consequently,the required turnaround area within the southern area of the concept plan may not be located within the required landscape buffer along E. Franklin Road; only an emergency access is allowed in this area. Access to this site is proposed via extension of an industrial collector roadway,E. Lanark St. Direct lot access to E. Franklin Road will be prohibited except for an emergency access that is required to meet the two points of access requirement if the use of self-storage comes to fruition. E. Lanark St.bisects the subject property and therefore requires the property to be subdivided prior to future development. Because of this,the City will have the opportunity to fully analyze and condition the site-plan submitted with that application. In addition,any new industrial or commercial building will also be required to apply for Certificate of Zoning Compliance and Administrative Design Review which gives Staff another opportunity to review this site and its Page 4 Meridian City Council Meeting Agenda May 28,2020— Page 105 of 198 design. E. Franklin Road is designated as an entryway corridor on the Master Street Map (MSM). Because of this designation,buildings should be held to a higher standard than the traditional design standards for industrial buildings. Staff has previously required adjacent industrial buildings to adhere to the Commercial building design standards rather than the industrial. Therefore, Staff is also recommending a DA provision that any future building(s)on this site comply with the Commercial architectural design standards. DECISION B. Staff: Staff recommends approval of the Applicant's request for annexation&zoning with the requirement of a Development Agreement with the conditions noted in Section VIII.A per the Findings in Section IX of this staff report. Page 5 — Meridian City Council Meeting Agenda May 28,2020— Page 106 of 198 EXHIBITS B. Annexation&Zoning Legal Description and Exhibit Map °sy tee -ACCUR TE Z '�- SURVEYING & MA P P N 0 —� sFxv�cE Land Description Annexation/Rezone A parcel of land located in the Southwest Quarter of the Southeast Quarter of Section 9,Township 3 North,Range 1 East of the Boise Meridian,City of Meridian,County of Ada,State of Idaho being more particularly described as follows: Commencing at the found aluminum cap monument at the Quarter Corner common to Sections 9 and 16,T3N,R1E as perpetuated by document 113006165,Records of Ada County,from which the found aluminum cap monument at the comer common to Sections 9,10,15 and 16,UN,R1E as perpetuated by document 11084522,Records of Ada County bears S 89'20'44"E a distance of 2702.61 feet;thence S 89'20'44"E for a distance of 639.62 feet to the REAL POINT OF BEGINNING; Thence N 00'34'57"E along the easterly line of Seyam Subdivision for a distance of 1048.12 feet to a found 5/8th inch iron pin with a plastic cap labeled PLS 7881; Thence 5 88'27'42"E for a distance of 214.12 feet to a found 5/8th inch iron pin with a plastic cap labeled PLS 7881; Thence S 00`34'55'W for a distance of 1044.82 feet to a point on the section line; Thence N 89°20'44"W along said line for a distance of 214.10 feet to the REAL POINT OF BEGINNING. Parcel contains 5.143 acres,more or less. 0 � > 1602 W.Hays St.,Suite 306•Boise,10 83702•Phone:208-488-4227 www.accuratesurveyors.com Page 6 — Meridian City Council Meeting Agenda May 28,2020— Page 107 of 198 I I ' MAP REZONE FOR HATCH DESIGN ARCHITECTURE A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SECTION 9, T3N., R.1E., B.M. CITY OF MERIDIAN— COUNTY OF ADA STATE OF IDAHO S 882742" E 274.12' BAS15 OF BEARING S 89 20'44" E BETWEEN FOUND MONUMENTS AT THE THE SOUTH 714 CORNER AND SOUTHEAST SCALE: 1"=200' CORNER OF SECTION 9 COMMON TO SECTIONS 9 & 16. LEGEND RECORD BOUNDARY LINE OF RECORD SURVEY PARCEL LINE N OF R1GNT—OF—WAY No. 17: SUP, � Raw r Q 120/6 SECTION LINE Na. � �1 FOUND ALUMINUM CAP Q O W N Q IN ASPHALT cp cv - • FOUND 5/8"IRON PIN, W177-1 W o a Z PLAS77C CAP, PLS 7881 OR AS NOTED ino a • FOUND 1/2"IRON PIN, WITH Lij2 51109438871 WITH PLASTIC CAP, PLS 7837 LINE TABLE 224,044+ &r. O SET 5/8" IRON PIN WITH 5.143f AC 2" ALUMINUM CAP, PLS 12720 LINE BEARING DISTANCE p CALCULATED POWT L1 S 00,34'57" W 42.00' L2 IN 00"34'55" E 42.00' 1/4 CORNER SECTION CORNER CP&F No. 173006165 CP&F No. 11084592 3" ALUMINUM CAP IN 2 7/2" ALUMINUM MONUMENT WELL, CAP IN ASPHALT PLS 102.9 Row aow Pl-5 13551 9 639.62 274.10 2062.99' n9�,10 1� ^ ——N 89'20'44" W 2702.61'_ 16 15 BASIS OF BLARINC W. FRANKLIN RD. \��NL Np S -ram + �C! c� !ic 1602 W. Hays Street #306 Boise, Idaho 83702 (208) 480-4227 R. A� www.accuratesurveyors.com DATE: FEBRUARY, 2019 JOB 19-274 Page 7 Meridian City Council Meeting Agenda May 28,2020— Page 108 of 198 C. Submitted Concept Plan(NOT APPROVED) wo�s6ulplingaB�o;�x�:11ew3 '`E" s��� I ZBLPE4E(90Z)`xed a 0 _ S46Z-6Z9(90Z)'auoId 90L£8 01'aslog N01vool ('') pnlg�aluaurled AA96E wvawW onuauna I(;jadoaa uii�ueaJ E3 z RO Y I I II I OI 9 1 I I I \ I I � I � g I n a m LL- rn qq< o C mo ih¢ihAx�XyXno V) 5-31 N y 6�JU16 Food ❑'r N N _,o. 1S J12{'dNYI 3- I -- � I o - LLo �a iS I I I I I I I I I I I �yry I I nol o N a o .�,09� O m I m amd� mN o I m I 9:M x m No OM NIINN1Md ls3m Page 8 — Meridian City Council Meeting Agenda May 28,2020— Page 109 of 198 D. Applicant Narrative lH AT C H 40 DESIGN ARCHITECTURE 16126 W.state stv botse,Idaho 83703■phone 2 08.47 5.3204-fax 208.475.3205+email inWhauhda.mrn Protect Narrative January 30,2020 Development Services,Planning Services City of Meridian 33 E. Broadway Ave. Meridian, ID 93642 Re: Annexation Application for Franklin Storage 3NIES09 of E Lanark St., Meridian, ID 83642 Dear Planning Staff, The owner for the property located at 3N I 509 of E Lanark St.is proposing the new construction of an approximately 70,025 s.f.self-storage facility.The project will be used as private self-storage. The owner of the property is proposing an annexation for the use of the land to construct a new self- storage facility and extension of E.Lanark 5t.This annexed use is In keeping with the current zoning and use of the surrounding parcels. Future development cf the parcels to the east will be facilitated by the road extension;however,the required presence of the new road will severely reduce options for future development of these parcels rnaktng the Industrial use more fitting for this area and mare in keeping with the current use/aesthetic cf this area. Please contact our office vuith any questions you may have in reviewing the application materials. Sincerely, Jeff Hatch,AIA LEEP AP HATCH DE13I13N ARCHITECTURE Page 9 — Meridian City Council Meeting Agenda May 28,2020— Page 110 of 198 CITY/AGENCY COMMENTS A. PLANNING DIVISION 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Prior to issuance of any building permits,the applicant shall subdivide the property in accord with UDC 11-6B. b. At the time of future subdivision,the Applicant shall extend E. Lanark St. to the eastern boundary of the subject site as a complete 40-foot street section with vertical curb, gutter, and 5-foot wide attached concrete sidewalk on both sides of the roadway within 58-feet of right-of-way. c. When E. Lanark St. is extended,the Applicant shall construct the required offset temporary turnaround at the terminus of E. Lanark St.with a minimum turning radius of 45-feet. d. The uses allowed on this property are those listed in UDC Table 11-2C-2 for the I-L zoning district. e. At the time of future subdivision,the Applicant shall close the existing driveway connections to E. Franklin Road; direct lot access to E.Franklin Road is prohibited. f. Prior to issuance of any building permits,the applicant shall obtain approval of a 14-foot wide public use pedestrian easement along the north boundary of the property. g. The Applicant shall comply with the ordinances in effect at the time of application submittal. h. The Applicant shall comply with the Commercial architectural design standards in the City of Meridian's Architectural Standards Manual(ASM) at the time of Certificate of Zoning Compliance and Design Review submittal. B. PUBLIC WORKS DEPARTMENT 1. A street light plan will need to be included in the final plat and or building permit application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. 2. No onsite sewer mains have been shown in the submitted conceptual drawings. It is assumed that all onsite sewer lines will be private. C. ADA COUNTY HIGHWAY DISTRICT(ACHD) https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=188465&dbid=0&r0o=MeridianC ity D. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) Page 10 Meridian City Council Meeting Agenda May 28,2020— Page 111 of 198 https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=187171&dbid=0&repo=MeridianC ky II. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds annexation of the subject site with an I-L zoning designation is consistent with the Comprehensive Plan GI FLUM designation for this property(see Section V for more information). 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that a map amendment to the I-L zoning district is consistent with the purpose statement for the industrial districts in UDC 11-2C-1. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning map amendment should not be detrimental to the public health, safety, or welfare. Staff recommends the Commission and Council consider any oral or written testimony that may be provided when determining this finding. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City. Page 11 — Meridian City Council Meeting Agenda May 28,2020— Page 112 of 198 WEI�DIAN�' ITEM SHEET Council Agenda Item -4.C. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Sagewood West Subdivision (H-2020-0038) by Southpoint Estates, LLC, Located at 1335 W. Overland Rd. Click Here for Application Materials Click Here to Sign Up to Testify- Link available after 8:00 a.m. Wednesday, May 27, 2020. AL ATTACHMENTS: Description Type Uploa Staff Report Staff Report 5/22/2020 Meridian City Council Meeting Agenda May 28,2020— Page 113 of 198 STAFF REPORT C:�*%_ W IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 5/28/2020 g ���� Le end "`� DATE: 0 Project Location TO: Planning&Zoning Commission FROM: Joe Dodson,Associate Planner ' 208-884-5533 -7 JL Bruce Freckleton,Development Services Manager ; 208-887-2211 SUBJECT: H-2020-0038 Sagewood West Subdivision LOCATION: The site is located at 1335 W. Overland Road,between S.Linder Road and S. - Stoddard Road,in the NW'/4 of the NW ��FFFM®� '/4 of Section 24, Township 3N., Range 1W. L PROJECT DESCRIPTION Annexation&zoning of 10.41 acres of land with an R-8 zoning district and preliminary plat consisting of 53 building lots and 7 common lots,by Southpoint Estates, LLC. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 10.41 acres Future Land Use Designation Medium Density Residential and Commercial(on northern portion of property) Existing Land Use(s) Residential Proposed Land Use(s) Residential Lots(#and type;bldg./common) 60 total lots-53 single-family residential;and 7 common lots. Phasing Plan(#of phases) Proposed as one(1)phase. Number of Residential Units(type 53 single-family units. of units) Density(gross&net) Gross- 5.11 du/ac.;Net-7.86 du/ac. Open Space(acres,total 1.25 acres of qualified open space(approximately 12.04%) [%]/buffer/qualified) Amenities 4 amenities-Micro-pathways,public art,tot-lot(climbing boulders),and picnic areas. Page 1 Meridian City Council Meeting Agenda May 28,2020— Page 114 of 198 Description Details Page Physical Features(waterways, N/A hazards,flood plain,hillside) Neighborhood meeting date;#of January 28,2020—3 attendees attendees: History(previous approvals) N/A B. Community Metrics Description Details Page Ada County Highway District i • Staff report(yes/no) Yes Section VIII.H • Requires ACHD Commission No Action(yes/no) Access(Arterial/Collectors/State Existing access is off of E. Overland Rd—this access is Hwy/Local)(Existing and Proposed) proposed to be closed upon development.Access is proposed via extension of existing local streets from the east and south. Traffic Level of Service Stub Street/Interconnectivity/Cross Applicant is not proposing any additional stub streets as all Access streets into this property are from existing stub streets. Parcels to the north,east,and west surrounding the subject site are developed and there is no need for additional stub streets at this time. See analysis section below for more information on parcel to the west. Existing Road Network Overland Road,an arterial,is fully improved with two travel lanes in both directions abutting the site. Existing Arterial Sidewalks/ Yes Buffers Proposed Road Improvements Applicant is not required to improve Overland Road or dedicate additional right-of-way. Distance to nearest City Park(+ Bear Creek Park(18.34 acres)— 1 mile size) Fire Service • Distance to Fire Station .4 miles from Fire Station#6 • Fire Response Time Meridian Fire can meet the 5 minute response time goal. • Resource Reliability Reliability is unknown at this time as the station is new. • Risk Identification Risk Factor 1—Residential • Accessibility Proposed project meets all required access,road widths, and turnarounds. Police Service See Agency Comments(Section VIILD). West Ada School District • Distance(elem,ms,hs) No comments submitted at this time. • Capacity of Schools • #of Students Enrolled Wastewater • Distance to Sewer Services N/A • Sewer Shed South Black Cat Trunk Shed • Estimated Project Sewer See application ERU's _ • WRRF Declining Balance 13.92 Page 2 — Meridian City Council Meeting Agenda May 28,2020— Page 115 of 198 Description Details Page • Project Consistent with WW YES Master Plan/Facility Plan Water • Distance to Water Services 0' • Pressure Zone 3 • Estimated Project Water See application ERU's • Water Quality Concerns None • Project Consistent with Water YES Master Plan • Impacts/Concerns Utility easement for possible future water main extension must be provided to property to the west via the common driveway. COMPASS • Other nearby services and Bus stop- 1.6 miles(when ValleyConnect 2.0 is information operational,the nearest bust stop would be less than'h mile away) Public School-0.3 miles(Victory Middle School) Grocery Store-0.5 miles Jobs to Housing Ratio-1.1 (ratio of 1-1.5 is ideal). C. Project Area Maps Future Land Use Map Aerial Map Legend 10 -Den- Legend edwm y a 0 Project Location Residential 0 Project Location Mixed � - Employment MY-Corn ..r i High Density Residential - � O II I FTl-rTTI Zoning Map Planned Development Map Page 3 — Meridian City Council Meeting Agenda May 28,2020- Page 116 of 198 R' 1 Legend 0 s Legend 3 0 Project LocationQ�� Project Location City Limits Planned Parcels RUT �_L C2 C-G C=C RUT L-O OVER ' TN-C R-15 RUT R TN-R - R-2 R-4 R-4 RU_T Rl Rl Al HffTT--"= �A �lInr III. APPLICANT INFORMATION A. Applicant: Southpoint Estates LLC—PO Box 6385, Boise, ID 83707 B. Owner: Corey Barton— 1977 W. Overland Road,Meridian,ID 83642 C. Representative: Laren Bailey—PO Box 6385,Boise,ID 83707 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 5/13/2020 Radius notification mailed to properties within 300 feet 5/12/2020 Site Posting 5/18/2020 Nextdoor posting 5/12/2020 V. STAFF ANALYSIS A. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan) Medium Density Residential—This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. The proposed annexation area is surrounded by existing City of Meridian zoning. The proposed land use of detached single-family residential is consistent with the dwelling types noted in the Page 4 Meridian City Council Meeting Agenda May 28,2020- Page 117 of 198 Future Land Use Map (FLUM)designation definitions. Certain densities are required to be met on this property and the proposed project meets the densities listed above. In addition, the proposed zoning and density are consistent with that of the surrounding development. Therefore, Staff finds the density proposed with the preliminary plat and proposed zoning district are consistent with the Future Land Use Map designation of Medium Density Residential. The subject site also has the Commercial future land use designation that was added when the comprehensive plan was revised in 2019. This applicant is choosing to utilize the residential designation rather than the commercial designation. Pursuant to the comments above, Staff supports the residential use and proposed R-8 zoning district in lieu of a commercial development as this is an extension of the existing Sagewood Subdivision on the east boundary. Further, the Hardin Drain, which runs along the north boundary,provides a natural transition between the proposed residential development and what could be commercial uses in the future along the Overland Road frontage. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-651IA.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 HITA1. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. B. Comprehensive Plan Policies(https:llwww.meridianciU.or /�compplan): The applicable Comprehensive Plan policies are cited below with Staff analysis in italics. "Avoid the concentration of any one housing type or lot size in any geographical area; provide for diverse housing types throughout the City" (2.01.01 G). The proposed R-8 zoning and proposed land use of single family residential is an extension of what exists near the subject site today. R-8 zoning and detached single-family homes are abundant in the immediate areas to the south and east but within a half mile of the site, there are a multitude of land-uses that include existing lower density residential, civic (school site, park site, and fire station), light-industrial, office, and multi family residential. Due to the nearby mix of existing and future uses and the size of this site, Staff finds the proposed project to meet the intent of this comprehensive plan policy. "With new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities" (2.02.01A). This new subdivision does not offer additional multi-use pathways but will offer attached sidewalks and micro pathways that will help connect neighboring subdivisions together and create a more walkable neighborhood. W. Overland Road is labeled as a transportation corridor in the ACHD Master Street Map and additional pedestrian connections to this corridor are welcomed. This additional connection will allow easier pedestrian access for nearby developments that currently do not have said access to Overland Road. The open space proposed at the southern end of this development offers some actual usable open space for children but is not centralized. These areas (approximately 19,000 square feet combined) are only separated by a local street at the southern end of the property which helps create an area that will be more inviting to the neighborhood. However, the area in the northern portion of the subdivision, but central to the site, appears to be a token piece of open space to accommodate seepage beds. Staff finds the Page 5 Meridian City Council Meeting Agenda May 28,2020— Page 118 of 198 open space to be adequate but not premier. The addition of a tot-lot with climbing boulders and the addition of a picnic area with public art help elevate the open space/amenity package in this development. "Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity" (6.01.02B). The proposed street network is an extension of existing local street stub and the Applicant has chosen to close the existing access to W. Overland Road. Staff and ACHD support the internal local street connectivity because it is designed to integrate with the existing street network that was put in place with the developments to the south and east. The proposed access points easily meet the intent of this Comprehensive Plan policy. The City is currently processing a land use application for a commercial development on the property to the west and interconnectivity is an integral part to both of these applications. Staff has recommended this property owner and the property owner to the west meet and discuss this interconnectivity and possibly work together to create a shared access to Overland Road near the existing curb cut for the property to the west. Staff is unaware if this meeting has occurred. There is no guarantee that the application being processed for the property to the west will be approved as a commercial development and its existing zoning of R-8 could remain. If the property to the west develops as commercial an emergency only access should be provided; if it develops as residential, a full stub street should be provided to their western boundary. Staff has added a condition of approval regarding this in Section VIII.A of this staff report. "Provide housing options close to employment and shopping centers" (3.07.02D). The proposed Sagewood West development is in close proximity to existing employment and shopping centers. Within a half mile is a Wal-Mart, assisted living facility, water park, school, and the commercial intersection of Overland and Meridian Rd. These businesses offer both services and employment opportunities within walking distance of this subdivision. "Preserve,protect, and provide open space for recreation, conservation, and aesthetics" (4.05.0IF).As proposed, this development would provide approximately 12%open space for the subdivision. However, Staff has concluded that not all of this area meets UDC requirements as proposed. Staff is recommending conditions of approval to correct this and with that more open space would be available for both this subdivision and its neighbor to the east, Sagewood Subdivision. The open space proposed is provided via common open space lots at both ends of the development, north and south. Within the lots in the southern half of the plat, climbing boulders and a seating area with public art are proposed. In the northern half of the plat, there is a green space lot and a common lot with a micro pathway proposed. Staff finds that if the common lot with the pathway can meet UDC requirements to count towards linear open space, it would be a great addition of open space and pedestrian connection for this subdivision and adjacent subdivisions. Staff finds this development to be generally consistent with Comprehensive Plan policies and objectives. Page 6 — Meridian City Council Meeting Agenda May 28,2020— Page 119 of 198 C. Existing Structures/Site Improvements: There is an existing home located in the southern portion of the subject site. This residence will be removed from the property prior to development. There is also a private dirt/gravel driveway that comes from the existing access onto Overland Road—as discussed, this access will be closed by the Applicant and the private road will no longer exist. No other site improvements are known at this time. D. Proposed Use Analysis: The proposed use is single-family residential; single-family detached dwellings are listed as principally permitted uses in the R-8 zoning district per UDC Table 11-2A-2. This development is proposed as one (1)phase and all existing access points to Overland Road be closed. There is no requirement for an emergency access as this project is proposed with three (3) access points. According to the submitted preliminary plat, all lots appear to meet the required zoning and use requirements. E. Dimensional Standards(UDC 11-2): All proposed lots and public streets appear to meet all UDC dimensional standards per the submitted preliminary plat. This includes property sizes, required street frontages, and road widths. In addition, all subdivision developments are also required to comply with Subdivision Design and Improvement Standards (UDC 11-6C-3). There is one (1) common driveway proposed and such driveways should be constructed in accord with the standards listed in UDC 11-6C-3D. An exhibit should be submitted with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway should be depicted on the opposite side of the shared property line from the common driveway. F. Access(UDC 11-3A-3): Access is proposed via extending existing local street stubs into this development. The subdivision to the east has two stub streets to this site and the subdivision to the south has one stub street to this site. These three accesses are more than adequate to disperse traffic to nearby arterial roadways. During pre-application meetings with the Applicant, a stub street to the property to their west was requested by staff because they are currently zoned R-8 which would accommodate a residential development. However, the property to the west also has two future land use designations on it, residential and commercial. Because of this, the property owner to the west has recently submitted a Rezone application to change the zoning from R-8 to C-G with a proposed use of self-storage (the proposed use is RV storage but is proposed as a much more specific and encompassing use than traditional self-storage). Staff is recommending a condition of approval that this property provide a full public street stub to the property to the west unless it develops as commercial. This Applicant and the adjacent property owner should work together on the location of this stub. If the adjacent western property is developed as commercial, the public street stub Page 7 Meridian City Council Meeting Agenda May 28,2020— Page 120 of 198 may be an emergency only access—both property owners should together with ACHD on the appropriate location for this access. G. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. Future development should comply with these standards. No parking plan was submitted with the application. The proposed street sections (33 feet wide)shown on the submitted plat accommodate parking on both sides of the street. H. Pathways (UDC 11-3A-8): No multi-use pathways are proposed or required with this development. However, one of the proposed amenities are micro-pathways that connect the internal public roads to W. Overland Road. These connections will help improve pedestrian and cyclist connectivity along the arterial roadway. The submitted plat and landscape plan show a portion of the proposed micro pathway along the Hardin Drain, which is behind the homes along the northern property boundary. The proposed pathway does not show any trees along the pathway as is required by code. This is due to the drain easement not allowing trees within its easement. UDC allows Staff to require an additional five feet outside of the easement be provided so that trees can be added and therefore meet the landscaping requirements. Providing this additional five feet will still allow all affected building lots to meet the R-8 dimensional standards with a property depth of no less than 95 feet in length. Therefore, Staff is recommending a condition of approval to provide this additional five feet and subsequent landscaping along the rear property lines of Lots 4-10, Block 1. In addition, this section of pathway turns away from the building lots and is proposed to stop at the northeast property line which does not meet UDC requirements of being open at both ends. The Applicant states that this micro pathway will later connect to a common driveway that abuts the eastern property boundary but will have to go through the adjacent property to the northeast. Staff finds it difficult to fully support this micro- pathway layout because there is no guarantee that the property to the northeast will ever redevelop and add this small section of pathway. Staff recommends a condition of approval to continue the pathway behind Lots 1-3, Block 1, within a 20 foot wide common lot (UDC 11-3G-3 standards for qualifying linear open space) that connects to the existing common driveway that lays at the eastern property boundary in the adjacent Sagewood Subdivision. Again, this adjustment would still allow Lots 1-3, Block I to meet the required UDC dimensional standards for the R-8 zoning district. NOTE:In discussions with the applicant, it is their desire to negotiate an easement with the adjacent property owner to the northeast(parcel#S1224223106) to use a portion of the property to extend the pathway as shown on the attached open space exhibit. Although an easement may allow for the construction of the pathway, there is no guarantee this area will be landscaped and maintained like a typical common lot owned by an HOA.As an option, the applicant could try to purchase that portion of the property(SEC) so it can be incorporated into the proposed plat. Incorporating the property into this plat would require the applicant to obtain approval of a property Page 8 Meridian City Council Meeting Agenda May 28,2020— Page 121 of 198 boundary adjustment application, amend the boundary of the proposed plat and submit a concurrent rezone application. Due to the complexity and timing needed to resolve this issue, staff believes the extension of the common lot along the north boundary of Lots 1-3,Block I is the most feasible solution. I. Sidewalks(UDC 11-3A-17): Five-foot attached sidewalks are proposed along all internal local streets. There is existing 5-foot wide attached sidewalks along W. Overland Road. Staff is not recommending that the existing sidewalk is removed. J. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required adjacent to W. Overland Rd., an arterial roadway, landscaped per the standards listed in UDC 11-3B-7C. A common lot that is at least 25- feet wide at this section and contains the proposed micro-pathways is depicted on the plat and the correct number of trees appear to be shown on the submitted landscape plans (see Section VII.D). Common open space is required to be landscaped in accord with the standards listed in UDC 11-3G-3E. The total square footage of common open space are included in the Landscape Calculations/Requirements table along with the required number of trees to demonstrate compliance with UDC standards. Pathways are required to be landscaped in accord with the standards listed in UDC 1I- 3B-12. See further analysis above (section VII.H) on proposed pathways landscaping conditions. The total linear footage of pathways and the required number of trees is not included on the submitted Landscape Calculations table. The landscape plan should be corrected to depict these calculations and the required number of trees (I tree for every 100 linear feet of pathway). K. Qualified Open Space (UDC 11-3G): A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-313 is required. Based on the proposed plat of 10.41 acres, a minimum of 1.04 acres of qualified common open space should be provided. The applicant is proposing 1.25 acres of open space (or 12.04%) consisting of common lots with open space, located on larger lots on the end caps of blocks. In addition, the Applicant is proposing micro-pathways along the northern property boundary that connect to W. Overland Road. Both of the common lots proposed at the end caps of the central block are more than 10,000 square feet in area, meeting the minimum UDC requirements to count towards qualified open space. The additional end cap lot in the southwest of site also meets these dimensional standards and is proposed with a qualifying site amenity (picnic area with public art). The other proposed open space is that area with the micro pathway contained within it in the north area of the development. The proposed pathway connects to the common driveway and heads north to connect to Overland Rd. The pathway also turns east and heads behind the building lots and runs along the northeast boundary, as discussed previously. As proposed, this linear open space with the pathway does not meet UDC standards for qualified open space as it is not open on both ends as required by Page 9 Meridian City Council Meeting Agenda May 28,2020— Page 122 of 198 UDC 11-3G-3B. Staff has calculated that if this area is not qualifying open space, the amount of qualified open space should be reduced by approximately 15,000 square feet. Without this area, the amount of qualified open space is reduced to about 0.9 acres which is below the required minimum 10%qualified open space. If the Applicant were to make the adjustments to the plat and open space per the conditions in this report and continue the pathway lot all the way along the northeast property boundary, this area and more could be added back into the qualified open space calculations. If this condition cannot be met, Staff recommends that at least one building lot be converted from a buildable lot to a common open space lot and additional open space be provided in order to meet the minimum 10%requirement. The adjacent subdivision to the east(Sagewood Subdivision) is operated by the same HOA that will operate this proposed development. Because of this, the Applicant does have the option of counting some of their excess open space with this development so long as both projects would then meet the minimum 10%open space. Sagewood Subdivision provided a park that is over an acre in size in addition to other qualifying open space. Staff finds that some of this area can count towards the qualifying open space within this development because of its proximity, two local street connections with attached sidewalks, and the existence of the same HOA governance. In the very southwest corner of the subject site there is a small sliver of open space located at the rear of Lot 26, Block I that does not have adequate visibility for emergency and police services. The Applicant is currently incorporating this odd sliver of land into their plat in order to help the City fix a surveying mistake from the past. In discussions with the Applicant, Staff has requested this property owner work with the property owner to the west to transfer this area to them. If this sliver is incorporated into the property to the west, the area will no longer be tucked away in a corner and would be usable space by that property owner. In doing so, the Applicant will have to adjust the boundary of the plat; Staff has included a condition of approval for this request in section VIII.A of this staff report. L. Qualified Site Amenities (UDC 11-3U): Based on the area of the proposed plat(10.41 acres), a minimum of one (1) qualified site amenity is required to be provided per the standards listed in UDC 11-3G-3C. The applicant has proposed three (3) qualified amenities: a seating area with public art; a boulder play area; and micro-pathways. The proposed amenities exceed the minimum UDC requirements and Staff finds them appropriate for the development. M. Fencing(UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is proposed as shown on the landscape plan; fencing shown next to the proposed open space and pathway lot located behind the future building lots needs to be corrected per the conditions of approval in this staff report(see Section VIII.A3)to show open-vision or semi-private fencing. Page 10 — Meridian City Council Meeting Agenda May 28,2020— Page 123 of 198 N. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant has submitted sample elevations of the single-family homes for this project(see Section VILE). The single-family homes are depicted as both single and two-story structures with two- car garages and a variety of finish material combinations. The homes are also shown with optional enhancements, i.e. larger garages or a different master bathroom layout. The submitted sample elevations appear to meet design requirements for single-family homes. VI. DECISION A. Staff: Staff recommends approval of the requested annexation and zoning with the requirement of a Development Agreement and approval of the requested preliminary plat with the conditions noted in Section VIILA per the findings in Section IX of this staff report. B. Commission: Enter Summary of Commission Decision. C. City Council: To be heard at future date. Page 11 — Meridian City Council Meeting Agenda May 28,2020— Page 124 of 198 VII. EXHIBITS A. Annexation Legal Description and Exhibit Map Sawtooth Land Surveying, LLC 2030 5.Washingtor F\'✓r 5✓���T���1WID 83G 17 (208)308-8 1 Od (7.08)396-8�05 Sagewood West Subdivision Annexation Description BASIS OF BEARING for this description is South 8903442"East, between a brass carp marking the northwest corner of Section 24 and a brass cap marking the N1/4 of Section 24, both in T. 3 N., R. 1 W., B.M., City of Meridian,Ada County, Idaho. A parcel of land being a portion of the NW1/4 of the NW1/4 of Section 24,T. 3 N., R. 1 W., B.M.,City of Meridian Ada County, Idaho, more particularly described as follows: COMMENCING at the northwest corner of said Section 24; Thence South 89034'42"East, coincident with the centerline of W. Overland Road, 800.09 feet to the POINT OF BEGINNING; Thence continuing, South 89113442"East coincident with said centerline of W. Overland Road, a distance of 77.38 feet; Thence leaving said centerline of W. Overland Road, South 0'25'18"West,48.00 feet to a 5/8" rebar with no cap; Thence South 57046'04"East, 532.56 feet to a 5/8"rebar with no cap on the west boundary of Sagewood Subdivision,as shown in Book 110 of Plats, Pages 15846-15847,Ada County Records; Thence South 01126'18"West, coincident with said west boundary of Sagewood Subdivision, 759.66 feet to a 5/8"rebar with no cap marking the southwest comer of said Sagewood Subdivision and an angle point in the northerly boundary of Fall Creek Meadows Subdivision No. 2,as shown in Book 115 of Plats, Pages 17180-17188,Ada County Records; Thence South 0119'18"West, coincident with said northerly boundary of Fall Creek Meadows Subdivision No. 2, a distance of 29.74 feet to a 5/8"rebar/cap PLS 11334; Thence North 77045'27"West, coincident with the northerly boundary of said Fall Creek Meadows Subdivision No. 2 and Fall Creek Meadows Subdivision No. 1, as shown in Book 114 of Plats, Pages 17036-17046,Ada County Records, 313.88 feet; Thence North 61003'23"West, coincident with said northerly boundary of Fall Creek Meadows Subdivision No. 1, a distance of 351.87 feet to a 5/8"rebar/cap PLS 11334; P:1202011 EMT11 200 1 7-1 335 W OVERLAND SUB-CG1SurveylDrawings\Descriptions1120017-Sagewood West Annexation Description.docx 1 Page 12 Meridian City Council Meeting Agenda May 28,2020— Page 125 of 198 Thence South 66110134"East, 134.28 feet to a 1/2"rebar/cap PLS 7323; Thence North 202532"West, 396.59 feet to a 1/2"rebar/cap PLS 7323; Thence North 2001'52"West, 178.11 feet to a 1/2"rebar/cap PLS 7323; Thence North 1048'29"West, 147.07 feet to a 1/2"rebar/cap PLS 7323; Thence North 09525"West, 167.48 feet to a 5/8"rebar/cap PLS 5082; Thence North 0007'23"W., 51.00 feet to the POINT OF BEGINNING. The above described parcel contains 10.41 acres, more or less. 0 S O � 1157 OF ISE P-1202011 EMT11 2001 7-1 335 W OVERLAND SUB-CG\SurveylDrawingslDescriptions1120017-Sagewood West Annexation Description.docx 12 Page 13 — Meridian City Council Meeting Agenda May 28,2020— Page 126 of 198 RA513 OF REARING . ............ .. .......... ..,..,...,.. _.._.._.. 589-NW-F a6Y5.61: ..._... _ _ IO—v 589-3942°E I4'.m �il'A4NG 77.38' W.OVEHL ROAp nz4gso ---- �.. - 4.W.36' l n 9AS17.79' 5,91 Aw.w �------- LEY 107151515 -----�-—....`- PLS 529I NO°O7�'W� 50°258'W Wt/f6 m2,58'. ' 4LW nus wn,sca trdFflO s 3 I .�s pNA .',5��' y� 0 3 Pf55087'*��1. ,5y ¢AS7323 �� NTS x F s73n I 17J 10.41�t3� j SI _ ilnf B69RING OtSFAN� j �P157323 11 50°]9']B"W 29.]4' 1 II j 1 1 574 ' 42. sZQIxOP�o �j 5 2 � o_ OF�� I j3 v BEAG�' I jq aF w� NI ly t.w A i FL5113�•s I I j a�fiAsgO �S�fT� I A4, pro BinaSON .\• _- -- r�oyeNG •�i�1s `-. -. ti, N kK73' --~ NO GP rZT'yy-3'IJgg... _ - - - - -- - - -- - - PLS tl334 T.3 N„R i W.,B.M. FALL BOOK CREEK 6.PAGES 1OWS 7R1BO-17188 O.2 PROJECT: OWNERIDEVELOPER, 2030 S. WASHINGTON AVE DWG# SAGEWOOD WEST SUBDIVISION EMMETT,ID 83617 120017-Ex ANNEXATION EXHIBIT CONGER GROUP �f P:(208)398-8104 PROJECTW MERIDIAN,IDAHO 5Al-/roor, 1 F.'(Z08)398 8105 120017 VY r/ SHEET OAT—E. 312020 La aaSu uey rh LLG WWW.SAWTOOTHLS.COM 1 OF 1 Page 14 — Meridian City Council Meeting Agenda May 28,2020— Page 127 of 198 B. Preliminary Plat(date: 4/22/2020) 311d'SNOII"O NI Illila NOISIA11081191s3m GOOM39vs 4?; U) rN 0 IL U) z LU < w LU J=ws. 0 C) C:, C) (D < in H24 y a, A � HR. L. d Page 15 Meridian City Council Meeting Agenda May 28,2020— Page 128 of 198 C. Open Space Exhibit(date: 3/27/2020) -Vr ' a xrr 1 . - Yr . .. . . . . . .. . . . . .. . . . . . .. _ I _=MITT Page 16 — Meridian City Council Meeting Agenda May 28,2020— Page 129 of 198 D. Landscape Plan(date: 4/3/2020) qhl P4 �-Y T 5 4, W." IH �v Hg- �5k ageIL 0, ku E Uj LE cq A V) 0 A io OQ) 14 go Ln tn Uj H 9'4 0 0 z LU Rto Page 17 Meridian City Council Meeting Agenda May 28,2020- Page 130 of 198 V ovEFl:woifoao I 774�_ I - _ 16 WN- air --- 9 JE41AWELid 1` r m 'eu'�-i-i 4 BL➢OM I g } W ly m c1 0 r' w a a 6 _ s _ r i s16 2 — I eLocx2 - .� I I 7 {{III II Ib6 :III 6 -IL -oa7� - - «31 I L1 11 SMiwic�NLINE L1 P_AN—PALETTE MATGiLINE LI MATCMLINE L2 0 17, IEldse an EIpGILI BLOCN2 / - v" In 0 i� Z Lu L La _ W J ,y�, VOTE O r h 1 x 2 y'�i, BLZK r 9 5 PLAN E :. L2 Page 18 — Meridian City Council Meeting Agenda May 28,2020— Page 131 of 198 E. Conceptual Building Elevations The proposed homes are one and story homes ranging in size from approximately 1,8Dd square feet to 2,2DO square feet. We are proposing 53 detached single-family homes.The proposed homes are comparable in terms of architectural design and square footage to homes in the immediate vicinity. The following elevatiai-is and floor plans are meant to be examples of what could be built in the development and are subject to change. I GRILL OPT.EXT. EAT la'xla RATIO 4 cslling - DREAM 13' 9'oellln9 i + e ' WATCH '- � Off 4'ceil✓g ;..,i+: + C + el _ SEEEP u2 13tr1'ly M/.IG + e STORE 9oetlma J..hti IJ« 70'Fd' <Ir � + + LD I NOTE:Furnace stalled WASH ' lh—tt, garage. i0IP E'ffEEEF DENIELEEP#4 11]'�nllnq ! O CUTIA! --------- PAR {�CAR) 912 9'aeilinq 'ARRIVE SLEEP43- ' .---- 'Ycolling . � MAIN iL'd_L BLNGALDN Page 19 — Meridian City Council Meeting Agenda May 28,2020— Page 132 of 198 UPPER_DEL P"sl FLAYMPF. SLEEP 04 ff SEE j, GRILL EAT FUND J2 Lol..1,,oM 3!LLG SLE—1 17 u, ly.0 F.- 9AN WATCH WT.UNSFERIBAM QFr.SCAR i Frol)hm cc wVEA it ON IANP M EATH C) sTuffy GREET cL, Q�EM v— OPT.3"kl PARK 2 UR cL4 UMLFVFL "RRIVE Page 20 Meridian City Council Meeting Agenda May 28,2020— Page 133 of 198 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat,landscape plan and conceptual building elevations for the single-family dwellings included in Section VII and the provisions contained herein. b. The Applicant shall comply with the ordinances in effect at the time of application submittal. c. Direct lot access to W. Overland Road shall be prohibited. 2. Ten(10) days prior to the City Council hearing,the preliminary plat included in Section VII.C, dated 04/22/2020, shall be revised as follows: a. Add a note prohibiting direct lot access via W. Overland Road. b. On Lot 11,Block 1, add five feet of width on the proposed common lot along the rear of Lots 4-10,Block 1 to accommodate the required landscaping for linear open space. c. The proposed pathway and common lot(Lot 11,Block 1) shall be extended along the north boundary of Lots 1-3,Block 1 in a 20-foot wide common lot and connect to the common driveway within the Sagewood Subdivision to the east. d. The applicant shall provide a stub street at the west boundary(Parcel# S 1224223270). Location of the stub street shall be coordinated between ACHD,the applicant and the adjacent property owner. If the property develops with a non-residential use,an emergency access shall be provided in lieu of the stub street. e. Coordinate with the property owner to the west on the conveyance of the sliver of land located at the rear of Lot 26,Block 1 of the proposed plat. The Applicant shall adjust the boundary of the plat to reflect this change. 3. The landscape plan included in Section VII.E, dated 04/03/2020, shall be revised as follows prior to submittal of the final plat application: a. Revise landscape plan to show open vision or semiprivate fencing along the common open space and pathway located on Lot 11,Block 1; all fencing shall comply with the standards listed in UDC 11-3A-7. b. Revise landscape plan calculations table to include the linear feet of pathway and the required number of trees per the standards in UDC 11-313-12. c. Prior to the City Council hearing,the Applicant shall revise the landscape plan to show an additional five feet of width with landscaping on the proposed common lot(Lot 11, Page 21 Meridian City Council Meeting Agenda May 28,2020— Page 134 of 198 Block 1) along the rear of Lots 4-10,Block 1 to accommodate the required landscaping per the standards in UDC 11-313-12. 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-6 for all buildable lots. 5. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 6. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway shall be depicted on the opposite side of the shared property line from the common driveway as set forth in UDC 1I- 6C-3D. 7. For any common driveway that serves a dual purpose(i.e. driveway/emergency access/pathway), signage shall be provided to notify residents that the common driveway is a no parking zone. 8. Prior to submittal of final plat application,the Applicant shall provide the city arborist with a tree mitigation plan and receive approval of said mitigation plan. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. 1.2 Applicant shall adjust their sanitary sewer design to remove the mainline out of the common driveway. In this case, service lines shall be extended to the common drive lots from the mainline located in the public right-of-way. 1.3 Utility easement for possible future water main extension must be provided to property to the west via the common driveway. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of Page 22 Meridian City Council Meeting Agenda May 28,2020— Page 135 of 198 the easement(marked EXHIBIT A)and an 81/2"x I I"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches,canals, laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B.Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities, etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. Page 23 Meridian City Council Meeting Agenda May 28,2020— Page 136 of 198 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT(MFD) https:llweblink.meridiancily.org/WeUink/DocView.aspx?id=186859&dbid=0&r0o=MeridianC i &cr=1 D. POLICE DEPARTMENT(MPD) https:llweblink.meridianciV.org/WeUink/Doc View.aspx?id=186743&dbid=0&r0o=MeridianC hty E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridianciU.orglWebLink/DocView.aspx?id=187169&dbid=0&r0o=MeridianC hty Page 24 — Meridian City Council Meeting Agenda May 28,2020— Page 137 of 198 F. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridianciU.org/WebLink/DocView.aspx?id=187164&dbid=0&r0o=MeridianC iv G. CENTRAL DISTRICT HEALTH DEPARTMENT(CDH) https:11weblink.meridianciU.orglWebLink/DocView.aspx?id=187428&dbid=0&r0o=MeridianC iv H. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancily.org/WebLink/DocView.aspx?id=187579&dbid=0&r0o=MeridianC iv I. COMPASS(COMMUNITY PLANNING ASSOCIATION) https://weblink.meridiancily.org/WebLink/Doc View.aspx?id=188455&dbid=0&r0o=MeridianC iv IX. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the proposed zoning map amendment to R-8 and subsequent development is consistent with the Comprehensive Plan, if all provisions of the Development Agreement are complied with. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Staff finds the proposed zoning map amendment will allow for the development of single- family detached homes which will contribute to the range of housing opportunities available within the City, consistent with the Comprehensive Plan, and the purpose statement of the residential districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Staff finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. Staff f nds the proposed annexation is in the best interest of the City per the Analysis in Section V. Page 25 — Meridian City Council Meeting Agenda May 28,2020— Page 138 of 198 B. Preliminary Plat Findings: In consideration of a preliminary plat,combined preliminary and final plat,or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat, with Staffs recommendations, is in substantial compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more information) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property with development. (See Section VIII of the Staff Report for more details from public service providers) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers(i.e.,Police,Fire,ACHD, etc). (See Section VII for more information) 5. The development will not be detrimental to the public health, safety or general welfare; and, Staff is not aware of any health, safety, or environmental problems associated with the platting of this property. ACED considers road safety issues in their analysis and approves of the project. 6. The development preserves significant natural,scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. Page 26 — Meridian City Council Meeting Agenda May 28,2020— Page 139 of 198 WEI�DIAN�' ITEM SHEET Council Agenda Item -4.D. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for M idgrove Plaza (H-2020-0029) by Arthur Berry, Located at 1450 E. Franklin Rd. Click Here for Application Materials Click Here to Sign Up to Testify- Link available after 8:00 a.m. Wednesday, May 27, 2020. AL ATTACHMENTS: Description Type Uploa Staff Report Staff Report 5/26/2020 Meridian City Council Meeting Agenda May 28,2020— Page 140 of 198 STAFF REPORT E COMMUNITY DEVELOPMENT DEPARTMENT HEARING 5/28/2020 Legend DATE: Iff Project D=ffl or .0 0 TO: Planning&Zoning Commission =kMtW FROM: Sonya Allen,Associate Planner 208-884-5533 E.3 - I Bruce Freckleton,Development Services Manager Y ~ I I I 208-887-2211 ®� I ;I I SUBJECT: H-2020-0029 Midgrove Plaza -- - I LOCATION: 1450 E. Franklin Rd. (Parcel --- _ #S1107449996; SE 1/4 of Section 7, T.3N.,RJE.) --- I. PROJECT DESCRIPTION Rezone of 1.96 acres of land from the I-L to the C-G zoning district; and,Preliminary Plat consisting of 6 buildable lots on 12.84 acres of land in the C-G and I-L zoning districts. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 12.84 acres Existing/Proposed Zoning C-G&I-L existing/1.96 acres to C-G proposed(resulting in both C-G and I-L zoning for overall site that coincides with proposed lot lines) Future Land Use Designation Commercial(southern 5.8 acres)&Industrial(northern acres) Existing Land Use(s) Vacant/undeveloped land(pasture) Proposed Land Use(s) Commercial Lots(#and type;bldg./common) 6 buildable lots/0 common lots Phasing Plan(#of phases) 1 phase Number of Residential Units(type 0 of units) Density(gross&net) Not applicable(no residential uses are proposed) Physical Features(waterways, The Five Mile Creek bisects the southwest corner of this hazards,flood plain,hillside) site and is an open waterway;a portion of the site within that area is in the floodplain. Neighborhood meeting date;#of January 15,2020;no attendees attendees: Page 1 Meridian City Council Meeting Agenda May 28,2020— Page 141 of 198 Description Details Page History(previous approvals) ROS#3527;AZ,CUP/PD(Arthur Berry&Doug Tamura) approved in 1996(expired);PBA approved in 2007(ROS #8037) B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes,draft report • Requires ACHD Commission No Action es/no Access(Arterial/Collectors/State Access is proposed via existing curb cuts on Franklin and Hwy/Local)(Existing and Proposed) Locust Grove Roads [2 via E.Franklin Rd.,only one of which is proposed for a public access to this development (the other access will be restricted to maintenance vehicles from the City,NMID or other authorized entities);and 4 via Locust Grove Rd.] Traffic Level of Service Better than"E"for both Franklin&Locust Grove Rds. Stub Street/Interconnectivity/Cross There are no stub streets that exist to this site; cross-access Access should be provided between the proposed lots Existing Road Network None Existing Arterial Sidewalks/ There are existing attached sidewalks along Franklin and Buffers Locust Grove Rds.that were constructed with the adjacent road widening projects;no street buffers exist Proposed Road Improvements None(there are no roadways, bridges or intersections in the general vicinity that are in the IFYWP or CIP) Fire Service • Distance to Fire Station 0.5 mile • Fire Response Time Falls within 5:00 minute response time area-nearest station is Fire Station#1 —can meet response time goals • Resource Reliability 75%-does not meet the target goal of 80%or greater • Risk Identification 4—current resources would not be adequate to supply service(risk factors could include multi-story buildings,a large gathering of people in a single location,and an open waterway) • Accessibility Unknown if project will meet all required access,road widths and turnaround as a site plan was not submitted • Special/resource needs Unknown if project will require an aerial device;can meet this need if a truck company is required. • Water Supply Unknown what the water supply requirement will be as a development plan was not submitted. • Other Resources Police Service No comments were received. Wastewater • Distance to Sewer Services Directly adjacent • Sewer Shed Five Mile Trunk Shed • Estimated Project Sewer See application ERU's • WRRF Declining Balance 13.91 • Project Consistent with WW Yes Master Plan/Facility Plan Page 2 — Meridian City Council Meeting Agenda May 28,2020— Page 142 of 198 Description Details Page Water • Distance to Water Services Directly adjacent • Pressure Zone 3 • Estimated Project Water See application ERU's • Water Quality None • Project Consistent with Water Yes Master Plan • Impacts/Concerns The water main should be upsized to a minimum of 8- inches. Unused water service stubs into the property must be abandoned at the main per Meridian standards. C. Project Area Maps Future Land Use Map Aerial Map Legend Legend tki,aec-L.xaiion I IFro ec LOC CI nm �� 7. Y : J L F lu1U-C Low Derin ih r Resid ffiiol_ �I m MHOWnsNolan ih{ V toenTI Zoning Map Planned Development Map RILegend R T Legend -- R: �7 IffProtect LucaIm -I .. ' _ Project Laeaiibn City Lirrr� RUT R L'O - - —Planned Parcels M1 V. LLL I I I-iL _ r t� L--LiIUL-O RU: R- y RUT R C-Fl R1 R1 RUT � R-4 - Page 3 Meridian City Council Meeting Agenda May 28,2020— Page 143 of 198 III. APPLICANT INFORMATION A. Applicant: Arthur Berry—4804 Roberts Rd.,Boise,ID 83705 B. Owner: Same as Applicant C. Representative: Ben Semple,Rodney Evans+Partners,PLLC— 1014 S. La Pointe St., Ste. 3,Boise,ID 83706 IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Notification published in newspaper 5/13/2020 Notification mailed to property owners within 300 feet 5/12/2020 Applicant posted public hearing notice on site 5/17/2020 Nextdoor posting 5/12/2020 V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan) The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates the southern 5.8 acres as Commercial and the northern 7 acres of this property as Industrial. The purpose of the Commercial designation it to provide a full range of commercial uses to serve area residents and visitors. Desired uses may include retail,restaurants,personal and professional services, and office uses, as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in some cases,but should be careful to promote a high quality of life through thoughtful site design, connectivity, and amenities. Sample zoning include: C-N, C-C, and C-G. The purpose of the Industrial designation is to allow a range of uses that support industrial and commercial activities. Industrial uses may include warehouses, storage units,light manufacturing, flex, and incidental retail and office uses. In some cases uses may include processing,manufacturing, warehouses, storage units,and industrial support activities. Sample zoning include: I-L and I-H. At this time,no buildings or users are planned;the property is proposed to be subdivided and infrastructure installed for future development. The property is intended to develop with commercial and industrial uses as allowed in the C-G and I-L zoning districts per the Allowed Uses listed in UDC Tables 11-2B-2 and I I-2C-2,respectively. The area proposed to be rezoned from I-L to C-G is designated as Industrial on the FLUM. Because FLUM designations are not parcel specific, an adjacent abutting designation,when appropriate and approved as part of a public hearing with a land development application,may be used without an amendment to the map. The Applicant requests the abutting Commercial designation apply to the area proposed to be zoned C-G. Because the rezone is proposed to coincide with proposed lot lines so that two (2)zoning districts don't exist on one property, Staff is amenable to the request. Page 4 Meridian City Council Meeting Agenda May 28,2020— Page 144 of 198 The following Comprehensive Plan Policies are applicable to this development: • "Ensure that adequate water supply and pressure are available for fire protection in areas suitable for industrial and commercial uses."(3.03.01D) Adequate water supply and pressure is available to serve this site. • "Improve and protect creeks and other natural waterways throughout commercial,industrial, and residential areas."(4.05.01 D) The Five Mile Creek, a natural waterway, bisects the southwest corner of the site and is required to be left open and improved and protected with development in accord with UDC 11-3A-6B.1 and the Comprehensive Plan. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval,and in accord with any adopted levels of service for public facilities and services." (3.03.03F) City services are available and will be extended by the developer to the proposed lots upon development of the site in accord with UDC 11-3A-21. • "Integrate the Meridian Pathways Master Plan into the site development review process to ensure planned paths are built out as adjacent land develops."(3.07.02H) A segment of the City's 10 foot wide multi-use pathway is depicted on the Pathways Master Plan along the northeast side of the Five Mile Creek to the Franklin/Locust Grove Rd. intersection. • "Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices." (3.07.01A) The site abuts industrial property to the west; no buffering is required between industrial properties or between C-G and I-L zoned properties. • "Encourage new development to include buffered sidewalks,a sidewalk separated from the motor vehicle lane by a planter strip, especially on collector and arterial roadways." (6.01.01J) Attached sidewalk currently exist adjacent to Franklin and Locust Grove Roads;street buffers will be required to be constructed with development of the property and landscaped per the standards listed in UDC 11-3B-7C. • "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe." (2.02.02) The proposed property is an infill property that is currently zoned in the City but has not yet developed.Approval of the proposed rezone and preliminary plat will assist in facilitating future development of the property. VI. UNIFIED DEVELOPMENT CODE ANALYSIS(UDC) A. Rezone: The proposed rezone is for 1.96 acres of land from the I-L to the C-G zoning district to coincide with lot lines proposed on the preliminary plat in Section VIII.B. The proposed zoning is consistent with the adjacent FLUM designation of Commercial on the abutting property to the Page 5 — Meridian City Council Meeting Agenda May 28,2020— Page 145 of 198 south as discussed above in Section V. A legal description for the rezone area is included in Section VIII.A. The City may require a development agreement(DA) in conjunction with a rezone pursuant to Idaho Code section 67-6511A. Because this site is already zoned in the City and a development plan is not proposed with this application, staff does not recommend a DA is required as a provision of the rezone. B. Preliminary Plat: The proposed plat consists of 6 buildable lots on 12.84 acres of land in the C-G and I-L zoning districts. The subdivision is proposed to develop in one phase. Existing Structures/Site Improvements: There are no existing structures on this site. Proposed Use Analysis: No uses or development are proposed at this time. Future development will be subject to the allowed use tables in UDC 11-213-2 and 11-2C-2 for the C-G and I-L zoning districts respectively. Dimensional Standards (UDC 11-2): Future development should comply with the dimensional standards of the C-G zoning district in UDC Table 11-213-3 and the I-L zoning district in UDC Table 11-2C-3, as applicable. Subdivision Design and Improvement Standards(UDC 11-6C-3) Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3. Access(UDC 11-3A-3) Access is proposed via(2)existing curb cuts on Franklin Rd.—the access closest to the intersection will be restricted to maintenance vehicles from the City,NMID or other authorized entities and will not be used by the public; and(4)existing curb cuts on Locust Grove Road. The draft ACHD report does not support the western access via Franklin Rd.but does approve the service driveway closest to the intersection if it's restricted from public use with a gate located outside the right-of-way; however,the Applicant and ACHD are still in discussions on this issue.ACHD has directed the Applicant to submit a request for modification of policy to allow the access as a right-in/right-out with a road trust to construct a median in the future in Franklin Rd.Without access via Franklin Rd.,Lot 5 cannot develop without a bridge access over the creek. The City is amenable to the access if approved by ACHD. Further,ACHD only approves of(2) accesses off Locust Grove Rd. at 360' and 735' north of Franklin Rd.(i.e.the two middle accesses).All other curb cuts are required to be closed with curb,gutter and 7'wide attached sidewalk to match existing improvements. Staff is in agreement with ACHD's decision as UDC 11-3A-3 limits access points to arterial streets to improve safety and ensure motorists can safely enter all streets. Therefore,the plat should be revised to remove these accesses. Staff recommends a cross-access/ingress-egress easement is provided between all lots in the proposed subdivision and to the abutting property to the west through Lot 5(Parcel #S1107449111)to reduce access points via Franklin Rd.in accord with UDC 11-3A-3A.2. There is an existing cross-access easement from Locust Grove Rd. across this property to the abutting property to the west as depicted on the plat that is proposed to remain. Page 6 Meridian City Council Meeting Agenda May 28,2020— Page 146 of 198 A note should be placed on the face of the final plat prohibiting direct lot access to N. Locust Grove and E.Franklin Roads other than those accesses approved with this application. Pathways(UDC 11-3A-8): A 10' wide multi-use pathway is designated on the Pathways Master Plan along the northeast side of the Five Mile Creek to the Franklin/Locust Grove Rd. intersection. Because a 7' wide attached sidewalk exists along E. Franklin Rd.,the Park's Dept. is not requiring a 10' wide pathway in that location or widening of the sidewalk; a pathway should be provided along the northeast side of the creek in accord with the Plan. Because the pathway will serve a dual purpose as a utility service road,the pathway should be constructed at 14' in width with a turning radii of 28' inside and 48' outside.A public pedestrian easement should be provided along the creek and extend to the intersection as recommended by the Park's Dept. to allow for the pathway to be constructed in the future.Because there is a 20' wide sewer easement in the same location as the pathway, no additional width is required for the pedestrian easement based on the increased width of the pathway-the extra width of the sewer easement will accommodate maintenance of the shoulder of the pathway if needed. Sidewalks(UDC 11-3A-1 : Sidewalks are required to be provided adjacent to all streets as set forth in UDC 11-3A-17. Five- foot wide detached sidewalk are typically required along arterial streets (i.e. N. Locust Grove Rd. and E. Franklin Rd.; however,because there is an existing 7' wide attached sidewalk along both Franklin and Locust Grove Roads that is in good condition,the Director has waived the requirement. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required adjacent to N.Locust Grove Rd. and E. Franklin Rd., both arterial streets,measured from the back of sidewalk, as depicted on the plat; landscaping should be provided per the standards listed in UDC 11-3B-7C as depicted on the landscape plan. Depict curb,gutter,sidewalk and landscaped street buffers across the two accesses via Locust Grove Rd.that aren't approved to remain. Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B- 12C. The total lineal feet of pathways with the required and proposed number of trees should be included in the Landscape Calculations table on the final plat landscape plan to demonstrate compliance with UDC standards. Storm Drainage: An adequate storm drainage system shall be 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. Waterways(UDC It It The Five Mile Creek bisects the southwest corner of this site and lies within a 90' wide easement held by NMID. The creek is required to be left open as a natural amenity and shall not be piped or otherwise covered as set forth in UDC 11-3A-6B.1 and should be protected during construction. A 90-foot wide conservation easement exists for the Five Mile Creek as noted on the plat that is proposed to be retained and protected. Fencing(UDC 11-3A- : All fencing is required to comply with the standards listed in UDC 11-3A-6C.1 and 11-3A-7.No fencing is proposed with this application. Page 7 — Meridian City Council Meeting Agenda May 28,2020— Page 147 of 198 Building Elevations(UDC 11-3A-19 I Architectural Standards Manuan: The Applicant did not submit concept building elevations for future structures within this development as no uses or structures are planned at this time. Future structures are required to comply with the design standards listed in the Architectural Standards Manual. VII. DECISION A. Staff: Staff recommends approval of the requested rezone without the requirement of a Development Agreement and approval of the requested preliminary plat with the conditions noted in Section IX per the Findings in Section X. Page 8 — Meridian City Council Meeting Agenda May 28,2020— Page 148 of 198 VIII. EXHIBITS A. Rezone Legal Description&Exhibit Map ®RGEOMATICS 2308 N.Cole Rd.,Ste.G SURVEYING MAPPING Boise,I❑ 83704 EXHIBIT"A" Re-Zone Description A parcel of land,being a portion of that Parcel described in Warranty Deed Instrument No. 111069481,Ada County Records, and also being a portion of"Parcel One"as described in Meridian City Ordinance No. 748 recorded as Instrument No. 96104790,Ada County Records, lying within the East Half of the Southeast Quarter of the Southeast Quarter of Section 7, Township 3 North, Range 1 East Boise Meridian, City of Meridian,Ada County, Idaho, being more particularly described as follows: COMMENCING at the Southeast Corner of said Section 7,thence South 89'46'02 West,along the South Line of the East Half of the Southeast Quarter of the Southeast Quarter of Section 7, 662.90 feet to the Southwest corner thereof; Thence North 00"26'59" East,along the westerly boundary of said East Half,590.04 feet to its' intersection with the northerly boundary of"Parcel One"as described in Meridian Ordinance No.748,the POINT OF BEGINNING; Thence continuing North 00"26'59" East, 132.88feet; Thence South 89`34'03"East, 662.73 feet to the East Line of the Southeast Quarter of the Southeast Quarter of Section 7; Thence South 00"26'25"West, along said East Line, 125.19 feet to the northerly boundary of "Parcel One"as described in Meridian Ordinance No.748; Thence South 89"46'02"West,along said northerly boundary,662.90 feet to the POINT OF BEGINNING. Containing 85,513 Square Feet(1.963 Acres),more or less. End of Description Prepared by: Aaron Rush, PL5 C�A�t LAN,) 124�4 sP 4 y�rF QF ,9R.Z. 4�OAF Page 1 of 1 Page 9 — Meridian City Council Meeting Agenda May 28,2020— Page 149 of 198 EXHIBIT IIBI1 RE-ZONE SKETCH SE 1/4, SE 114, SEC. 07, T3N, R1 E NOTE 588"29'511 330.01' FOR ADDITIONAL BOUNDARY INFORMATION,REFER TO RECORD OF SURVEY NO.8037 AND WARRANTY DEED INSTRUMENT NO. 111069+181. Q DESIGNATED 1-L SCALE: 1" = 150' 14501. FRANKLIN RD 589"34'03"E 662.71' N00°26'59"E 500"26'25"W 132.85' AREA FOR RE-ZONE TO C-G 85,513 S.F./1.963 AC. 125.18' 589"46'02"W POINT OF 662.80' BEGINNING [� EXISTING ZONE BOUNDARY ( RDINANCE NO. 748) A w \� DESIGNATED C-GLn W L q N >� Ln LR E. FRANKLIN RD _ � 7 B S89°46'02''W 662.90' 18 17 Page 10 Meridian City Council Meeting Agenda May 28,2020— Page 150 of 198 B. Preliminary Plat(date: 1/13/2020) 2�GROVE PLAZA SLBDIVISION Ri F 11:1-— 7,�F�-'--rT-TE F I JI Nv.,err 0.•,, qCl �� ,.swr�. —•' R P � LEGEND G 72AZM OF — ��Klr1a431rj I , erpc 'la 'i�'� 5 A.� _ 2DlMG A1A SEYHRCNS N6if5 —♦�rw. mcp .�l y. — —�w.a�w as' p ��ca-vr .a....e. d....-.e. �-�., � ....�.�. r,wv `�� A J.� *t-o�+��} �� yuoz �ra�r•..�.� .e m..e...e��.n.a®.®... „aree.msP•--' =N�_: iiso.c �.......,ae.�,,..e r-GrNssP W wzn+x+c1 ---PER i45O E"FRAHKLIN RD • 4"_ 12.831 ACRES � I r �� � !uoe� ! {a,ggti !/ LA1Y1&fi1F'E ApCMiECt cl w�mr�r.ici s.i a,. l J� _ xmo�t n �7iSV i ICI v,■c Fc-�uNwca` j L,RVEYING4PMAPPING a ��• I tlu Isl9�s "1VESTIIIX COfIMTING 3 �PREL.IMIN'MY PLAT w _ W = PP01 Page 11 - Meridian City Council Meeting Agenda May 28,2020— Page 151 of 198 C. Landscape Plan (date: 1/25/2020) I £]IPA�LIY TL+N09[AP�PLiV Ol'L9iLL L2 9 .uwvo. 7450 E.FFvKLlr,Rd % x. ._;J y � 5 MO i4 oc LqT a 1� } iA.a9J.6[SF ' 2 S7+AG 5 ICA Ec6en6E ja 5 y5 i'hFkEu�lw•hr Fui uw6S'�ll hAw..c8E3.er6 -_. .-Tom.—.- TT1 !�` on•�I Page 12 Meridian City Council Meeting Agenda May 28,2020— Page 152 of 198 r✓a�., ate. - 4 �-,—t .5� E4'T 4 LOT$ r 114 M 07 5F t 294 F1C iC-OIOnIWI a — J M1* ail Xw }+FSfl E.FRAMJe<L3Pf RD12.d31 ACfiVS k UL _ = I 5'� r�tPxFi�wrwrrAuwosc,wFPtA Eai-Wo 'll•^,�••..^�#. LpT S I W AC 72,62243 EF tl-L 7IOFIIN67 .� L0T7 MAC 13.413A SF _��3PEPWJ_=4�S �~ 1 Page 13 — Meridian City Council Meeting Agenda May 28,2020— Page 153 of 198 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. The final plat shall include the following: a. A cross-access/ingress-egress easement shall be depicted between all lots in the subdivision and to the abutting property to the west through Lot 5 (Parcel #S1107449111) in accord with UDC 11-3A-3A.2. b. Include a note that prohibits direct lot access via N. Locust Grove Rd. and E. Franklin Rd. other than those accesses approved with the preliminary plat by the City and ACHD; remove accesses accordingly that aren't approved. 2. The landscape plan included in Section VIII.A.3, dated 1/25/2020, shall be revised as follows prior to submittal of the final plat application: a. Depict a 14-foot wide pathway along the northeast side of the Five Mile Creek in accord with the Pathways Master Plan as required by the Park's Dept.; and landscaping(i.e. 5' wide landscape strips on either side of the pathway planted with a mix of trees, shrubs, lawn, and/or other vegetative ground cover with a minimum of one(1)tree per 100 linear feet of pathway) as set forth in UDC 11-3B-12C. b. The Landscape Requirements table shall include the total lineal feet of pathways with the required and proposed number of trees to demonstrate compliance with the standards listed in UDC 11-313-12C.2. c. Depict curb, gutter, sidewalk and landscaped street buffer across the two accesses via Locust Grove Rd. that aren't approved to remain. 3. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the multi-use pathway along the northeast side of the Five Mile Creek;the easement shall extend to the Franklin/Locust Grove Road intersection for future construction of a pathway as required by the Park's Dept. The easement shall be submitted prior to submittal of the final plat for City Engineer signature. 4. A 14-foot wide multi-use pathway shall be constructed along the northeast side of the Five Mile Creek in accord with the Pathways Master Plan as required by the Park's Dept. and the Public Work's Dept. 5. The Five Mile Creek shall be protected during construction and shall be left open as a natural amenity and shall not be piped or otherwise covered as set forth in UDC 11-3A-6B.1. 6. The access driveway from E. Franklin Rd. nearest the Locust Grove/Franklin Rd. intersection (230' west of the intersection)that runs along the northeast side of the Five Mile Creek shall be restricted from public use with a gate located outside of the right-of-way as required by ACHD. The driveway shall be constructed to Public Work's standards for access roads [see Supplemental Specifications for access roads(2-16)]. 7. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables 11-213-3 for the C-G zoning district and 11-2C-3 for the I-L zoning district, as applicable. 8. All fencing is required to comply with the standards listed in UDC 11-3A-6C.1 and 11-3A-7. 9. A new detached sidewalk is not required to be constructed along N. Locust Grove Rd. and E. Franklin Rd.;the Director waived this requirement because there is an existing 7-foot wide attached sidewalk along these streets,in accord with UDC 11-3A-17C. Page 14 Meridian City Council Meeting Agenda May 28,2020— Page 154 of 198 10. Future development shall obtain approval of a Certificate of Zoning Compliance and Design Review from the Planning Division prior to submittal of building permit applications. The site design and structure(s)shall comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A Floodplain Development Permit required for this development. The SW area, including Five Mile Creek is subject to the terms of a conservation easement,recorded as instrument No 108135169 for the protection of designed wetlands.Development with floodway, requires a no-rise analysis. 1.2 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. 1.3 The water main should be upsized to a minimum of 8-inches. Unused water service stubs into the property must be abandoned at the main per Meridian standards. 1.4 The Geo Technical report submitted for the subject site points out numerous items that will require special attention. The design engineer for this project should pay particular close attention to the findings and recommendation for the successful design and performance of all foundation systems, sub-surface drainage, and utility trench backfill. 1.5 The access driveway from E. Franklin Rd. that runs along the northeast side of the Five Mile Creek shall be restricted from public use with a gate located outside of the right-of-way as required by ACHD. The driveway shall be constructed to Public Work's standards for access roads [see Supplemental Specifications for access roads (2-16)]. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x 11"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. Page 15 Meridian City Council Meeting Agenda May 28,2020— Page 155 of 198 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available,a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B.Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities, etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer,an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. Page 16 Meridian City Council Meeting Agenda May 28,2020— Page 156 of 198 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT https://weblink.meridiancity.org/WebLink/Doc View.asp x?id=186325&dbid=0&repo=MeridianC hty D. POLICE DEPARTMENT No comments were submitted. E. PARK'S DEPARTMENT https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=188777&dbid=0&repo=MeridianC Lty F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) No comments were received. G. NAMPA&MERIDIAN IRRIGATION DISTRICT Page 17 — Meridian City Council Meeting Agenda May 28,2020— Page 157 of 198 https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=187168&dbid=0&repo=MeridianC iv H. CENTRAL DISTRICT HEALTH DEPARTMENT https://weblink.meridiancity.org/WebLinkIDocView.aspx?id=186411&dbid=0&repo=MeridianC Lty I. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=186720&dbid=0&repo=MeridianC hty J. ADA COUNTY HIGHWAY DISTRICT(ACHD) -DRAFT REPORT https://weblink.meridiancitE.oLvlWebLinkIDocView.aspx?id=187162&dbid=0&repo=MeridianC Lu X. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the proposed zoning map amendment to C-G is consistent with the Comprehensive Plan designation of Commercial which abuts the area proposed to be rezoned. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed zoning map amendment will allow for future commercial development of the property which will provide for the retail and service needs of the community in accord with the Comprehensive Plan and the purpose statement of the commercial district. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Staff finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable) is in the best interest of city. This Findings is not applicable as the application is for a rezone, not annexation. B. Preliminary Plat Findings: Page 18 — Meridian City Council Meeting Agenda May 28,2020— Page 158 of 198 In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat, with Staff's recommendations, is in substantial compliance with the adopted Comprehensive Plan in regard to land use and transportation. (Please see Comprehensive Plan Policies in, Section V of this report for more information) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services can be provided to the subject property and are adequate to serve future development. (See Exhibit B of the Staff Report for more details from public service providers) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (see Section IX for more information). 5. The development will not be detrimental to the public health,safety or general welfare; and, Staff is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. Page 19 — Meridian City Council Meeting Agenda May 28,2020— Page 159 of 198 WEI�DIAN�' ITEM SHEET Council Agenda Item -4.E. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Ascent Townhomes (H-2020-0039) by Schultz Development, Located on the North Side of W. Franklin Rd., Midway Between N. Black Cat Rd. and N. Ten Mile Rd. Click Here for Application Materials Click Here to Sign Up to Testify- Link available after 8:00 a.m. Wednesday, May 27, 2020. ATTACHMENTS: Descriptior.�,.. Typ Up oa Staff Report Staff Report 5/27/2020 Meridian City Council Meeting Agenda May 28,2020— Page 160 of 198 STAFF REPORT lc� w COMMUNITY DEVELOPMENT DEPARTMENT HEARING May 28,2020 Legend DATE: Project Lacfl�iar TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner 208-884-5533 Bruce Freckleton,Development ' Services Manager --- 208-887-2211 '- SUBJECT: H-2019-0122 ------ Ascent Subdivision LOCATION: North side of W. Franklin Rd., east of N. r Black Cat Rd. in the SW 1/4 of Section 10, Township 3N.,Range 1 W. I. PROJECT DESCRIPTION Annexation of 5.25 acres of land with an R-15 zoning district; and,Preliminary Plat consisting of 43 buildable lots, 11 common lots and 1 other lot on 4.97 acres of land in the R-15 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 4.97 (the configuration of the parcel has been verified to be an original parcel of record in accord with UDC 11-1A-1) Future Land Use Designation MHDR(8-12 units/acre)in the TMISAP Existing Land Use Agricultural Proposed Land Use(s) Single-family attached and townhome dwellings Current Zoning RUT in Ada County Proposed Zoning R-15 Lots(#and type;bldg/common) 43 building/11 common/1 other Phasing plan(#of phases) 1 Number of Residential Units(type 43 units(4 attached units&39 townhome units) of units) Density(gross&net) 8.65 gross/16.93 net Open Space(acres,total[%]/ 0.55 of an acre(11.5%) buffer/qualified) Amenities Tot lot with a children's play structure Physical Features(waterways, The Purdam Stub Drain crosses the northeast boundary of this hazards,flood plain,hillside) site Page 1 Meridian City Council Meeting Agenda May 28,2020— Page 161 of 198 Neighborhood meeting date;#of March 24,2019;4 attendees attendees: History(previous approvals) H-2019-0122 Ascent Subdivision(withdrawn) B. Community Metrics Description Details Page Ada County Highway District • Staff report Yes(draft) (yes/no) • Requires ACHD No Commission Action(yes/no) • Existing Franklin Rd.was widened to 5-lanes in 2017 and fully improved with curb, Conditions gutter and sidewalk abutting the site;no ROW is required to be dedicated and no frontage improvements are required. • CIP/IFYWP Capial Improvements Plan(CiP)0 lri"raled Fire Year Work PWn QFMPJ: i Black Cas Roect is 1--jsed in The GIP to be widened�v 5-lames from Cherry Land tv Frenklin Road balwwri 20,71 and 2025 Black Cal Road is listed in the CIP 11a bi3 widened to 3lanesfrom Mend Road to Franklln Rued beTwmm 2426 and 2030. Access(Arterial/Collectors/State One temporary(1)access proposed via W.Franklin Rd.,an Hwy/Local)(Existin and Proposed) arterial street Traffic Level of Service Acceptable(Better than"E")—Franklin&Ten Mile Roads Stub Street/Interconnectivity/Cross 2 stub streets are proposed to the west and 2 stub streets are Access proposed to the east for future extension;no stub streets exist to this site Existing Road Network None Existing Arterial Sidewalks/ Existing sidewalk on Franklin;no buffer Buffers Proposed Road Improvements None Fire Service • Distance to Fire Station 3.4 miles—split between Fire Stations#1 and#6 • Fire Response Time Falls within 5 minute response time • Resource Reliability 63%for Fire Station#1;unknown for Station#6—does not meet the target goal of 80%or greater • Risk Identification Risk factor of 2—current resources would not be adequate to supply service to this project(see comments in Section VIII.C) • Accessibility Project meets all required access,road widths and turnarounds • Special/resource needs An aerial device is not required;the closest truck company is 6 minutes travel time(under ideal conditions)—Fire Dept. can meet this need in the required timeframe. • Water Supply Requires 1,500 gallons per minute for 2 hours;may be less if building is fully sprinklered,which all are proposed to be • Other Resources NA Page 2 — Meridian City Council Meeting Agenda May 28,2020— Page 162 of 198 Police Service • Distance to Police 3.5 miles Station • Police Response 3:5 minutes Time • Calls for Service 1,372 within a mile of site(2/1/2019—1/31/2020) • Accessibility No issues with the proposed access • Specialty/resource No additional resources are required at this time;the PD already services the needs area • Crimes 141 within a mile of site(2/l/2020—1/31/2020) • Crashes 44 within a mile of site(2/l/2020—1/31/2020) West Ada School District 1.Distance Enrollf"s UDIM 3tWin a.g (elem,ms, PeregHH&ElanwntIew 562 650 2.3 hs) MerkHan Mlddl4 School 1?92 1230 3.2 2.Capacity of Schools Ml'"IltSh 5choo, is 2400 1.9 3.#of Students Enrolled OWD W the abunda nt amourll of pow1 h in the area,West Ada Is arthrely building new iebml%a nd bowldaties are always omri I These fMle.re sruElents could polentiaNy att@rod PkaMnt V►ew Elarpentp y.irnd Owyhee High School, 4.#of students 34 predicted for this development Wastewater • Distance to Sewer Directly adjacent Services • Sewer Shed South Black Cat Trunkshed • Estimated Project See application Sewer ERU's • WRRF Declining 13.92 Balance • Project Consistent Yes with WW Master Plan/Facility Plan • Impacts/Concerns None Water • Distance to Water Directly adjacent Services • Pressure Zone 2 • Estimated Project See application Water ERU's • Water Quality None Concerns • Project Consistent Yes with Water Master Plan • Impacts/Concerns None Page 3 Meridian City Council Meeting Agenda May 28,2020— Page 163 of 198 C. Project Maps Future Land Use Map Aerial Map (fLegend Legend Rik I�Project Laca�ior � �- iU I�JrProjea#Loc�:-.;�. i ti 31 - _ - h Density 'fie rrr aynre 1 ensity Hi De sity Em P rnt Residren io' Y� F MU-Res 4 ._ JL- Zoning Map Planned Development Map (fLegend R. �� (fLegend � IffPrapect Luca-nor ! I Pra�ct Lucaf6n --- R-$ R-1sr ;_ City unyk RUT — Planned Pa-ae's OWN R1 M-E - - --- R1 RUT, hA1 - L"�D C,N + lwtl R- RUT R R- - C-C ' Ic III. APPLICANT INFORMATION A. Applicant: Matt Schultz, Schultz Development—PO Box 1115,Meridian, ID 83680 B. Owner: Christiansen Family Limited Partnership—576 E.Vivid Sky Dr.,Meridian,ID 83642 Page 4 Meridian City Council Meeting Agenda May 28,2020— Page 164 of 198 C. Representative: Same as Applicant IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper notification published in newspaper 5/13/2020 Radius notification mailed to property owners within 300 feet 5/12/2020 Public hearing notice sign posted 5/12/2020 on site Nextdoor posting 5/12/2020 V. COMPREHENSIVE PLAN ANALYSIS Staffs analysis on the project's consistency with the guidelines in the TMISAP applicable to this development are in italics. LAND USE: This property is designated MHDR(Medium High Density Residential) on the Future Land Use Map in the Comprehensive Plan and is within the area governed by the Ten Mile Interchange Specific Area Plan (TMISAP). The MHDR designation allows for a mix of dwelling types including townhouses,condominiums, and apartments. Residential gross densities should range from 8 to 12 dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. Per the TMISAP,MHDR designated areas should include a mix of housing types such as row houses, townhouses,condominiums and apartments with higher densities near MU-C and Employment designated areas transitioning to smaller-scale and lower density buildings as the distance increases from higher intensity uses. The proposed development includes a mix of single family attached dwellings and townhome units at a gross density of 8.65 units per acre is consistent with the mix of uses and density desired in MHDR designated areas. Part of the larger MHDR (&HDR) designated area to the east closer to MU-C designated land has already developed with apartments at a higher density as desired; the remainder of the MHDR designated area surrounding this site has not yet developed. TRANSPORTATION: The ACHD Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP)lists Black Cat Rd. to be widened to 5 lanes from Cherry Ln. to Franklin Rd.between 2021 and 2025; and Black Cat Rd. to be widened to 3 lanes from Overland Rd.to Franklin Rd.between 2026 and 2030. Franklin Rd. was widened to 5 lanes in 2017 and fully improved with curb,gutter and sidewalk abutting the site. Street Network(3-17): The Transportation System Map included in the TMISAP does not depict any streets planned through this site. Page 5 Meridian City Council Meeting Agenda May 28,2020— Page 165 of 198 Connectivity(3-17): Connectivity to adjacent parcels is proposed with two (2)stub streets to the west and two (2)stub streets to the east which will result in connected neighborhoods and better access for emergency personnel in accord with the Plan. Perugia St., a local street to the east should connect to the northern east/west street(W. Tomahawk St.) in this development when the property to the east redevelops, which will provide a connection to Franklin Rd. via Umbria Hills Ave. Access Control(3-17): In order to move traffic efficiently through the Ten Mile area, direct access via arterial streets is prohibited except for collector street connections. Until the property to the north redevelops and a street network is established in this area, this site has no other access than W. Franklin Rd., an arterial street. A temporary access via Franklin is proposed until such time as access is available from the adjacent property then the access will be closed except for emergency and pedestrian access, in accord with the Plan. Complete Streets (3-19): The TMISAP incorporates the concept of"complete streets,"meaning all streets should be designed to serve all users,including bicycles and pedestrians unless prohibited by law or where the costs are excessive or where there's clearly no need(pg. 3-19). The proposed development includes attached and detached sidewalks for pedestrian use and on-street parking but no bicycle lanes; because no collector streets are proposed, Staff does not recommend bicycle lanes are required. Streetscape(3-25): All streets should include street trees within the right-of-way. The proposed development incorporates tree-lined streets with detached sidewalks along the main north/south street (W.. Chair Lift St) through the development from Franklin Rd. adjacent to alley-loaded lots. The east/west streets (W.. Chair Lift St. & W. Ski Hill St.) that provide access to front-loaded lots adjacent to Franklin Rd. (Lots 1-7, 11-14, Block 6 and Lots 3-4, Block 5) and two other front-loaded lots (Lots 2-3, Block 1) at the north end of the development have attached sidewalks. To more closely comply with the Plan,Staff recommends detached sidewalks with 6'(with root barriers) or 8'wide landscaped parkways(without root barriers)are provided along both sides of W. Ski Hill St. and W. Chair Lift St. which could be accommodated through narrower streets in these areas consistent with Traditional Neighborhood design. DESIGN: Street-Oriented Design—Residential Buildings(3-33): Usable porches should be a dominant element of these building types. Porches should be located along at least 30%of the front fagade of the buildings (the facade facing the primary street) although a higher percentage is recommended as is porches on one or more facades as well. When possible, garages should be loaded from a rear alleyway. Where garages must be accessed from the front,the garages must be located no less than 20' behind the primary faVade of the residential structure.Front-loaded 2-car garages that are visible from the primary street must be designed with two(2)separate garage doors. The proposed alley-loaded townhomes have porches along 40% of the street frontage;front-loaded townhomes and single-family attached dwellings do not have porches facing the internal street but do have covered patios facing Franklin Rd. at 56%of the street frontage although they won't be visible because a 6'tall solid vision fence is proposed to provide privacy of rear yards. Front-loaded garages are not located 20'behind the primary faVade of the structure,nor do they have two(2)separate garage doors as required. With the current lot configuration, compliance with the garage setback requirement is not possible—lots would need to be widened and the number of units reduced to comply.If the number of units are reduced by 3 or fewer, the density of the development will still comply with that desired in the Ten Mile area,however, if reduced by 4 or more, the density will be below that desired in the Ten Mile area. Staff recommends the Applicant explore alternate design options to comply with this requirement while maintaining a gross density of at least 8 units per acre; an alternate plan should be submitted in accord with this provision prior to the City Council hearing. Page 6 — Meridian City Council Meeting Agenda May 28,2020— Page 166 of 198 All of the proposed elevations for front-loaded homes depict one garage door instead of separate garage doors for each parking space as required—these elevations should be revised to reflect separate garage doors for each parking space in accord with the Plan. Buildings to Scale(3-34): The key elements to consider are the continuity of building sizes,how the street-level and upper-level architectural detailing is treated, elements that anchor and emphasize pedestrian scale,roof forms,rhythm of windows and doors,and general relationship of buildings to public spaces such as streets,plazas, other open space and public parking. Human-scale design is critical to the success of built places for pedestrians. Staff believes the proposed 2-story homes demonstrate continuity of building sizes within the development; the street level and upper level architectural detailing corresponds with each other to unify the design, while the awnings and overhangs over the first story along with tree-lined streets and ground floor windows anchor and emphasize the pedestrian scale of the development as desired. Neighborhood Design(3-36): In the Ten Mile area, all residential neighborhoods should be developed in consideration of traditional neighborhood design principles and concepts,which include mixed housing stock,architecture and design, streetscapes and streets. A mix of housing stock is proposed consisting of single-family attached and townhome dwellings,which contribute to the diversity of housing stock desired in this area. Currently, front-and alley-loaded single-family detached homes, townhomes, and multi-family apartments exist in this area. Relatively short block lengths are proposed with several stub streets to adjacent properties,which allows for better and more convenient pedestrian and vehicle connectivity. Staff recommends landscaped parkways are provided throughout the development for a streetscape consistent with the Ten Mile Plan and neighborhood design concepts. Building Form and Character(3-37): Architectural character should establish a clear sense of place and distinct identity in each activity center and neighborhood while each building should maintain a degree of individuality. The proposed conceptual elevations demonstrate the coordination of key design elements, materials and colors, while maintaining individuality for each unit(see Section VIII.F). Building Facades: The primary facade of the structures should be placed at the minimum setback as close as possible to the street for a consistent street-scape. The primary facade should always include an entry into the building as close as possible from the primary street for direct access from adjacent public spaces. The space between a building facade and the adjacent sidewalk should be appropriately landscaped with a combination of lawns,groundcover, shrubs and trees. The Applicant states the individual yards will be maintained by the HOA for a consistent appearance;Staff recommends a combination of lawn,groundcover, shrubs and trees are provided in each front yard as desired in the Plan. Building Heights: Low-rise buildings of 2-4 stories in height over much of the area is desired. The proposed attached and townhome units are all 2-stories in height in accord with the Plan. Stoop Frontage: For street and block frontages along residential streets and areas with a moderate amount of pedestrian activity, it is recommended that ground floor elevations be 18 to 24 inches above sidewalk grade and that the individual units open directly onto adjacent rights-of-way. Because this is a smaller development and isn't in a mixed use area, there won't be a lot of non- local pedestrian activity; therefore, Staff doesn't recommend required compliance with this guideline. Porch and Fence Frontage: The porch and fence frontage provides a building facade set back from the street to allow room for a private fenced yard,which signals the break between the public realm of the street and sidewalk to the private realm of the yard and porch. Porches along the front of the building allow residents the opportunity to interact and engage in activities in the public domain Page 7 Meridian City Council Meeting Agenda May 28,2020— Page 167 of 198 while maintaining a level of privacy.Although not a requirement, Staff recommends the Applicant consider this guideline in the design of the project. Roofs: Because the Ten Mile Area includes a wide variety of individual buildings, it's assumed there will be a mix of flat and pitched roofs. Pitched roofs are required for MHDR designated areas and should be,where possible,symmetrical hips or gables,with a pitch between 4:12 and 12:12 and have an overhang of at least 12 inches. The overhang can extend to a maximum of 2.5' beyond the fagade of the building.Roof brackets and rafter tails are encouraged. Staff recommends the proposed structures include roofs consistent with this guideline. Public Art(3-47): Public art with a high quality of design should be incorporated into the design of streetscapes.No public art is proposed. Staff recommends public art is provided in the streetscape in accord with the Plan; this could be incorporated into the subdivision identification sign. Goals,Objectives,&Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) The proposed medium high density attached and townhome unis will contribute to the variety of residential categories in the Ten Mile area as desired. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer service is available and can be extended by the developer with development in accord with UDC 11-3A-21. • "Avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City."(2.01.01 G) Two housing types (i.e. single-family attached and townhomes) are proposed in this development; which contributes tot eh variety of housing types in this area. Lot sizes are proposed ranging in size from 2,057 to 6,036 with an average lot size of 2,492 square feet(sf.) which will accommodate the proposed 2-story attached and townhome units. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed residential dwellings and site design should be compatible with future development on adjacent properties that are also designated for MHDR uses. • "With new subdivision plats,require the design and construction of pathway connections,easy pedestrian and bicycle access to parks, safe routes to schools,and the incorporation of usable open space with quality amenities." (2.02.01A) The proposed plat depicts a large usable common open space area at the east boundary of the site with children's play equipment as an amenity and detached sidewalks with landscaped parkways. Sidewalks are proposed along all stub streets to adjacent properties, which provide for pedestrian connectivity; no segments of the City's regional pathway are planned on this site. • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems; services are proposed to Page 8 Meridian City Council Meeting Agenda May 28,2020— Page 168 of 198 be provided to and though this development in accord with current City plans. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be provided with development as proposed. • "Annex lands into the corporate boundaries of the City only when the annexation proposal conforms to the City's vision and the necessary extension of public services and infrastructure is provided." (3.03.03) The proposed development plan is consistent with the City's vision in terms that medium high density residential uses are proposed. Public services and infrastructure are proposed to be provided. In summary, Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan in regard to land use, density and transportation. VI. STAFF ANALYSIS A. ANNEXATION&ZONING The Applicant requests annexation of 5.25 acres of land with an R-15 (Medium High-Density Residential)zoning district consistent with the Medium High Density Residential(MHDR)Future Land Use Map(FLUM) designation in the Comprehensive Plan. A preliminary plat,landscape plan and conceptual building elevations were submitted showing how the property is planned to develop with 39 townhome and 4 single-family attached units(see Section VIII). Based on the analysis above in Section V, Staff is of the opinion the requested annexation with the R-15 zoning and proposed development is consistent with the MHDR FLUM designation for this site. The proposed annexation area is contiguous to City annexed property and is within the Area of City Impact Boundary. A legal description and exhibit map 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 IA. 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. B. PRELIMINARY PLAT The proposed preliminary plat consists of 43 building lots, 13 common lots and I other lot on 4.97 acres of land in the proposed R-15 zoning district. The minimum lot size proposed is 2,057 with an average lot size of 2,492 square feet(s.f.). The plat is proposed to develop in one phase. Existing Structures/Site Improvements: There are no existing structures on this site,the site is vacant/undeveloped. Dimensional Standards (UDC 11-2): The proposed subdivision and subsequent development is required to comply with the minimum dimensional standards listed in UDC Table I I-2A-7 for the R-15 district. Staff has reviewed the proposed plat and it complies with these standards. Zero lot lines should be depicted on the plat where single-family attached and townhome structures are proposed to span across lot lines. Access(UDC 11-3A-3): One temporary right-of-way access easement is proposed on Lot 9,Block 6 via W.Franklin Rd., an arterial street; two(2)local stub streets are proposed to the west and two(2) are proposed to the east for Page 9 Meridian City Council Meeting Agenda May 28,2020— Page 169 of 198 future extension and interconnectivity. The temporary right-of-way easement is required to be released when a local street connection is constructed to this site from a neighboring development; at such time, the access will be restricted to emergency and pedestrian access only. Twenty(20)foot wide public alleys are proposed for access to rear-loaded units along N.Ascent Ave. in accord with the standards listed in UDC 11-6C-3B.5. All alleys should be signed"No Parking Fire Lane" and have an address sign at each entrance to the alley; each residence that has a back to an alley should have an address posted on the front of the building as well as on the alley side. Secondary emergency access to the site is not required by the Fire Dept.because all of the structures will be sprinklered. This property does not have an access easement via Zimmerman Ln.,the private lane along the west boundary of the site which is part of the property to the north. Pathways(UDC 11-3A-8): There are no pathways depicted on the Pathways Master Plan for this property. Sidewalks(UDC 11-3A-17): A detached sidewalk was recently constructed along the frontage of this site adjacent to W. Franklin Rd. when ACHD widened Franklin Rd. in accord with UDC standards. Detached sidewalks are proposed along the main north/south street(i.e.N. Ascent Ave.)in front of alley-loaded homes; Staff recommends detached sidewalk are also provided along all other internal streets as well in accord with traditional neighborhood design guidelines in the Comprehensive Plan. Parkways (UDC 11-3A-17): A 10-foot wide parkway with a drainage swale exists along Franklin Rd. between the curb and detached sidewalk constructed by ACHD with the road widening project;because this area is within the right-of- way,no trees are allowed.Native vegetation(grasses and flowers)was planted in this area and will be maintained by the HOA. All parkways within the site adjacent to detached sidewalks shall be landscaped per the standards listed in UDC 11-313-7C. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required along W. Franklin Rd. (measured from back of curb),landscaped per the standards in UDC Table 11-3B-7C. A 35-foot wide buffer is proposed with landscaping in accord with UDC standards. Landscaping is required in common open space areas in accord with the standards listed in UDC 11-3G- 3E. Trees are proposed exceeding UDC standards; however, detailed calculations should be included in the Landscape Requirements table demonstrating compliance. Qualified Open Space& Site Amenities(UDC 11-3G): Because the area of the preliminary plat is below 5 acres in size,the qualified open space and site amenity standards listed in UDC 11-3G-3 do not apply. However,the Applicant did submit a qualified open space exhibit, included in Section VIII.F, depicting 0.55 of an acre(or 11.5%)of qualified open space consisting of a large grassy common area,half the street buffer along Franklin Rd. and parkways along the detached sidewalk in front of alley-loaded homes. This calculation will actually be greater as Staff recommends parkways are provided along all internal streets. Fencing(UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-6 and 11-3A-7. A 6-foot tall open wrought iron fence is proposed along the northeast boundary adjacent to the Purdam Drain; and a 6-foot tall vinyl fence is proposed along the west, east and south boundaries in accord with UDC standards. Page 10 — Meridian City Council Meeting Agenda May 28,2020— Page 170 of 198 Parking: On-site parking for each unit is required per the standards listed in UDC Table 11-3C-6 based on the number of bedrooms per unit. Two car garages with two(2)parking pads per unit are proposed in accord with UDC standards.A total of 32 on-street parking spaces are also available for guests per the exhibit in Section VIII.E. Waterways: The Purdam Stub Drain,an NMID facility,runs along the northeast boundary of this site within a 65' wide easement(25' on this property). Any encroachment within this easement will require a License Agreement with NMID. The drain is proposed to be piped with this development in a common lot with an exclusive NMID access easement;the HOA will be responsible for maintenance of this lot. The common lot should contain grass to prevent weeds if allowed by NMID.If not allowed, a letter to that affect should be submitted from NMID. Utilities (UDC 11-3A-21): Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. See Section VIII.B below for Public Works comments/conditions. This project will be serviced by existing 8-inch water and sewer main stubs in W.Franklin Rd. Pressurized Irrigation System (UDC 11-3A-I5): An underground pressurized irrigation(PI) system is required to be provided for each lot within the development as set forth as set forth in UDC 11-3A-15. Primary pressure irrigation will be provided by Nampa&Meridian Irrigation District(NMID)via an existing regional pump station for Baraya Subdivision directly south of this site across Franklin Rd. Storm Drainage(UDC 11-3A-18 : An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Storm drainage will be mitigated by underground seepage beds and/or shallow landscaped retention areas. Drainage swales exist within the parkway along W. Franklin Rd. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual) (TMISAP Conceptual building elevations were submitted for the proposed 2-story townhome structures as shown in Section VII.F. Dwellings are proposed to be configured in 2, 3 and 4 attached units. Building materials are proposed to consist of a mix of horizontal and board&batten siding in a variety of colors with stone veneer accents. Dwelling units range in size from 1,400 to 1,600 square feet. Each alley- loaded unit has a front porch and each front-loaded unit has a covered patio but not a front porch as required. As noted above in Section V, Staff is recommending changes to the Final design is required to comply with the design standards listed in the Architectural Standards Manual and the design guidelines in the TMISAP as stated herein. Submittal and approval of a Design Review application is required prior to submittal of building permit application(s). VII. DECISION A. Staff: Staff recommends approval of the proposed Annexation&Zoning with the requirement of a Development Agreement and Preliminary Plat per the conditions included in Section VIII in accord with the Findings in Section IX. Page 11 — Meridian City Council Meeting Agenda May 28,2020— Page 171 of 198 VIII. EXHIBITS A. Annexation&Zoning Legal Description and Exhibit Map EXHIBIT Description For R-15 ZONE AND ANNEXATION ASCENT SUBDIVISION A portion of the Southeast 114 of the Southwest 114 of Section 10, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho being more particularly described as follows: Commencing at the S114 corner of said Section 10 from which the SW comer of said Section 10 bears North 89615'34"West, 2640.54 feet; thence along the South boundary line of said Section 10 North a9°15'34"(Nest, 376.47 feet to the DEAL POINT OF BEGINNING; thence continuing along said South boundary line North 89015'34"Wast, 36665 feet; thence leaving said South boundary line North 00°34'26"East, 843.25 feet to a point on the approximate centerline of Purdam Stub Drain; thence along said centerline South 39'15'34" East, 572.39 feet; thence leaving said centerline South 00°34'26"West,404.77 feet to the REAL POINT OF BEGINNING_ Containing 5.25 acres, more or less. E 0 .p 7729 �y 3f-?9Wb CF 0) �.CR Page 12 Meridian City Council Meeting Agenda May 28,2020— Page 172 of 198 I +I I G I q � � N JL U ¢I kn ' 5.25 ACMES E f !Y I Iti !1 NO SLR I I� 0- 77729 729 I E I I 1 I I 5.9 S•10 897.44 1/4 5.1 Q 3T5.47_ 5.16 5.7 5 1——— N 89'15'34"W 366.65' —— —— W. FRANKLIIV ROAfl (PUBLIC) hf89'15'34"W 2640.54' RP4B-/ 5,15 BASIS OF BEARING EXH91T — DRAWING FOR gas n1b� I DA H O 19-251 SURVEY `cgT R-15 ZONE AND ANNEXATION SHEET NO B4�&@.!OkH0837J9 ASCENT SUBDIVISION 1 GROUP, LL C LOCATED IA THE SE i f4 OF lkE"1 f4 Of SEC71ON 1Q T.M.. DYfG.DATE RAW., R.M.,ADA COUNTY,ID*-M 3J2a�202G Meridian City Council Meeting Agenda May 28,2020- Page 173 of 198 B. Preliminary Plat(date: 5/26/2020) Y Q I L.. I —L "it r do It y L 'IMF I ' �. 4D �.a•�s-��sye-=aul-• _ 9 f;;p7 5 rr■r■E o■r��r�E irk ";' ASCENT SV- w C1.fl EL F..- EI T ■{{ J ! ILLS� k- •1'1•' � _��.� .� �. IRS _} u 6. t ■j f " I W a + i}" CIA Page 14 — Meridian City Council Meeting Agenda May 28,2020— Page 174 of 198 C. Landscape Plan(date: 3/24/2020) 77 rEsl=c ni -�E1 �� I } it-��: wyc-.�•r.* �-. Kf1Yrw 2 r i I — 1 f i raw _ YL�/KLIN g7tid ASCENT TOWNHOMES LANDSCAPE COLOR PLAN -- MERIDIAN. IDAHO _ v_xs r.eow• � Page 15 — Meridian City Council Meeting Agenda May 28,2020— Page 175 of 198 MR Lto ------------ 40 41 pi 7 . Puoel0 -- Meridian City Council Meeting Agenda May zo.zozn- Page 1rovr1oo CT . Y�SNRu�PLersF[A'� rn _ �� a. ,--A �I PLAb a L1# Page 17 — Meridian City Council Meeting Agenda May 28,2020— Page 177 of 198 D. Qualified Open Space Exhibit(date: 5/22/2020)& Site Amenity Detail tTY OF MERIDIAN OPEN SPACE REQUIREMENT TOTAL OPEN&PAC E "Ad,6 sE n.4--j 7o.n% UAURE❑OPEN SPACE OPM CF+'4R IrPRAREV"T,W* Bhzm= aF'rt FILh aF'rt�htrP 3IPx Fr fN?!G7 21WQ w f-"lU Ile+" LANDSCAPE LEGEND flI:ALFE'D OPEIL SPACE I IIr J 2 I k i W_FRANKLIN ROAD s��:t•=toa-o A ENT TOWNHOME � G2° MERIDIAN, IDAHO OPEN SPACE EXHIBIT X . Page 18 — Meridian City Council Meeting Agenda May 28,2020— Page 178 of 198 i i C :f Compliance: This play stnKiure has been designed to meet the salety toqulrements ectahlishad in: -2019 ADA Standard 28`5` ASTM F1487 CPSC Pub 4325 r __ when the play structure is installed over a properly maintained surFadng marenal which is in compliance with: r -ASTM F1292 ' TRANSFERSTA71ON -ASTM F1951 f and Is ammprlale for the hlghast [ designated play surface of the structure. �r r r � L + SINGLE 4. - GEAR PANEL WAVE SLIDE IRUSE IN [u IN WHEEL TWO LEAF TOPPER $LOTTED CLIMBER -—- �i LIB RIGFrr TURN SiIOE � r POD CLIMBER O LEA TOPPER 7' Ascent Subdivision unaw r'0 N°'KN1614 Structure Sim 18'6"x 16'2"x 11' HOPS 4W IV TT Recreation Today t7ele: 2GKK1f2020 � Recommended A� mviv,rec[oday,ne[ Use Zone: 2WS"x 267' Gray. 6 t3U4,461,t17U5 Scale: ToFR Surface Area: 1i7A2`>4 ft Capedty 20.41a Page 19 Meridian City Council Meeting Agenda May 28,2020— Page 179 of 198 E. On-Street Parking Exhibit I 4 I i ASCENT SUBDIVISION 4 ON-STREET PARKING 32 SPACES 41' I A� iG N sV f .N < � I _ f Y_ a [V to [N N Y N � Cc o N < N SV 0' 99' C cN 99 20 SPACE o i v q J D n 8 2' eq ww 36 41' cw a cV I 37' ATTACHED WALK/NO PARKING i I N N 39' 25 25' 29' 29' 25' 25' 27' 27' 27' 32' Page 20 — Meridian City Council Meeting Agenda May 28,2020— Page 180 of 198 F. Conceptual Building Elevations/Perspectives&Floor Plans c,,mcc ro�xra�ra AMrc c� --- ---- --mot t - rra terra 3 eronw Front-Loaded Attached Homes ............"I'll" F# LS:T RE", «.#-ter � I� 1 As,3 Page 21 — Meridian City Council Meeting Agenda May 28,2020— Page 181 of 198 1� TT ' o ru r��FlgHf it PA'TIOX x 4 H x I 1 i I -_ I •4 i �7 IY+A RPlFl1O4 I.u'.vc �'�,xYdM E:E'+arq��'49CFMT w t� S � �i 7 {, y IIJ�x7uxi-ragMt udu Page 22 Meridian City Council Meeting Agenda May 28,2020— Page 182 of 198 d I O r A2.6 O - 4 I V f� LP�H 7-PaLbfl PI.iW A2 a Page 23 — Meridian City Council Meeting Agenda May 28,2020— Page 183 of 198 1sS�[�iT r ra r,17 I i O!]W NI TV4�iJr}Iltil A iC.I NT �fx a .4-SCEl�I qy Page 24 Meridian City Council Meeting Agenda May 28,2020— Page 184 of 198 lk1HWKCmj2LmN tl!n a --- i���FkiP�wrm fiEE8REMMIM urNnair Front-Loaded Townhomes f%rEFdOR{aY91E8�7ElE n r�tr FT r;U�F3EA7101rd 4X7i.A6CM7 {��►{yy�yy _ ■fir 444 POW L4 3 Page 25 — Meridian City Council Meeting Agenda May 28,2020— Page 185 of 198 i r� wxr urknv kL 77.1 -------------------------- - 3 A4.0 �a LU w tk r":icrrr niw.nam-,+«x�1 awn A4.1 Page 26 — Meridian City Council Meeting Agenda May 28,2020— Page 186 of 198 G o M1 is f� i LU V ' LEAL r-RON FLAN �F'lx f 11 }b I I W C I }iEEL7 �LOWVLAhl --- -- Page 27 — Meridian City Council Meeting Agenda May 28,2020— Page 187 of 198 i H NNC,FNT T�YFR6 FlYI��IN14 jL- o al Jill r Page 28 Meridian City Council Meeting Agenda May 28,2020— Page 188 of 198 CF- C.i Alley-Loaded Garage Units '' tpppp—p" a LU W ;3 8{f E�E4h7�w� Page 29 Meridian City Council Meeting Agenda May 28,2020— Page 189 of 198 = I w v F LU w i . - - - --- -- - - - -=--------------------- ---------- . x PNPAW, - V LU W '� � a. Page 30 — Meridian City Council Meeting Agenda May 28,2020— Page 190 of 198 l T r k — t_ r - •' W r rt f f :I, I�Q .. .. ._ .. .. .... . . .. .... . .. .. I U I IXI IYI} cfi h r5 - .I k Q LU I i� f '• T' T� L j ..._.............. ... .........-' . .I { k�5Ek 2-Fkiai rVAhnM A2,1 Page 31 — Meridian City Council Meeting Agenda May 28,2020— Page 191 of 198 __ICf F.r _ ■ r � � Y. - i ASCJ N T 3'{7kk'M1lI[1RJ}!� mam"a *% reur.+�a� a Page 32 — Meridian City Council Meeting Agenda May 28,2020— Page 192 of 198 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s)at the time of annexation ordinance adoption, and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall,at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat,landscape plan,qualified open space exhibit and conceptual building elevations included in Section VII and the provisions contained herein. b. Future development shall comply with the design standards listed in the Architectural Standards Manual and the design guidelines contained in the Ten Mile Interchange Specific Area Plan (TMISAP).An application for Design Review shall be submitted and approved for the single- family attached and townhome structures prior to submittal of building permit applications. c. The front yard of each individual lot shall be landscaped with a combination of lawn, groundcover, shrubs and trees as set forth in the TMISAP (see 3-37). d. The Homeowner's Association shall be responsible for the maintenance of all landscaping within the development including that on individual homeowner lots as proposed by the Applicant. e. All structures in this development shall have pitched roofs with symmetrical hips or gables,with a pitch between 4:12 and 12:12 and have an overhang of at least 12 inches up to a maximum of 2.5 feet beyond the facade of the building. Roof brackets and rafter tails are encouraged as set forth in the TMISAP (see 3-41). f. Where garages must be accessed from the front,the garages shall be located no less than 20 feet behind the primary facade of the residential structure and shall be designed with two(2) separate garage doors as set forth in the TMISAP(see 3-33). g. Public art with a high quality of design shall be incorporated into the design of streetscape along W. Franklin Rd. as set forth in the TMISAP(see 3-47). h. The temporary right-of-way easement via W. Franklin Rd. over the common lot(Lot 9,Block 6) shall be released when a local street connection is constructed to this site from a neighboring development; at such time,the easement shall be released and access will be restricted to emergency and pedestrian access only. 2. The final plat shall include the following revisions: a. Provide detached sidewalks with 6' (with root barriers) or 8' (without root barriers)wide parkways along all internal streets in accord with the standards listed in UDC 11-3A-17E. b. Zero lot lines should be depicted on the plat where single-family attached and townhome structures are proposed to span across lot lines. c. Include a note that prohibits direct lot access via W. Franklin Rd. other than emergency access once local street access is available from an adjacent property. Page 33 Meridian City Council Meeting Agenda May 28,2020— Page 193 of 198 3. The landscape plan submitted with the final plat shall include the following revisions: a. Provide detached sidewalks with 6' (with root barriers)or 8' (without root barriers)wide parkways along all internal streets within the development in accord with the standards listed in UDC 11-3A-17E; landscaping shall be depicted in parkways in accord with the standards listed in UDC 11-3B-7C. b. Depict grass within Lot 1,Block 1 and Lot 1,Block 5 where the Purdam Drain is located, if allowed by NMID. If not allowed, submit a letter from the Irrigation District to that effect. c. Landscaping is required in common open space areas in accord with the standards listed in UDC 11-3G-3E. Trees are proposed exceeding UDC standards; however,detailed calculations should be included in the Landscape Requirements table demonstrating compliance. 4. The Applicant shall provide children's play equipment as an amenity for this development as proposed per the detail in Section VIII.D. 5. All alleys shall be constructed in accord with the standards listed in UDC 11-6C-3B.5. All alleys shall be signed"No Parking Fire Lane"and have an address sign at each entrance to the alley; each residence that has a back to an alley shall have an address posted on the front of the building as well as on the alley side. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 Each individual townhouse unit shall be independently connected to sanitary sewer and water services. 1.2 After consultation with the applicant regarding the Geo Technical investigation,it is highly recommended that slab on grade foundations be installed within this development to avoid any groundwater intrusion. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x I I"map with bearings and distances(marked EXHIBIT B)for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. Page 34 Meridian City Council Meeting Agenda May 28,2020— Page 194 of 198 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities, etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures.Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. Page 35 Meridian City Council Meeting Agenda May 28,2020— Page 195 of 198 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT https:llweblink.meridiancioy.orglWebLinkIDocView.aspx?id=186954&dbid=0&repo=MeridianCity D. POLICE DEPARTMENT https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=186904&dbid=0&repo=MeridianCit y E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=187799&dbid=0&repo=MeridianCit y F. CENTRAL DISTRICT HEALTH DEPARTMENT(CDHD) https:llweblink.meridiancioy.orglWebLinkIDocView.aspx?id=187420&dbid=0&repo=MeridianCioy G. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridiancity.oLvlWebLinkIDocView.aspx?id=187573&dbid=0&repo=MeridianCity H. WEST ADA SCHOOL DISTRICT(WASD) https:llweblink.meridianciU.or lWebLinkIDocView.aspx?id=187588&dbid=0&repo=MeridianCitE Page 36 — Meridian City Council Meeting Agenda May 28,2020— Page 196 of 198 I. ADA COUNTY HIGHWAY DISTRICT(ACHD)-DRAFT https:llweblink.meridianciN.ofg WWebLinkIDocView.aspx?id=188430&dbid=0&repo=MeridianCiU X. FINDINGS A. Annexation and/or Rezone(UDC 11-513-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Applicant is proposing to annex the subject 4.97 acre property with R-15 zoning and develop single-family attached and townhome dwellings on the site at a gross density of 8.65 units per acre consistent with the associated MHDR FL UM designation for this property. (See section V above for more information.) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment and development complies with the purpose statement of the residential districts in that it will contribute to the range of housing opportunities for the community consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health,safety,and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed residential uses should be compatible with adjacent existing and future residential uses in the area. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Stafffinds City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City. B. Preliminary Plat(UDC 11-613-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat,the decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord.08-1372,7-8-2008,eff. 7-8-2008) Stafffinds the proposed plat is generally in conformance with the UDC if the Applicant complies with the Development Agreement provisions and conditions of approval in Section VIII. Page 37 — Meridian City Council Meeting Agenda May 28,2020— Page 197 of 198 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Stafffinds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Stafffinds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; Stafffinds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health,safety or general welfare; and Stafffinds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. Page 38 — Meridian City Council Meeting Agenda May 28,2020— Page 198 of 198