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Andorra Senior Living (H-2019-0127) CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI DIAN:-, AND DECISION& ORDER In the Matter of the Request for Annexation of 16.99 Acres of Land with the TN-R Zoning District and Vacation of Public Right-of-Way to Develop the Property with a Senior Living Community,by Sawtooth Development Group,LLC. Case No(s). H-2019-0127 For the City Council Hearing Date of: May 19,2020 (Findings on June 2,2020) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of May 19,2020, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of May 19,2020,incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of May 19,2020, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of May 19,2020,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Andorra Senior Living H-2019-0127) - 1 - Meridian City Council Meeting Agenda June 2,2020— Page 133 of 263 7. That this approval is subject to the Development Agreement Provisions all in the attached Staff Report for the hearing date of May 19,2020,incorporated by reference. The DA provisions are concluded to be reasonable and the applicant shall meet such requirements upon annexation and development of the subject property. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that: 1. The applicant's request for Annexation and Vacation is hereby approved per the provisions in the Staff Report for the hearing date of May 19,2020,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s) and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development application entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight(28)days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person who has an interest in real property which may be adversely affected by the final action of the governing board may within twenty-eight(28)days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67,Idaho Code. F. Attached: Staff Report for the hearing date of May 19,2020 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Andorra Senior Living H-2019-0127) -2- Meridian City Council Meeting Agenda June 2,2020— Page 134 of 263 By action of the City Council at its regular meeting held on the 2nd day of June 2020. COUNCIL PRESIDENT TREG BERNT VOTED AYE COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED AYE COUNCIL MEMBER JESSICA PERREAULT VOTED AYE COUNCIL MEMBER LUKE CAVENER VOTED AYE COUNCIL MEMBER JOE BORTON VOTED AYE COUNCIL MEMBER LIZ STRADER VOTED AYE MAYOR ROBERT SIMISON VOTED ----- (TIE BREAKER) Mayor Robert E. Simison Attest: Chris Johnson City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: Dated: 6-2-2020 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(Andorra Senior Living H-2019-0127) -3 - Meridian City Council Meeting Agenda June 2,2020— Page 135 of 263 EXHIBIT A STAFF REPORT E IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING April 7,2020 Legend DATE: ff TO: Mayor&City Council I mo ' Lace or FROM: Bill Parsons, Current Planning - Supervisor k f r� 208-884-5533 , Bruce Freckleton,Development Services Manager 208-887-2211 --- ~ SUBJECT: H-2019-0127 Andorra Senior Living LOCATION: Southwest corner of E. Magic View Dr. ' and S. Wells St. at 715 & 955 S. Wells # St. and 971 E. Wells Circle, in the SE 1/4 of Section 17,Township 3N.,Range ---- 1 E. I. PROJECT DESCRIPTION NOTE:After the Commission hearing, the applicant provided an update to the concept plan and supplemental information (ROW legal description and utility drawings) in accord with the Commission's recommendation. The staff report is updated in a strike-through and underline format to reflect the recommended changes and incorporates the revised documents. Annexation and zoning of 16.99 acres of land with the TN-R zoning district with a conceptual development plan for a senior living community consisting of 76 single family style dwelling units and a 3-story apartment building with 88 dwelling units AND vacate existing un-named ACHD right- of-way(ROW) (0.45 of an acre)between the 715 and 955 S. Wells St.properties and partial vacation of E. Wells Circle ROW(2,863 sq. ft.) for the extension of this roadway to the west boundary of the rp oject. — Page 1 Meridian City Council Meeting Agenda June 2,2020- Page 136 of 263 II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 16.99 Future Land Use Designation(s) MU-N and MDR Existing Land Use Single-family residential/vacant land Proposed Land Use(s) Senior housing(MF) Current Zoning RUT and RI in Ada County Proposed Zoning TN-R Phasing plan(#of phases) 2 Number of Residential Units(type 164 units(88 in 3-story apartment building and 76 single and of units) duplex style multi-family units) Density Gross density is 9.65 dwelling units to the acre Open Space(acres,total[%]/ Open space is required for the multi-family development per buffer/qualified) the standards in UDC 11-3G-3 and 11-4-3-27—a total of 4.05 345 acres is proposed on the submitte revised concept plan in excess of UDC requirements. Amenities Clubhouse,fitness center,restaurant,open grassy areas(50'x 100'),community gardens,pool,spa, salon,walking trails, sport courts(bocce ball/pickle ball/putting greens),water features and fire pits. Physical Features(waterways, Five Mile Creek bisects the property and is contained within a hazards,flood plain,hillside) 60-foot easement Neighborhood meeting date;#of Three(3)neighborhood meetings were held on various dates attendees: for this project—(33 attendees among the various meetings) History(previous approvals) NA Public Testimony Woodbridge Homeowners Association and 7 others submitted written testimony in support of the proposed project. Page 2 Meridian City Council Meeting Agenda June 2,2020— Page 137 of 263 Description Details Page Ada County Highway District • Staff report Yes,received after the Commission hearing. (yes/no) • Requires ACHD No Commission Action es/no Fire Service • Distance to Fire This fire station is approximately 1.9 miles from the project.If approved,the Station Fire Department can meet the response time goals. • Fire Response This development is 5:00 minutes(under ideal conditions)from the nearest fire Time station—Fire Station 1. • Resource This development is closest to Fire Station#1.Current reliability is 65%from Reliability this station and does not meet the targeted goal of 80%or greater. • Risk This proposed commercial development has a risk factor of 4,in which current Identification resources would not be adequate to supply service to this propose project.Risk factors include firefighting in multi-story buildings and a large gathering of people in a single location. This entails a greater risk for the occupants as well as first responders.Fire,life safety systems and occupant training are critical for this development.Other hazards may be found once the development is completed. • Accessibility This project does not meet all required access,road widths and turnarounds. The shared drives shall have an address sign at each entrance and the roadways shall be maintained 365 days a year for fire,EMS and police responses.The end of the common drives shall be signed"No Parking Fire Lane"per appendix D of the 2015 IFC.The driveway on the southwest corner of the break between phase 1 and 2 is over 150' long.It needs to be shortened,go all the way around the building,or have a turnaround at the end of it. • Special/resource This proposed project will require an aerial device.The closest truck company needs is 5 minutes travel time(under ideal conditions)to the proposed development, and therefore the Fire Department can meet this need in the required timeframe if a truck company is required.This fire station is approximately 1.9 miles from the project. In the event of a hazmat event,there will need to be mutual aid required for the development. In the event of a structure fire an additional truck company will be required.This will require additional time delays as a second truck company is not available in the city. • Water Supply Water supply for this proposed development requires 2500 gallons per minute for two hours. (Approximate—see appendix B of the 2015 International Fire Code)The fire flow requirements may be less if the building is fully sprinklered. • Other Resources See other FD comments in exhibit VIII below. Police Service • Distance to Police 3 miles Station • Police Response The proposed Andorra Senior Living Complex development application is Time approximately 1.5 miles from the Meridian Police Department.The expected response time to this area in an emergency is about 5 minutes. The average response time in the City of Meridian is just under 4 minutes. Page 3 Meridian City Council Meeting Agenda June 2,2020— Page 138 of 263 • Calls for Service Between 2/1/2019- 1/31/2020,the Meridian Police Department responded to 1,800 calls for service within a mile of the proposed development. See attached documents for details. Between 2/1/2019- 1/31/2020,the Meridian Police Department responded to 144 crashes within a mile of the proposed development. See attached documents for details. • Accessibility No issues with the proposed access • Specialty/resource No additional resources are needed at this time;the PD already services the needs area Wastewater • Distance to Sewer 0 feet Services • Sewer Shed Five Mile Trunkshed • Estimated Project See application Sewer ERU's • WRRF Declining 13.88 Balance • Project Consistent Yes with WW Master Plan/Facility Plan • Impacts/Concerns Conceptual engineering has not been provided with this application,and therefore the adequacy of sewer service has not been evaluated at this time. Infrastructure modeling must be completed prior to the approval of this application. Water • Distance to Water 0 feet Services • Pressure Zone 4 • Estimated Project See application Water ERU's • Water Quality None Concerns • Project Consistent Yes with Water Master Plan • Impacts/Concerns Conceptual engineering has not been provided with this application,and therefore the adequacy of water service has not been evaluated at this time. Infrastructure modeling must be completed prior to the approval of this application. Page 4 Meridian City Council Meeting Agenda June 2,2020— Page 139 of 263 1 1 1 too I�F�iA I LI All FRAIaKLI14;ISO N. NIN1111■■■■ 4 u - INr r - ,Y r .:'LU LU IN :uu 84 + 84 1 1 1 1 1 11 1 II 1 II ■I ■� 1• I �I n 111�■I� ' � ' Y■ii�•i�li�� III •. ni�� ■II■ rollI■ ■■■■ 1�IIIIII■■■ Room ' I■I■■ 111 " `� ■I■ ■■■■II IIIIII , ■■■■■■■■■■■ � ■■■■■■■■■■■ ■■■■ ■■� r:i,:' ■ ■■ ■■� 'IIIIII nl■. ■il ■u■■ II IIIIII �� I err■•■ pro a.ea: �r;l_ II IIIIII NN Incm-_Gceee MEN— • Craig Taylor 4623 W. 2000 S. Rexburg, ID 83440 Bonnie Robinson 6720 E. Emerald St. Boise, ID 83704 B. Applicant: Sawtooth Development Group, LLC 491 N. Main St., Suite 201 Ketchum, ID 83340 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 2/14/2020 3/20/2020 Radius notification mailed to properties within 300 feet 2/11/2020 3/18/2020 Public hearing notice sign posted 2/24/2020 3/25/2020 on site Nextdoor posting 2/11/2020 3/18/2020 V. STAFF ANALYSIS A. ANNEXATION&ZONING The Applicant requests annexation and zoning of 16.99 acres of land with TN-R zoning district consistent with the MU-N(Mixed Use—Neighborhood) and MDR(Medium-density Residential) Future Land Use Map (FLUM)designations in the Comprehensive Plan. A conceptual site plan and building elevations were submitted for the development showing how the property is planned to develop, included in Section VII. Proposed Use: The Applicant proposes to develop the site with an age restricted(55+)multi-family residential development. Independent living units (76 units)are proposed on the west and north side of the site [i.e. multi- family(single family detach and duplex style single-level units on one parcel)] and a 3-story apartment building is proposed in the southeast corner of the site consisting of 88 units. Several commercial components will be integrated with the apartment building, including but not limited to a spa, salon and a restaurant for residents and the public during events. The Allowed Uses Table in UDC Table 11-2D-2 for the TN-R zoning district lists multi-family developments as a principally permitted use subject to the specific use standards listed in UDC 11-4-3-27. Compliance with the dimensional standards listed in UDC Table 11-2D-6 for the TN- R district is required,including but not limited to the maximum building height of 40 feet. Page 6 Meridian City Council Meeting Agenda June 2,2020— Page 141 of 263 Comprehensive Plan(https://www.meridiancity.org/compplan): This property is designated MU-N(Mixed Use—Neighborhood)(approximately 8 acres) and MDR(approximately 9 acres) on the Future Land Use Map. The purpose of MU-N designation is to assign areas where neighborhood-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to avoid predominantly single-use developments by incorporating a variety of uses. Land uses in these areas should be primarily residential with supporting non-residential services.Non-residential uses in these areas tend to be smaller scale and provide goods or services that people typically do not travel far for (approximately one mile)and need regularly. Employment opportunities for those living in the neighborhood are encouraged. Connectivity and access between the non-residential and residential land uses is particularly critical in MU-N areas. Tree-lined,narrow streets are encouraged. Developments are also encouraged to be designed according to the conceptual MU- N plan depicted in Figure 3B. The proposed development meets many of the goals of Mixed-use Neighborhood designation. The MDR designation allows for a mix of dwelling types including townhouses, condominiums, and apartments. Residential gross densities should range from eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. The proposed land uses and residential densities are consistent with those desired in MU-N and MDR designated areas. 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): 2.01.01M-"Support active-adult or independent senior living development." The proposed development will provide housing options for seniors in close proximity to office, medical and commercial uses developed in the area. 3.02.00—"Maintain, improve, and expand the City's infrastructure to meet existing and growing demands in a timely, orderly, and logical manner." The proposed development is contiguous to the City and urban services can be provided to this development. The applicant will be responsible for the extension of the services to serve the proposed development. 6.01.01H-"Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system." Pedestrian internal walkways are proposed throughout the development.A segment of the City's multi-use pathway is also proposed to be extended with the development. 4.05.02C—"Encourage the incorporation of creek corridors as amenities in development design." The submitted concept plan incorporates the creek corridor into the design of the project. 2.02.01 —"Plan for safe,attractive and well maintained neighborhoods that have ample open space and generous amenities that provide varied lifestyle choices." The concept plan as designed depicts 26.6%22.907 common open space. Open space is linked throughout the development with inter-connected walking paths for residents of the community to enjoy. Page 7 Meridian City Council Meeting Agenda June 2,2020— Page 142 of 263 3.02.01 G—"Establish and maintain levels of service for public facilities and services, including water, sewer,police,transportation, schools,fire and parks." The applicant is proposing to development the site with a senior housing project. Public Works has allocated resources to serve the development, but additional modeling is required. Both Police and Fire have provided comments on the application and they have no major concerns with the proposed development. With the development of the site, a pathway segment will be extended to enhance the City pathway network and the southern stub street(E. Wells Circle) will be extended to the west for future connectivity for the area. The proposed demographics of the development should have limited impact on the area schools. Stafffinds that the proposed development should have a minimal impact on the current LOS for public facilities. In reviewing development applications,the following items will be considered in MU-N areas,per the Comprehensive Plan: ➢ "All developments should have a mix land uses." The proposed development contains a mix of uses as required(i.e.personal service, restaurant and residential). ➢ "Residential uses should comprise a minimum of 40%of the development area at densities ranging from 6 to 12 units/acre." The residential uses comprise more than 40%of the development area for a combined gross density of 9.65 units per acre. ➢ "Non-residential buildings should be proportional to and blend in with adjacent residential buildings." The proposed 3-story apartment building and the single family dwelling units have similar design elements and construction materials for an integrated development.Adequate transition is also being provide along the west boundary between the proposed development and the existing residential developments in the form of single story units. The restaurant is also integrated into the design of the apartment building to provide vertical relieffrom the single family units that are proposed to the north. ➢ "Unless a structure contains a mix of both residential and office, or residential and commercial land uses, a maximum building size should be limited to a 20,000 square-foot building footprint." The largest building proposed on the site is the 3-story apartment building which has a building footprint of 30,000 square feet. The commercial component incorporates a spa, salon and an attached 6,000 sq.ft. restaurant. Staff finds that the proposed structure provides a mix of commercial and residential uses to support the required increase in the building footprint. )0- "Supportive and proportional public and/or quasi-public spaces and places including but not limited to parks,plazas, outdoor gathering areas,open space, libraries, and schools that comprise a minimum of 10% of the development area are required. Outdoor seating areas at restaurants do not count towards this requirement." The proposed development has multiple gathering spaces (26.60162J.8150,4 that may comply with this requirement. ➢ Where the development proposes public and quasi-public uses to support the development above the minimum 5%,the developer may be eligible for additional residential densities and/or an increase to the maximum building footprint." The applicant is extending a portion of the pathway through the development for public benefit and providing open space in excess of UDC standards. Therefore, staff supports the increase in the building footprint as proposed by the applicant. Page 8 Meridian City Council Meeting Agenda June 2,2020— Page 143 of 263 Zoning: Based on the analysis above, Staff is of the opinion the requested annexation with the TN-R zoning district and proposed development is generally consistent with the MU-N and MDR 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 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section VIII. Existing Structures/Site Improvements: There are several existing structures on this site that are required to be removed prior to development of the each subsequent phase. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development is required to comply with the minimum dimensional standards listed in UDC Table 11-2D-6 for the TN-R district. Access(UDC 11-3A-3): Access to this development is proposed from the adjacent local streets (S.Wells St. and E.Wells Circle)in accord with UDC 11-3A-3. For internal connectivity,the applicant is proposing gated private streets and drive aisles. Further, some of the units are proposed to take access from common driveways. The private street standards strictly prohibit common driveways from private streets unless approved through alternative compliance. All private streets within the proposed development should comply with the standards set forth on UDC 11-3F-4; common driveways shall comply with the standards listed in UDC 11-6C-3D. The private street application and any subsequent alternative compliance application to these standards should be submitted concurrently with the Certificate of Zoning Compliance application. Pathways(UDC I1-3A-8): There is an existing 10-foot multi-use pathway stubbed at the west boundary constructed with the adjacent Woodbridge Subdivision. The applicant is proposing to extend this segment of the pathway along a portion of the west boundary; turning east and paralleling the north boundary of the Five Mile Creek. Prior to occupancy of the first 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. The Parks Department is requiring the applicant extend a sidewalk in the northwest corner for interconnectivity. Sidewalks(UDC 11-3A-17): The TN-R dimensional standards requires 5-foot wide detached sidewalks to be constructed along all roadways. The submitted concept plan depicts detached sidewalks adjacent to all local and private streets, except for the north/south segment of private street along the west boundary of the 3-story apartment building. This area has an attached sidewalk on the east side of the road and open/covered parking on the west side. Parkways (UDC 11-2 11-3A-1 7): Parkways are required to be constructed and landscaped per the standards listed in UDC 11-3A- 17E. In addition,the TN-R dimensional standards requires the parkways to be a minimum of 8 feet in width. Page 9 Meridian City Council Meeting Agenda June 2,2020— Page 144 of 263 Landscaping and Qualified Open Space& Site Amenities(UDC 11-3B 11-3G): Because the proposed project is over 5 acres in size, the applicant is required to comply the qualified open space and site amenity standards listed in UDC 11-3G-3 and the open space and amenity standards listed in UDC 11-4-3-27 for multi-family developments (see analysis below). Fencing(UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A- 7. Because this is annexation, fencing details have not been provided with the application. With the submittal of the CZC application,the applicant should provide details of the fencing proposed for the development to ensure it complies with UDC standards. Existing Easements: There is an existing 10-foot wide public,utility, drainage and irrigation(PUDI) easements that run along the interior and exterior boundary of the three platted lots created with the Magic View Amended plat and an existing City of Meridian sewer easement along a portion of the west boundary and parallels the north boundary of 971 Wells Circle property, also located in the un- named ROW being vacated. The concept plan submitted with the application depicts structures that encroach in the PUDI easement areas. Further,with vacating the un-named ACHD right-of- way(ROW),the applicant will have to prepare the necessary easement documents to create a new sewer easement once the ROW is vacated,per Public Works specifications. Prior to the issuance of a CZC application,the applicant should vacate the 10-foot wide PUDI easements and establish a new easement for the existing sewer line located with the un-named ACHD ROW. The portion of the sewer easement along the west boundary could impact the design of the proposed development. Per Public Works standards, sewer easements located outside of the public ROW are typically improved with a 14-foot wide all weather surface to support maintenance equipment. The final design for this area has not been coordinated with Public Works to determine their access needs. The appheant should eeer-dina4e with the Publie Works prior to the City Geaneil to easiffe this afea ea*be used by fesideffts er-r-eleeated as PaA of pr-ejeet approval. The revised concept plan has oriented the units away from the easement which does not impede Public Works access to maintain the existing sewer main. Waterways(UDC 11-31A_-6): The Five Mile crosses the southwest corner of this site and is proposed to remain open as an amenity for the development in accord with the standards listed in UDC 11-3A-6. 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. 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. If a PI pump station is required on the developed property, such station shall be on a lot solely dedicated to that pump station and shall be owned by the entity that owns and maintains the PI system as set forth in UDC 11-3B-6E. Storm Drainage(UDC 11-3A-18 : An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the proposed structures on the site as shown in Section VII.F. Page 10 Meridian City Council Meeting Agenda June 2,2020— Page 145 of 263 All structures are required to comply with the design standards listed in the Architectural Standards Manual. Submittal and approval of a Certificate of Zoning Compliance and Design Review applications are required prior to submittal of building permit application(s). Right-of-Way Vacation The applicant is proposing to vacate un-named ACHD right-of-way(ROW) created with Instrument#8122009. This roadway is not needed to provide access for the development. Therefore, staff is supportive of vacating the ROW. However-,per-City Code,the City r,,, nei ^ In addition to vacating the un-named ROW,there is an existing cul-de-sac along the south boundary(E. Wells Circle).As part of this development, staff is requiring the extension of the roadway to the west boundary. The extension of the roadway as requested by staff,requires the applicant may be t:espensible to vacate a portion of the Wells Circle ROW and dedicate additional ROW. With the extension of the ROW there is the petentia that AC14D will r-e"ir-es the appheant to teizmina4e the read",with a temper-ary ttimar-etind tmtil ;t; ex4en oa f,-the-t the west thfough the adjaeent subdivision. The revised concept plan depicts the extension of the roadway and incorporates a temporary turnaround as approved by ACHD. The applicant has also provided the necessary legal description and exhibit map to vacate the additional ROW. This m impaet the design of the plan, speeifieally the loss of units i the landseaping. Staff has een*ymaieated with AC14D staff and they have indieated tha4 they deft4 stippeft the desip as shev.,, by the ^ plieaf*. The applicant should design the project to comply with all ACHD requirements. , the appliea-at should provide a legal deser-iption and exhibit of the peAien of ROW being va prior-to the City Getineil hearing. Per City Code,the City Council is only a recommending body on the vacation request,final approval is subject to ACHD approval. MULTI-FAMILY DEVELOPMENT(COMPLIANCE WITH THESE STANDARDS WILL OCCUR AT THE CZC REVIEw.THIS ANALYSIS IS FOR INFORMATIVE PURPOSES ONLY.) Specific Use Standards(UDC 11-4-3): The proposed use is subject to the following standards: (Staffs analysis/comments in italic text) 11-4-3-27: MULTI-FAMILY DEVELOPMENT: Multi-family developments with multiple properties shall be considered as one property for the purpose of implementing the standards set forth in this section. A. Purpose: 1. To create multi-family housing that is safe and convenient and that enhances the quality of life of its residents. 2. To create quality buildings and designs for multi-family development that enhance the visual character of the community. 3. To create building and site design in multi-family development that is sensitive to and well integrated with the surrounding neighborhood. 4. To create open space areas that contribute to the aesthetics of the community,provide an attractive setting for buildings, and provide safe,interesting outdoor spaces for residents. B. Site Design: Page 11 — Meridian City Council Meeting Agenda June 2,2020— Page 146 of 263 1. Buildings shall provide a minimum setback of ten feet(10')unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches and patios,and how they impact adjacent properties. The applicant must comply with this standard. 2. All on-site service areas, outdoor storage areas,waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The site plan depicts screened trash enclosures; all proposed transformer/utility vaults and other service areas shall comply with this requirement. 3. A minimum of eighty(80)square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios,decks,and/or enclosed yards. Landscaping, entryway and other access ways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title. The elevations submitted this application depicts private patios and balconies.However,floor plans have not been submitted to determine if this requirement has been satisfied. With the CZC submittal, the applicant should demonstrate compliance with this requirement or seek alternative compliance if alternative designs are proposed for the project. 4. For the purposes of this section,vehicular circulation areas,parking areas, and private usable open space shall not be considered common open space. These areas should not be included in the open space calculations submitted with the CZC application. 5. No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate,designated and screened area. The submitted concept plan does not depict any outdoor storage for recreational vehicles. 6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. 7. Developments with twenty(20)units or more shall provide the following: a. A property management office. b. A maintenance storage area. c. A central mailbox location, including provisions for parcel mail,that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773,4-24-2018) This development consists of 164 units so these standards do apply. The site plan submitted with the CZC application shall include the items noted above. C. Common Open Space Design Requirements: 1. A minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150) square feet for each unit containing five hundred(500) or less square feet of living area. Page 12 Meridian City Council Meeting Agenda June 2,2020— Page 147 of 263 b. Two hundred fifty(250) square feet for each unit containing more than five hundred (500) square feet and up to one thousand two hundred(1,200) square feet of living area. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area. At this time, the square footage of each unit is unknown as this information was not provided with the application. Compliance with this standards will occur during review of the CZC application.As noted above the applicant is proposing approximately 26.6 2-24 percent open space for the site in excess of UDC requirements. As noted below an opens space exhibit must accompany the CZC submittal that demonstrates compliance with this requirement. 2. Common open space shall be not less than four hundred(400) square feet in area, and shall have a minimum length and width dimension of twenty feet(20'). The applicant should provide an open space exhibit with the CZC application demonstrating compliance with the requirement. 3. In phased developments, common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. The project is proposed to be developed in two (2)phases as shown on the submitted concept plan. The first phase will commence with the north half of the development and the second phase is completed with the southern half of the project including the three- stoty structure. 4. Unless otherwise approved through the conditional use process,common open space areas shall not be adjacent to collector or arterial streets unless separated from the street by a berm or constructed barrier at least four feet(4)in height,with breaks in the berm or barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009, ef£retroactive to 2-4- 2009)NA. The subject property does not front on any collector roadways. D. Site Development Amenities: 1. All multi-family developments shall provide for quality of life, open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life: (1) Clubhouse. (2) Fitness facilities. (3) Enclosed bike storage. (4) Public art such as a statue. b. Open space: (1) Open grassy area of at least fifty by one hundred feet(50 x 100')in size. (2) Community garden. (3) Ponds or water features. (4) Plaza. c. Recreation: (1) Pool. Page 13 Meridian City Council Meeting Agenda June 2,2020— Page 148 of 263 (2) Walking trails. (3) Children's play structures. (4) Sports courts. 2. The number of amenities shall depend on the size of multi-family development as follows: a. For multi-family developments with less than twenty(20)units,two(2)amenities shall be provided from two(2)separate categories. b. For multi-family development between twenty(20) and seventy five (75)units,three (3)amenities shall be provided,with one from each category. c. For multi-family development with seventy five(75)units or more, four(4) amenities shall be provided,with at least one from each category. d. For multi-family developments with more than one hundred(100)units,the decision making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision making body shall be authorized to consider other improvements in addition to those provided under this subsection D,provided that these improvements provide a similar level of amenity. (Ord. 05-1170, 8-30-2005, ef£ 9-15-2005) Based on the 164 proposed units, the Commission has the authority to determine the appropriate amount of amenities for the proposed development. On the concept plan, the applicant has provided a list amenities proposed for the development as follows: clubhouse,fitness facility, restaurant, spa, salon, walking trails,pool, open grassy areas, community gardens and various sport courts. Although, some of these amenities are conceptual at this time, stafffinds the proposed amenity package for the development is commensurate to the size of the proposed development. E. Landscaping Requirements: 1. Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying to All Districts", of this title. 2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three feet(3')wide. b. For every three(3)linear feet of foundation,an evergreen shrub having a minimum mature height of twenty four inches(24") shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape plan submitted with the CZC application shall be revised to comply with these requirements. F. Maintenance and Ownership Responsibilities: All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features. The applicant must comply with this requirement. This document must be provided at the time of CZC submittal. Page 14 Meridian City Council Meeting Agenda June 2,2020— Page 149 of 263 Parking(UDC 11-3C): Off-street parking is required to be provided for multi-family dwellings based on the number of bedrooms per unit[Multi-family: 1-bedroom requires 1.5 per unit with at least 1 in a covered carport or garage, 2-3 bedroom units require 2 per unit with at least 1 in an a covered carport or garage], as set forth in UDC Table 11-3C-6. The non-residential uses(clubhouse and restaurant) is based the traditional neighborhood district standards of 1 space for every 1,000 square feet of gross floor area. The applicant has provided a parking ratio for the overall development. For the single family detached and duplex units,the applicant is proposing to apply the single family parking standards of a single car garage and a parking pad for the 1 and 2 bedroom units(total parking: 148; the apartment complex is based on the nursing care standards of 0.5 stalls per bed(total parking: 10022—5066 covered; 506-uncovered)and the commercial standards are not identified. However,the concept plan does depict a total of 262-guest parking spaces€ff dispersed throughout the development. Based on the UDC standards,the proposed parking is to meet the standards described above. If this was a typical development the applicant would need to provide the following parking requirements: non-residential uses— 13 parking spaces and the multi-family—296 parking stalls with half them required to be covered. The concept plan as proposed does not meet the current parking standards of the UDC (deficient 354-7 parking stalls). Since this a 55+community, staff is of the opinion that the parking ratio depicted on the submitted concept plan is sufficient for this type of development. However,the parking plan proposed with this development must be approved through alternative compliance. If the applicant's must either comply with the City's parking standards or obtain approval of an alternative compliance application. This application must be submitted concurrently with the CZC application. VI. DECISION A. Staff: Staff recommends approval of the proposed Annexation and Vacation with the requirement of a Development Agreement per the provisions and comments included in Section VIII in accord with the Findings in Section IX. B. The Meridian Planning and Zoning Commission heard this item on March 5,2020. At the public hearing,the Commission moved to recommend approval of the subject AZ and VAC request. I. Summary of Commission public hearing_ a. In favor: Clay Sammis and Jeremy Garner b. In opposition:None C. Commenting: Monica McKinley,Pat Rennison and Barbara Valdez d. Written testimony: Woodbridge HOA,Alan and Carol Jax,Barbara Valdez,Bob and Lindy Neufeld,Dennis Bailey,Pat Rennision and Cass e. Staff presenting application: Bill Parsons f. Other Staff commenting on application: None 2. Key issue(s) testimony a. Extension of E.Wells Circle. b. Public hearing notification. c. Impacts to Locust View Heights Subdivision. 3. Key issue(s)of discussion by Commission: a. Amount of open space and amenities proposed for the development. b. Square footage of the balconies proposed for the 3-story apartment complex. c. No units having direct access to E. Wells Circle. Page 15 Meridian City Council Meeting Agenda June 2,2020— Page 150 of 263 4. Commission change(s)to Staff recommendation: a. No units shall take direct access from E. Wells Circle (Concept plan has been updated to reflect this change). b. Applicant shall provide a minimum of 6 to 8 amenities, including a clubhouse,walking trails and fitness facility with the remainder coordinated with staff. 5. Outstanding issue(s) for City Council: a. None The Meridian City-Council heard these items on May 19,2020. At the public hearing.the Council moved to approve the subject AZ and VAC requests. 1. Summary of the City Council public hearing: a. In favor: Will Goede b. In opposition:None C. Commenting: John Overton and Clay Sammis d. Written testimony: Barbara Valdez,Alan Fox and Pat Rennison e. Staff presenting application: Bill Parsons f. Other Staff commenting on application: Bill Nary 2. Key issue(s)of public testimony: a. Restricting the use of the property to an age restricted community_ . 3. Key issue(s)of discussion by City Council: a. Parking requirements for the proposed development. b. Amenity package proposed for the development. c. Saturation of age restricted communities in the City. d. Stubbing E. Wells Circle at the west boundarypreserve future extension if/when Locust View Heights develops with uses other than County residences. e. Future process to convert all or a portion of the property_ from an age-restricted community to a traditional multi-family development. £ Enforcement measures to use to ensure the development is leasing to age qualified residents. 4. City Council change(s)to Commission recommendation: a. Added a DA provison limiting development of the property to an age restricted community. Page 16 Meridian City Council Meeting Agenda June 2,2020— Page 151 of 263 VII. EXHIBITS A.Annexation Legal Description and Exhibit Map REVISED ANNEXATION DESCRIPTION FOR 715&955 S.WELLS ST.&917 E.WELLS CIR. Lots 70, 21 and 22 of Amended Plat of Magic Ulew Subdivision as filed in Book 52 of Plats at Pages 4445 and 4445. records of Ada County, Idaho located in the SW 114 of the NE: 114 and NW 114 of the SE V4 the of Section 17. T_3N., RAE., B.M.,Ada County, Idaho more particularly described as follows: BEGINNING at the SW corner of said Lot 22.said point also being the C114 corner of said Section 17, thence along the West boundary line of said Lot 22 North 00"22'59"East,636.00 feet to the NW corner of said Lot 22: thence along the northeasterly boundary line of said Lot 22 and the southeasterly extension thereof South 72°05'47"East,537.74 feet to a paint on the centerline of S.Wells St,; thence along the centerline of S,Weils St.the following 3 courses and distances: thence South 16°46'1T'West,392.23 feet; thence 61.25 feet along the arc of a curare to the left,said curve having a radius of 132.84 feet:a central angle of 25°24'59"and a long chord which bears South 03°35'43"West, 80.71 Feet; thence South 09'3646''East,793-56 feet: thence along the centerline of E.Wells Cir. North 89°16'28"West,428.35 feet: thence leaving said centerline South 00*43'32"West,25,00 feet to a point on the North boundary line of Wyndstone Place Subdivision as filed in Book 96 of Plats at Pages 12,047 and 12,048.records of Ada County, Idaho; thence along said North boundary line North 89°18'28"West,203-17 feet to the SW corner of said Lot 24; thence along said West boundary line of said Lot 20 North 00"2T09"East,795,56 feet to the POINT Of BEGINNING- Contains 16.99 acres,more or less. A 7729 R OF G.G Page 17 Meridian City Council Meeting Agenda June 2,2020— Page 152 of 263 mw COMER CURVET E q« 7 CURVE RADIUS LENGTH CHORD DIST. CHORD DRG. DELTA 3 e } m !,32 R 61.2.5 E50-2 S.31V 43"■ �5�2« w § k 7 ~ ® LINE TABLE k e. \ | � LINE LENGTH BEARING § | -�6 a, z 25& SO4l,£w �.�. \ j r / Z \ � & ( i m CID j E . POINT DF BEGINNING / | c ------7------------4 q . . � � are � \� | _ ;m 4E m 200 ec SCALE ]" = 200' / a| § \ A,901 | z \ X� F Ns ' \ 7 729 OF H9,r 2n w _35-— x E O z=1f E AES OE \ IDAHO ANNE ATON EXHIBIT DRAWING FOROMWIMEPAILOST SURVEY __. s a g55 S. JS ST. g« E. L s Cm NO. +_w,�_IA_ - � GROUP, LLC �2 OF_ma,�_17 ±_ �. * __wry._O Page !a — Meridian City Council Meeting Agenda June%mm- Page 153a2S m y . ti'x 7 N� d A -L 7729 rmz°�o aza.as O+ Y G.CA a03.t7 1101 B'29'4r Lots 20-22, Amerided Magic View Sub Annex. Closure Sheet 1.72020 Scale: 1 inert=200 feet File: Traci 1:16.s852 acres,Closure;n05,20i144.01 R.(lTM9270),rerlmster=3973 il- 41 n00.2259e&96 08n84.1828w203,17 02 s72.0547e 637.74 09 nq0-2309e Ns.56 03 s i5.4813w 392.23 04 Lt.r=132.B4,dekta-026.2d5%char&s03.3543w607t 05 s49.3546e 793,56 06 n99.16280 42&36 97 s04.4332w 25 Page 19 Meridian City Council Meeting Agenda June 2,2020— Page 154 of 263 B. REVISED Right-of-Way Legal Descriptions and Exhibit Maps EXHIBIT" " ACHD RIGHT-OF-WAY VACATION 715&955 S.WELLS ST. An un-named street located adjacent to Lots 20, 21 and 22 of Amended Plat of Magic View Subdivision as filed in Bcok 52 of Plats at Pages 4445 and 4446, records of Ada County, Idaho located in the NW 1!4 of the 5E 114 the of Section 1, T,31V., RAE„ B.M., Ada County, Idaho more particularly described as follows Conn mancing at the SW comer of said Lot 22, said point also being the C114 corner of said Section 1; thence aJang the South boundary line of said Lot 22 South 89°6609"East, 178.16 feet to the REAL POINT OF BEGINNING-, thence continuing along said South boundary line South 89`56'09"East, 290.61 feel to a point on the westerly right-of-way line of S_Wells St. thence along said westerly right-of-way line South 09°36'46"East.50-72 feat; thence leaving said westerly right-of-way line North 89°56'08"West, 224.25 feet; thence 44.15 feel along the arc of a non-tangent curve to tha left,said curve having a radius of 45.00 feet, a central angle of 58'15'04"and a long chord which bears South 61'56'19" West, 42.43 feL-t to a point of reverse Curve. thence 185.50 feet along the arc of said reverse curve to the right, said reverse curve having a radius pf 45-DO feet, a renlral angle of 216'11'02"and a long chord which bears#forth 28°05'42"West, 79.40 feet to tie REAL POINT OF BEGINNING. Contains 19.418 square feet, more or less. GE N 5 0'�.� CL 7729 .,�, '12P).f 10 Page 20 Meridian City Council Meeting Agenda June 2,2020— Page 155 of 263 m m! / r CURVE TABLE CURVE RADIUS LENCTH CHORD DST NORD BRG. DEL7A / @ 45.00 44.18 42 s ,� 'a rw 5FW04" 2 a£ ,�S 7@ 2� 3■ ae,'' / 2/ *� 2� ® 2# rINT 2/ 2yOF BEGINNING , 2« ms 2msB'7 mmef / $ @ . DST « \ 19.41E mf � 'f | r Nm'56 22 \f $ � � I | � • Ar � � jCNV LA Ns�� EL 7729 Q/ ) C, e < ,m C] a k 2, SCALE: 1 = SO' IDAHO EXHIBIT DRAWING FOR +/ SURVEY " ACHD STREET VACATION ,» _�n � GROUP. LLC �TM®m-a�—�mDP DATE ��; T.L.��7_, ,m_ Page 21 Meridian City Council Meeting Agenda June»mm- Page 1myma 00,5 0L,e i M 22t.1`, � 4 ro � C RS�C�` G 7729 xl OF 5 � Bight-of-Way Vacation Description Closure Sheet 1W912019 Scale' I inch= 50 feet Fife' tract 1-0.4d5B Atma�ig41g Scj.Kest},Cioawa:n00.0000e 0.00 R.;11508UrT R7oti0,795 ft. 01 a99.5609e 290.61 02 m09.W469 50.72 03 09.56Ww 724.25 04 U.r-5,04,dvlka`056.1504,chard=a61,5$19w 42.48 05 Rt,r45.00,dahe=2a6.1102,chord=n28,0542w 79 40 Page 22 Meridian City Council Meeting Agenda June 2,2020— Page 157 of 263 EXHIBIT " AC HD PARTtAL RIGHT-OF-WAY VACATION E.WELLS CIRCLE A portion of E Welts Circle as shown on the Am end ec Flat of Magir-View SubdiMsbn as filed in Boots 52 of Plats at Pages 4445 and 4446. records of Ada County, Idaho located in the NV4 114 of the 5E 114 the of Section 1, T-3N.. R.1 E„ B.0 ,Ada County, Idaho more particularly described as follows: Commencing at the SW corner of Lot 2D of Said Amended Plat of Magic View Subdivision from which the C114 corner of s lid Section 1 bears Forth 00`23'09"East, 795 56 feet; lhence along the Sowh IDaundary hne of said Lot 20 South 89°18'28" East, 203.17 feet to a paint on the right-of-way line of E. Wells Circle; thence along the right-of-way line of E.Wells Cirela the following 3 courses and distances: thence 75.70 feet along the arc of a non-tangent curve to the right, said curve having a radius of 45 00 fiaet,a central angle of 96'22'46"and a long chord wh a bears rs North 41°05'05" West, 67.08 feet to the REAL POINT OF BEGINNING; thence 109.85 feet along the arc of a curve to the right, said curve having a radius of 45-00 feet,a central angle of 139'52'18"and a long chard whictt bears North 77'02'27-East. 84.54 feet to a point of reverse curare; thersce 44.18 feet along the arc of said revarse curua to the left, said reverse curve having a radius of 45-04 feet, a central angle of 56"IE04"and a long &ord which bears South 61'N'56"East. 42.43 feed; thence leaving said right-of-way line North 890 16'29'West, 119.55 feet to the REAL POINT OF BEGINNING. Contains 2:863 square feet, more or less, SIN S 77 1 � Page 23 Meridian City Council Meeting Agenda June 2,2020— Page 158 of 263 C1/4 AMENDED jVAGIC VIEW SUBDIVISION g mLdI Es r � REAL POINT OF BECINKNC - + NB9r1$26"41 119.55' r r r E. WELLS CIR. S11' CORNER C'r - - - - - - -~ - LOT 20 S89'1 fi'28'E 203,17' fFYAVp�70NE PLACP SUPDfVfSION dv CURVE TABLE CURVE RADIUS LENGTH CHORD DIST, CHORD 8RG. DELTA C1 45.00 75.70 B7.Q8 441rQ5'05"W O 22'4G' C2 45.00 109.55 6 ,5# N7TU2'27'E C3 45.W 44.18 42-43 561178'56'E 5E'75'447 5 20 907729 +'} O 77 0 14 44 12C j -„ p SCALE: 1" = 40' JOB Nq- IDAHO EXHISIY " " DRAWING FOR 14mSi7 SURVEY f*OE. �� E. WELLS CIRCLE PARTIAL VACATION 9Q9E.i�d urai GROUP {211�61FPFTP , LLB LOCATED Ih TK,KW a aF TME Z 1/4 0 DY& PATE i.E�C'IIoH I. T-7 4..klcL 4r AI>A a*-f. I'}}a 3ADI H Page 24 Meridian City Council Meeting Agenda June 2,2020— Page 159 of 263 C. REVISED Conceptual Site Plan(date: 02i20 03/18/2020) 71 5 S WELLS STREET L 971 E WELLS CIRCLE 7155 WELLS - STREET °TU. e �, 9S99 WE1134i °_�••�••�. { .�b. WR11ENSLI7 SF" aims SMEFF 971 EWELS - CIRCLE -- - 4'_-- o OPEN SPACE z a 0 AD Page 25 Meridian City Council Meeting Agenda June 2,2020— Page 160 of 263 D. Conceptual Elevations (date: 2/20/2020) ® 0 8P ® _ ' 0 ® 90 0�� 00 m 00 0 80 m nooRxn sFxion uvcxG Ep TELEVATION _ .. ® ® m � ® m 88 88 8 ® W DAIIOn Page 26 Meridian City Council Meeting Agenda June 2,2020— Page 161 of 263 0 �iN �, III ii I �.i IG goo , ifl��Il dJj I '' Page 27 Meridian City Council Meeting Agenda June 2,2020— Page 162 of 263 t=-- - o ® MI��NRIMdIRF1L pop F-07 C - 0 j — M003 IV MouvLIX Page 28 Meridian City Council Meeting Agenda June 2,2020— Page 163 of 263 ❑ E0.5T WTION SM E FAMILY F MIG-CF1fI1RT�'SINGLE FAMILY Page 29 Meridian City Council Meeting Agenda June 2,2020— Page 164 of 263 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 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 conceptual site plan, conceptual building elevations and phasing plan in Section VII and the provisions contained herein. b. 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. c. The applicant shall comply with the multi-family specific use standards set forth in UDC 11-4-3-27. d. Applicant shall comply with the TN-R dimensional standards set forth in UDC Table I I- 2D-6. e. The applicant shall submit alternative compliance application concurrent with a CZC application to deviate from the following standards: 1. Private Street Standards(11-3F-4) 2. Parking requirements(11-3C-6) 3. Multi-family private usable open space standards(11-4-3-27B3) £ Applicant shall construct a segment of the City's 10-foot multi-use pathway through the development as proposed. Prior to occupancy of the first structure,the applicant shall obtain City Council's approval of a public pedestrian easement and record said document. The applicant shall also extend the 5-foot wide detached sidewalk in the northwest corner to the north boundary for interconnectivity. g. Applicant shall comply with all ACHD conditions of approval. h. , use of the 20 foot wide easemen4 area on a poi4ion of the west boundar-y. if a s4stan4ial ehange is required by Publie Wefks,the appheai#shall modify the proposed eefleept p! prier-to City Gotmeil meeting. i. Prior to submitting a CZC application,the applicant shall vacate the I0-foot wide PUDI easements created by Amended Magic View Subdivision OR modify the site plan submitted with the CZC application to remove structures from encroaching in the platted easements. j. Applicant shall comply with the open space and site amenity standards set forth in UDC I I-3G and UDC 11-4-3-27. The applicant shall submit an open space exhibit and provide Page 30 Meridian City Council Meeting Agenda June 2,2020— Page 165 of 263 details of the six(6)to eight(8)proposed amenities with their CZC application demonstrating compliance with these standards. The amenities proposed for the development shall include a clubhouse, fitness facility,walking trails and open grassy areas as depicted on the concept plan. The remainder of the amenities shall be coordinated with staff. k. Applicant shall extend E. Wells Circle to west boundary for future extension. if�D shall provide a legal deser-iption and exhibit map of the ROW being Vaea4ed prior-to the 1. The only use allowed to develop on the property is an age-restricted community as proposed. B. PUBLIC WORKS Site Specific Conditions of Approval 1.1 Coneeptual engineering has not been provided with this applieation,and theFefoFe the adequaey of water-and sewer-ser-viees have not been evaluated at this time. ln&astrueture modeling must be eompleted prior to the approval of th 0 s applieation-. General Conditions of Approval 2.1 Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. 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 Water service to this site is available via extension of existing mains adjacent to the development. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 2.4 Upon installation of the landscaping and prior to inspection by Planning Department staff,the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 2.5 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, and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing 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. 2.6 In the event that an applicant and/or owner cannot complete non-life,non-safety and non- health improvements,prior to occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C. Page 31 Meridian City Council Meeting Agenda June 2,2020— Page 166 of 263 2.7 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. 2.8 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. 2.9 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.10 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.11 All grading of the site shall be performed in conformance with MCC 11-1-4B. 2.12 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. 2.13 The 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. 2.14 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.15 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.19 Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street Lighting(http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval,which must include the location of any existing street lights. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 2.20 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 a plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. 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 signature of the final plat by the City Engineer. 2.21 Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. Page 32 Meridian City Council Meeting Agenda June 2,2020— Page 167 of 263 2.22 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 Water Department at(208)888-5242 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. 2.23 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment procedures and inspections. 2.24 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water(MCC 9-1-28.C.1). 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 development plan approval. 2.25 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. C. FIRE DEPARTMENT https://weblink.meridianciN.orgJ ebLink/DocView.aspx?id=182552&dbid=0&repo=MeridianQ D. POLICE DEPARTMENT https://weblink.meridiancity.org/WebLink/DocView.aspx?id=l 83 075&dbid=0&repo=MeridianCity E. BOISE PROJECT BOARD OF CONTROL https://weblink.meridiancioy.org/WebLink/Doc View.aspx?id=182568&dbid=0&repo=Meridian City F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=183062&dbid=0&repo=MeridianCity G. ADA COUNTY https://weblink.meridiancioy.org/WebLink/Doc View.aspx?id=182621&dbid=0&repo=Meridian City H. COMPASS https://weblink.meridiancioy.org/WebLink/DocView.aspx?id=182953&dbid=0&repo=MeridianCity I. PARKS DEPARTMENT https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=183392&dbid=0&repo=MeridianCiiy J. ADA COUNTY HIGHWAY DISTRICT(ACHD) ,4 report has.netyet been r-eeehwdfiF_9ni hggs://weblink.meridiancit oorg/WebLink/Doc View.aspx?id=184614&dbid=0&repo=MeridianCitX Page 33 Meridian City Council Meeting Agenda June 2,2020— Page 168 of 263 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; The Council finds that the Applicant's request to annex and develop the subject 16.99 acre property with TN-R zoning is consistent with the associated MU-N and MDR FLUM designations 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; The Council finds the proposed map amendment and development complies with the purpose statements of the traditional neighborhood districts in that it will provide for a range of housing needs for the community consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Council finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed residential and commercial uses should be compatible with adjacent existing and future residential and commercial 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 The Council finds City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of city. The Council finds the proposed annexation is in the best interest of the City. Page 34 Meridian City Council Meeting Agenda June 2,2020— Page 169 of 263