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2020-06-04 MERIDIAN PLANNING AND ZONING COMMISSION (:>-WE IDIAN- MEETING AGENDA City Council Chambers 33 East Broadway Avenue Meridian, Idaho Thursday, June 4, 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 X Bill Cassinelli (Arrived at 6:06 p.m.) Ryan Fitzgerald - Chairperson Item 2: Adoption of Agenda - Adopted 3. Consent Agenda [Action Item] - Approved A. Approve Minutes of the May 28, 2020 Planning and Zoning Commission Special Meeting Item 4: 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 Continued From May 7, 2020 for Teakwood Place Subdivision (H-2020-0006) by Hesscomm Corp., Located Approximately '/4 Mile East of S. Eagle Rd., Fronting on E. Victory Road - Continued to July 16, 2020 1. Request: Annexation and Zoning of 7.35 acres of land with an R-8 zoning district; and, 2. Request: A Preliminary Plat consisting of 28 building lots and 5 common lots. B. Public Hearing for Gracie Fighting Academy (H-2020-0054) by la Falo, Located at 149 S. Adkins Way - Approved 1. Request: A Conditional Use Permit for an indoor recreation facility located within an existing building on 1.26 acres of land in the I- L zoning district. C. Public Hearing for Landing South (H-2020-0005) by Jim Jewett, Located at 660 S. Linder Rd. - Continued to July 16, 2020 1. Request: Rezone of 2.43 acres of land from the R-4 to the R-8 zoning district; and, 2. Request: Preliminary Plat consisting of 11 building lots and 2 common lots on 2.27 acres of land in the proposed R-8 zoning district. D. Public Hearing for Villas at Twelve Oaks East (H-2020-0014) by Jim Jewett, Located at 115 S. Linder Rd. - Recommended Approval to City Council, Hearing Scheduled for July 7, 2020 1. Request: Annexation of 6.63 acres of land with a TN-R zoning district. E. Public Hearing for Chukar Ridge (H-2020-0025) by Investment Analytics Group, Located at 4005 N. McDermott Rd. - Recommended Approval to City Council, Hearing Scheduled for July 21, 2020 1. Request: A Preliminary Plat consisting of 63 buildable lots, 8 common lots and 5 other lots on 15.42 acres of land in the R-8 zoning district. Meeting Adjourned at 9:25 p.m. Meridian Planning and Zoning Meeting June 4, 2020. Meeting of the Meridian Planning and Zoning Commission of June 4, 2020, was called to order at 6:00 p.m. by Commissioner Lisa Holland. Members Present: Commissioner Lisa Holland, Commissioner Bill Cassinelli, Commissioner Andrew Seal, Commissioner Rhonda McCarvel, Commissioner Nick Grove and Commissioner Patricia Pitzer. Members Absent: Chairman Ryan Fitzgerald. Others Present: Chris Johnson, Adrienne Weatherly, Andrea Pogue, Bill Parsons, Joe Dodson, Sonya Allen and Alan Tiefenbach. Item 1: Roll-call Attendance X Lisa Holland X Rhonda McCarvel X Andrew Seal X Nick Grove _X Patricia Pitzer X Bill Cassinelli (6:06 p.m.) Ryan Fitzgerald - Chairman Fitzgerald: All right. Well, with that I'm filling in as chair tonight. My name is Lisa Holland. But good evening, welcome to our Planning and Zoning Commission meeting for April 16th, 2020. We are bringing this to you via Zoom and we are just going to take a couple seconds to explain how it's going to work first. So, on your screen you should see all the Commissioners who are present for the evening's meeting and we also have on the call staff, as well as representatives from the city attorney and our city clerk offices and we also have staff from our Planning Department on the call as well. Everybody else that's on the line are on Zoom as attendees and you can observe the meeting and we can --we know that you're there, but your ability to talk and be seen will be muted. During the public testimony portion of the hearing 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 help you run that presentation. The clerk will also help assist with bringing up slides from another presentation if you need it. So, just please ask. If you just want to tune in to watch the meeting we encourage you to watch the live stream on the city's YouTube channel, which can be accessed at meridiancity.org\live. And when public testimony has opened the clerk will call the names of those who signed up to testify on the website. You will be unmuted and I will call on you individually to speak. Please state your name and address for the record when it comes time and you will have three minutes to address the Commission. After that time we may open it up for questions for clarification and, then, once done you will be muted and no longer have the ability to speak. Once all those of you who have signed up in advance are called on by any others who wish to testify -- and if you want to speak on a topic you are welcome to press the raise hand button in the zoom app or if you are listening through a cell phone or landline Meridian City Council Meeting Agenda June 18,2020— Page 5 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 2 of 66 you can press star nine and unmute yourself and, then, wait for your name to be called. If you're listening on multiple devices, like a computer and a phone, please make sure you mute those devices, so we don't have feedback and everyone can hear you clearly. And note that we can't take questions until the public testimony portion. So, if you have a question or a process question during the meeting, please feel free to e-mail the city clerk at meridiancity.org and they can attempt to help you as quickly as possible. So, hopefully, that makes sense and thanks for joining with us, even though it's not the way we are used to doing things, but we are getting more used to it and getting better at it. So, at this time I would like to call to order the regularly scheduled meeting of the Planning -- Meridian Planning and Zoning Commission for the hearing date of April -- or sorry. Did I say April 16th originally? I did. I was reading off the script if you couldn't tell. Sorry about that. For the date of June 4th is the date that we are today and we will start with the roll call. Weatherly: Thank you, Chairperson Holland. I'm sorry, I'm starting a little bit confused right now. I just got an e-mail from Bill Cassinelli that says that he is trying to dial, but he is muted as an attendee, so I'm just trying to decipher which attendee he is. Do you want me to try to connect him before I call roll or would you prefer I call roll so you can move on? Holland: No, we can wait for -- for Bill to get tied in here. If he can find you. Weatherly: Go ahead, Chris. Johnson: I was going to say there was a phone caller in, but now there is nobody by phone. So, if he's calling back in I will be watching for that. But there is not -- currently not -- there is nobody by phone at the moment. Seal: I see him as one of the panelists. Johnson: That's Bill Parsons, but -- Seal: Oh. Sorry. Pogue: Is he trying to do audio only? Weatherly: Yeah. He's calling in. I believe he is traveling from out of state right now. He said he would try to call in if he could, which sounds like he's trying to do, but I'm not sure if it's working. I e-mailed him back to see if I could get in touch with him again. Holland: I think we could take role and if we manage to get him on the call we can just state on the record when he joins us if you would like. Or if he tries to call back and we can still wait a minute here. Weatherly: Okay. Thanks for your patience. Meridian City Council Meeting Agenda June 18,2020— Page 6 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 3 of 66 Item 2: Adoption of Agenda Holland: Thank you for that. So, the first item we have on the agenda is the adoption of the agenda, noting that there is just one item that is going to be open for request for continuance and that is public hearing for Teakwood Place, H-2020-0006. They are requesting a continuance to July 16th, so we won't be opening for public testimony tonight on that application, but, otherwise, the agenda sits as stands. Can I get a motion to adopt the agenda as presented? Seal: So moved. Pitzer: Second. Holland: Okay. I have a motion and a second. All those in favor? Any opposed? MOTION CARRIED: FIVE AYES. TWO ABSENT. Item 3: Consent Agenda [Action Item] A. Approve Minutes of the May 28, 2020, Planning and Zoning Commission Special Meeting Holland: All right. We will move on to the next item, which is the Consent Agenda, which is just the approval of minutes from the May 28th, 2020, Planning and Zoning special meeting. Can I get a motion to approve the Consent Agenda? McCarvel: So moved. Seal: Second. Holland: Okay. We have got a motion and a second. All those in favor? Any opposed? Motion passes. MOTION CARRIED: FIVE AYES. TWO ABSENT. Item 4: Action Items A. Public Hearing Continued From May 7, 2020 for Teakwood Place Subdivision (H-2020-0006) by Hesscomm Corp., Located Approximately '/4 Mile East of S. Eagle Rd., Fronting on E. Victory Road 1. Request: Annexation and Zoning of 7.35 acres of land with an R-8 zoning district; and, Meridian City Council Meeting Agenda June 18,2020— Page 7 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 4 of 66 2. Request: A Preliminary Plat consisting of 28 building lots and 5 common lots. Holland: So, at this time we already kind of walked through a little bit of the public hearing process, so I'm not going to go through that again, but just to summarize briefly, we are going to start with a staff report on each item and, then, we are going to allow the applicant to share for up to 15 minutes on their application and answer questions, give us their presentation. After they are finished we will open up the floor for public testimony. If you would like to testify tonight you are welcome to message the City Clerk's office, so that they have you on that list or raise your hand when it comes to that time and we will let you know when that is and you will have three minutes to address us and, then, we will allow the applicant to close before we deliberate and if there is anyone representing an HOA and we have the ability to -- I don't know that we will have this situation, but if we do have someone here representing a larger group and wants to cede time for several people in the audience, we can give them a little bit longer to speak, but, otherwise, I think we will move on and start with public hearing item for Teakwood Place, H-2020-0006, and at this point the applicant has requested a continuance to July 16th of 2020 and since this is their request it would be up to them to pay for the renoticing requirements for that application, so just noting that. If you would all like to hear from the applicant on why they would like a continuance we could certainly ask for that, but I think they just had a few more things to work through before they are ready to come to us. So, if anyone wants to make a motion to grant that continuance, noting that the applicant would be responsible for any fees with renoticing that would be great. Seal: Madam Chair? Holland: Commissioner Seal. Seal: Move to continue file number H-2020-0006 to the date of July 16th, 2020, per the applicant's request, who will be responsible for all renoticing. Grove: Second. Holland: I have a motion and a second. All those in favor? Any opposed? Motion passes. MOTION CARRIED: FIVE AYES. TWO ABSENT. B. Public Hearing for Gracie Fighting Academy (H-2020-0054) by la Falo, Located at 149 S. Adkins Way 1. Request: A Conditional Use Permit for an indoor recreation Facility located within an existing building on 1.26 acres of land in the I-L zoning district. Meridian City Council Meeting Agenda June 18,2020— Page 8 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 5 of 66 Holland: So, next we will move on to the public hearing item for Gracie Fighting Academy. Weatherly: Madam Chair? Holland: Oh. Weatherly: Sorry. I didn't mean to interrupt. I just wanted to note for the record that Commissioner Cassinelli joined the meeting at 6:06. Holland: Great. Welcome, Commissioner Cassinelli. I think he is there. So, we will move on to Item B, which is public hearing for Gracie Fighting Academy, H-2020-0054, and we will start with the staff report. Dodson: Thank you, Commissioner Holland, Members of the Commission. Can you guys hear me well? Okay. Always got to check with this stuff. All right. Let's start. So, the first item actually being heard tonight is Gracie Fighting Academy. The request before you is for a conditional use permit for an indoor recreation facility located within an existing building and the I-L zoning district. The applicant is proposing to lease a tenant space with an existing -- within an existing building and operate a Jiu Jitsu academy, which if you don't know is a form of grappling martial arts. Staff was provided with their proposed summer schedule that shows the intended hours of operation for this business. According to the schedule a vast majority of the business hours will be during the evening hours, Monday through Friday, between 5:00 and 8:00 p.m. Oh. Really 5:00 and 9:00. Their last class is at 8:00. The schedule also shows some one-on-one training at noon each day as well. The applicant intends to have short Saturday morning hours as well with the last hour, noon to 1:00, being reserved for more of the instruction training. Within this same building there is another martial arts studio, the Dojo. The Dojo received conditional use permit approval and CZC approval in 2011 for this use and related improvements. The CUP approval did not restrict the operational hours beyond those listed within the specific use standards. This business has similar hours of operation on Monday through Thursday and is closed on Fridays, but also has one less class on Tuesday evening. The Dojo also has Saturday morning classes with one hour classes reserved for each age group, juniors, kids, and adults, going from approximately 9.15 a.m. to noon. So, similar hours to this application, but less. These types of uses, you know, indoor recreation facilities, usually have staggered hours of operation that are offset from other nearby industrial or commercial uses, as is the case for this application. Staff does not foresee additional impacts by this tenant in the proposed use, other than additional evening parking being used. The applicant has already received building permit approval for this suite after staff signed off on the certificate of occupancy in error in the recent months. This building does house other commercial users and one light industrial user, an HVAC company. The subject site and existing building provide 49 parking stalls. In addition, all nearby industrial buildings appear to be a smaller scale and house multiple tenants aimed at low impact use. There have been no reported issues of parking at this location. The two other known uses within this building appear to have normal operating hours during the standard work week and show the proposed hours of operation of this application will rarely overlap. The two local streets that abut the site, East Piper Court and South Adkins Meridian City Council Meeting Agenda June 18,2020— Page 9 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 6 of 66 Way, are at least 35 feet wide, allowing for on-street parking on both sides. Staff has calculated approximately 360 linear feet of street frontage directly abutting the site, so not on both sides, just the ones abutting the site, and those could provide for approximately 15 additional on-street parking spaces. Therefore, staff believes the available on-street parking and existing 42 parking stalls is more than adequate parking for the proposed use and subject site. Due to the fact of the proposed use is within an existing building and no site or exterior building modifications are proposed, a certificate of zoning compliance will not be required and no additional site improvements are going to be required. They were already covered in 2011 with the previous CUP and CZC for the existing indoor recreation facility for the Dojo. So, in short, staff does recommend approval of the proposed conditional use permit pursuant to the conditions in my staff report and I will stand for questions. Thank you. Holland: Thank you. Appreciate it. Any questions for staff? Grove: Madam Chair? Holland: Commissioner Grove. Grove: Joe, with the staff's error does that mean that they have been operating recently or -- or have they not yet started operations? Dodson: Commissioner Grove, Members of the Commission, as far as I know they have not been operating. I believe they were -- honestly don't know how they got down this path of actually applying for the CUP, I do not remember completely, but the Coronavirus kind of stopped them from opening, but they did do their TI, they have already had approval on that, but from my understanding they have not been operating. They have been waiting for this to go through, so they have been -- they have been good on that front. Grove: Thank you. Holland: Any other questions for staff? Hearing none, do we have the applicant available to speak with us? Johnson: Madam Chair, he is in the meeting room now. I'm unmuting, if it allows me. The applicant is in the room. Holland: Thank you. Appreciate it. Falo: Yes, I am -- Holland: We can hear you. Yeah. If you wouldn't mind just stating your name and address for the record, we would love to hear from you. Meridian City Council Meeting Agenda June 18,2020— Page 10 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 7 of 66 Falo: Sorry. Yes. My name is la Falo. My address is 1287 North Stonehenge Way, Meridian. 83642. The facility address is 149 South Atkins Way, Meridian, Idaho, 83642, as well. My main purpose for being here today is the request for the conditional use permit for an indoor recreation facility located within that existing building on 1.26 acres on that land on 149 South Atkins Way. My main purpose is -- first off I'm a business owner and a professional -- professor for jujitsu, which is a martial arts discipline. The main purpose of my business is just providing self defense that does not involve striking, along with fundamental exercises and body movements to keep all my students safe and healthy. I felt that I would fit well in this building and area, because of the nature of my business and what all the other surrounding businesses are providing. For instance, there is a karate school in suite 101 on the building that we are talking about, the 149 Atkins. Also a dance school at 195 Atkins and a CrossFit gym in 345 Atkins as well. All of which are providing personal training and fitness to the community. Our hours of operation, as said before, are predominantly from 5:00 to 9:00 p.m., a time in which most industrial, as well as commercial businesses are closed. Therefore, the traffic produced by our customers will not take place mostly in the nonbusiness hours and will keep the area from being overly congested. Customer parking should be of no concern as there is simple -- there is ample on-site parking provided on the parcel of 149 Atkins. My students and I would also have no problem parking out on the street of South Atkins Way or East Piper Court, given the corner lot nature of the parcel and allow use of the city street to park on. Regarding the City of Meridian's Code, 11-4-3-2, 1 will be complying and won't cause any issues, because of all my business activities will take place indoors. There is only one other business operating during the time at which I am operating on the same property. There would be more than enough room for everyone to park. With there being two martial arts academies also on this facility operating on this facility, it would bring an influx of prospective propriety to the area. Our main hours of operation are from 5:00 to 9:00 p.m., as stated before, Monday through Friday, and Saturday from 9.00 to noon. The only time the facility would be used other than those hours would be for a private lesson, as said before, at like noon or I accommodate their time frame -- time schedule. Each private lesson will last for one hour and generally scheduled for time of convenience. I would hope that each business would feel that we will, as a business owner, would provide a variety of services that would help the community, as well as each other. A lot of the businesses in the area around add value to each other, since they can be used to improve or help one another's clientele, furthermore bringing more business to each of those surrounding businesses, causing growth and stability. Thank you. Holland: Thank you very much. Any questions for the applicant? No questions. Thanks for taking a few minutes to be with us this afternoon or this evening and in sharing with us kind of what you're looking to do there. Falo: Thank you. Holland: Madam Clerk, do we -- do we have anybody else signed in to testify? Weatherly: Madam Chair, we do not. Meridian City Council Meeting Agenda June 18,2020— Page 11 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 8 of 66 Holland: All right. And I am assuming -- I'm not sure if you have got any other comments you would like to make, Mr. Falo, but certainly if you do you're welcome to make any closing comments you would like before we deliberate. Falo: No, ma'am. Thank you for listening. Holland: All right. Thank you. With that can I get a motion to close the public hearing for Gracie Fighting Academy, H-2020-0054? Pitzer: So moved. Seal: Second. Holland: Got a motion and a second. All those in favor? Any opposed? MOTION CARRIED: SIX AYES. ONE ABSENT. Holland: I'll just say, you know, it's -- it is an industrial area, but it's kind of a mixed use flex industrial area that's got a lot more commercial in it than it does industrial, so I don't see any concerns with where they want to put their facility and, you know, there is an indoor soccer stadium close by, there is a lot of other health related activities. It looks like a nice -- nice shop. So, in my mind I don't see any big concerns with it, but certainly opening it up to all of you for discussion. McCarvel: Madam Chair? Holland: Commissioner McCarvel. McCarvel: Yeah, I think this sounds like it's a good fit, especially with the other things that are already there, and I don't have an issue. I would support it. Grove: Madam Chair? Holland: Commissioner Grove. Grove: I will echo both of you. It seems like a good fit for what is already there and would complement this -- the surrounding area. Holland: Commissioner Seal or Pitzer -- Cassinelli: Madam Chair? Holland: Oh. Commissioner Cassinelli. Cassinelli: Oh, good. You can hear me. I wasn't sure. Yeah. I'm -- I'm on board, fully support it, don't see any -- any issues. Meridian City Council Meeting Agenda June 18,2020— Page 12 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 9 of 66 Holland: Commissioner Pitzer or Seal, either one of you have a comment or a motion? Pitzer: I'm not opposed to that and I would make a motion if you would like or, Commissioner Seal, would you like to go first? Seal: I have a -- I just echo what everybody else has. So, this seems to be a good fit. Good area. Glad to see more of these things coming into the community. So, if Commissioner Pitzer -- Pitzer wants to make the motion I -- I will move out of the way. Holland: And just one reminder. This is a conditional use permit, so we are the deciding body, so when you make your motion just note that we are giving them approval to move forward. Pitzer: Thank you. Madam Chair, after considering all staff, applicant, and public testimony, I move we approve file H-2020-0054 as presented in the staff report for the hearing date of June 4th, 2020, without any modification. Seal: Second. Holland: I have got a motion and a second. All those in favor? Any opposed? Great. Hearing none. MOTION CARRIED: SIX AYES. ONE ABSENT. C. Public Hearing for Landing South (H-2020-0005) by Jim Jewett, Located at 660 S. Linder Rd. 1. Request: Rezone of 2.43 acres of land from the R-4 to the R- 8 zoning district; and, 2. Request: Preliminary Plat consisting of 11 building lots and 2 common lots on 2.27 acres of land in the proposed R -8 zoning district. Holland: We will move on to the public hearing for Landing South, H-2020-0005, and we will begin with staff report. Allen: Thank you, Madam Chair, Members of the Commission. The next applications before you are a request for a rezone and a preliminary plat. This site consists of 2.27 acres of land. It's zoned R-4 and it's located at 660 South Linder Road. Adjacent land use and zoning. Single family residential properties surround this site, zoned R-8, and R- 4. This property was annexed in 1994 without the requirement of a development agreement. The Comprehensive Plan future land use map designation is medium density residential, which calls for three to eight dwelling units per acre. A rezone of 2.43 acres of land is requested from the R-4 to the R-8 zoning district for the development of 14 residential dwelling units, consisting of a mix of single family residential detached and two Meridian City Council Meeting Agenda June 18,2020— Page 13 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 10 of 66 family duplex dwellings at a gross density of 6.16 units per acre, consistent with the medium density residential future land use designation. A preliminary plat is proposed consisting of ten building lots and three common lots on 2.27 acres of land in the proposed R-8 district. The minimum lot size proposed is 4,004 square feet, with an average lot size of 6,305 square feet. Duplexes are proposed adjacent to Linder Road with single family residential detached homes on the eastern portion of the development. Access is proposed via the extension of an existing stub street, South Spoonbill Avenue, from Joshua Street from the north boundary of this site, which ends in a cul-de-sac. Two common driveways are proposed off the cul-de-sac for access as shown on the plat. No access is proposed or approved via Linder Road. There is an existing emergency only access off site to the north via Linder Road. Off-street parking is provided in accord with UDC standards. Two on-street parking spaces, as well as four spaces at the ends of common driveways, for a total of six spaces are available for guest parking, in addition to the parking pads provided on each lot and those spaces are shown as the red dots there before you. Staff is concerned that there may not be adequate on-street parking for guests and area for trash receptacles on trash day. However, the UDC does not have standards for on-street parking. The Kennedy Lateral runs along the north boundary of this site and has been piped. The pathways master plan depicts a ten foot wide multi- use pathway along the frontage of this site adjacent to Linder Road. However, because there is an existing sidewalk that is in good condition in this area, the Parks Department is not requiring it to be constructed at this time and is only requiring an easement for future construction of a pathway. A 25 foot wide landscape street buffer is required along Linder Road. Because this site is below five acres in size the qualified open space and site amenity standards in the UDC do not apply. An open space exhibit was submitted that depicts .37 of an acre of common open space consisting of the street buffer along Linder Road and the area along the northern boundary where the Kennedy Lateral lies. No amenities are proposed. Wrought iron fencing is proposed to be constructed at the back edge of the street buffer along Linder Road and along the Kennedy Lateral easement. Concept building elevations were submitted for the homes proposed in the development as shown. Single family detached homes are a single story in height with stucco finish and stone veneer accents. Duplexes are two stories in height with a mix of vertical and horizontal siding. The duplex structures are required to comply with the design standards in the architectural standards manual. Written testimony has been received from Chris and Candace Johnson and they are requesting Joshua Street is allowed to extend to the west and connect to Linder Road as the permanent access, instead of emergency only, or at the very least that construction traffic is allowed to use this access for development of the subdivision and that a no outlet sign be installed at South Tylee Way where it intersects Waltman Drive to notify drivers the street dead ends to prevent unnecessary traffic on the street. Second, written testimony was received from Jeff Bolen. He is requesting a direct access via Linder Road as well for this development for access to this development and on that note staff did reach out to ACHD to see if an access via Linder Road would be allowed and they said it would not as it does not meet district policies. The site does not have sufficient frontage to meet spacing requirements from Gander Drive to the south and Pintail Drive to the north. With the proposed development factored in traffic volumes on Gander Drive are anticipated to be well below what is allowed on a local street. Kenneth Scott Grapatin submitted written comments. He has concerns Meridian City Council Meeting Agenda June 18,2020— Page 14 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 11 of 66 pertaining to the continued provision of irrigation water to his property, which currently runs through the north side of the proposed project and accessibility of the ditch for repairs and cleaning. Lastly, Josh Beach, the applicant's representative, submitted comments in response to the staff report. They are in agreement with the report, except for conditions 3-B and 3-C. They request the modification to 3-13 to delete the first sentence and add: The applicant shall comply with standards listed in UDC 11-313-10C-5 and prior to City Council should coordinate with the city arborist on mitigation and shall provide planning staff with an updated landscape plan showing caliper inches proposed to be removed and caliper inches replaced. The second portion there, the 50 inch caliper silver Maple on Linder Road is required to be retained on the site and protected during construction. Unless required to be removed by ACHD is proposed to remain. And that exact wording is in your hearing outline. Staff is amenable to this change. And condition number 3-C, they would like that condition deleted, which it -- it requires mitigation calculations to be included on the landscape plan and the calculations table based on the city arborist inspection in accord with UDC standards. A total of 67 caliper inches of trees is required for mitigation and that -- that relates to the aforementioned condition. They were -- I didn't really speak to I guess what they were deleting. That condition required them to provide an additional 67 caliper inches of trees within common areas in accord with UDC standards for mitigation. So, they wanted 3-C deleted. Staff does not recommend deletion of this condition and recommends instead that the specific caliper inches to be mitigated is updated based on the updated mitigation plan to be provided by the applicant before the City Council meeting. Again, that language is in your hearing outline. Staff is recommending approval with the conditions in the staff report. Staff will stand for any questions. Holland: Thanks, Sonya. Any questions for staff? No questions from staff. With that -- Grove: Madam Chair? Holland: Commissioner Grove. Grove: Sorry. I was trying to find my notes. So, yeah, question on the right of way. Is the right of way that is proposed, that includes planning for the expansion of Linder and, then, does that also include the spacing for the -- of a pathway? Allen: Yes. The pathway, Commissioner Grove, Madam Chair, will be located within the street buffer along Linder Road. Grove: When the road is expanded? Allen: Yes. Grove: Okay. Thank you. Holland: Any other questions for staff? Hearing none, I believe Josh is here to represent the applicant. Do we have Josh online? There he is. Meridian City Council Meeting Agenda June 18,2020— Page 15 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 12 of 66 Beach: Should be. Do you see me there maybe? Holland: We do. Hello, sir. How are you? Beach: I'm doing all right. How about yourself? Holland: Doing good. If you wouldn't mind stating your name and address for the record, we would love to hear from you. Beach: You got it. Josh -- excuse me. Josh Beach representing JLJ or Jim Jewett. Business address is 2030 South Washington Avenue, Emmett, Idaho. So, as Sonya mentioned, this is a -- an application for a rezone and for a preliminary plat. It's fairly straightforward. We have -- we have got -- if I can figure out how to move to the next slide here. Johnson: Josh, you might have to accept control first. It says you're waiting. Now it shows you -- you got it. Beach: Hey, there we go. Perfect. Basically, the same slide you just saw from Sonya showing the lot count there. One thing I did want to mention initially is that the -- the thought here was there the -- there are duplexes that are located up against the Linder frontage in that street buffer there and as I was asked or referred to there will be a sidewalk constructed on there when ACHD widens the road and those --those eight units or those four lots there will have their front doors facing Linder Road to kind of break up that -- that -- that face and to make some -- some visual interest there along Linder Road. Essentially, it's just one giant wall of fencing all the way to -- all the way to Franklin there. So, that was one of the thoughts. One of the other thoughts was that it will increase the likelihood of, you know, those residents utilizing some of the facilities there at the Peregrine Elementary School and/or accessing some of the commercial businesses, both north on Franklin and, then, Ten Mile as that continues to grow and design with construction. If I can move this here again. So, I put in here -- Sonya mentioned that there -- there is not a requirement that we -- we have an open space -- we have open space as the property is under five -- five acres in size. We are proposing -- I think it's around 17 percent has Sonya mentioned. It's the buffer along Linder and, then, there is a -- as well as -- as well as that there was some -- some landscaping along the Kennedy Lateral there on the north side. But, again, no -- no -- no amenity proposed. So, these -- these architectural elevations were in Sonya's presentation. We also are showing you a photo of what that -- what that structure will look like. Those duplexes are very nice quality construction. You can kind of see where the -- where the two doors -- front doors are, instead of right -- kind of to the side a little bit and, then, the other one is straight on with the four panes of glass in there and they are -- they are very attractive and it actually looks like a single family home from the -- from the front, so -- so, that's nice. So, bear with me. And, then, you saw -- yeah. Same -- same elevations that Sonya had there. Sorry, it's got a delay. Ending it for me. Really, the only thing I wanted to mention was this: So, earlier today I sent Sonya an e-mail in response to the staff report and I -- I will only touch it once. Awesome. So, there is a silver maple there as you can see on the Meridian City Council Meeting Agenda June 18,2020— Page 16 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 13 of 66 Linder frontage. We are not proposing to remove that and we will leave that there. I -- I believe that it is likely in the right of way, but we will not be removing that as part of -- as part of our project. And, then, one of the things I wanted to mention was in -- in regards to the specific caliper inches required by the city arborist, is I believe based on his assumption that we will be -- we will be removing all of the trees and so I wanted to make sure that that condition -- there was some flexibility in discussion with -- with him, so that we can come up with what that number is and so I'm comfortable, you know, having the condition in there that we mitigate, because that's -- that's a -- a code requirement, but we are going to try to keep as many of the trees as we can and, you know, obviously, some -- some will have to be removed and, then, we will -- we will work with the city arborist at that point and, you know, come up with that calculation and so, really, I really have no concern with the condition, other than the specific caliper inches that -- that are being requested that we mitigate for, which may not end up being the actual total. With that I guess I don't -- I don't have any other -- any other comments, unless you have any questions for me. Holland: Thanks, Josh. One question I have got. So, surrounding this site you have got some R-8, but also some R-4 densities kind of backed up to it. Did you consider any other layouts that might have a little less density and more towards the R-4 type format? Beach: No. And this is -- mostly because this is -- this is the product type that -- that we have selected here and it fits within the Comprehensive Plan, so I guess I didn't -- didn't have any concerns at least initially with that. You know, there is R-8 directly across Linder from --from this property and, you know, the proposed density is -- is not-- not significant, you know, we are below six, which is pretty smack in the middle of what would be allowed in that Comprehensive Plan designation, so -- are there other thoughts as the way you're -- you're asking that -- the question there or -- Holland: Yeah. And, you know, we can certainly get into it more when we get into more discussion, but one of my concerns looking at it -- and something that's come up quite frequently when we have Commission meetings is with some of these cul-de-sacs, it gets tough when you have got so many different homes sharing the access for trash collection or for just having cars, you know, coming in and out of tight cul-de-sacs when you have got more than six or seven properties that are tied into it. So, it's always a little bit of a concern. I know this is a tough in-fill piece, because you can't access off of Linder Road directly and ACHD is not going to allow for that. But just was wondering if you had considered some other layouts that might be a little lower density, but bigger -- bigger space product. Beach: For sure. This is not the first layout we have -- we have -- we have -- we have looked at here and we have actually lost -- believe it or not lost one lot already to kind of help with that, but it -- you know, it's -- it's one of the things where it feel like it meets the -- meets code. It's -- it's -- it's the product that we like. It's a product that, you know, what -- it's -- aside from the several duplexes that are there on that west side, the -- all the single family homes match what is constructed, you know, by -- by Mr. Jewett himself on the Nursery Subdivision just --just north of this. So, it's going to tie in nicely with -- with Meridian City Council Meeting Agenda June 18,2020— Page 17 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 14 of 66 existing -- existing construction and the neighborhood and, you know, there is on-street parking, but, you know, as you said, that -- we will have to figure out how to make the if the concern is the trash receptacles, which -- which I -- is what I'm hearing, that's -- that's something that we can definitely address, you know, with bringing those to the end of the -- end of the common driveway, obviously, so they can be picked up. But that's -- you know, that's once a week and it's for a few hours in the morning. So, I guess -- I guess that's -- that's my response. Holland: Okay. Thanks, Josh. Any other questions for Josh? Seal: Madam Chair? Holland: Commissioner Seal. Seal: In -- in looking at the layout was -- have you given any thought into possibly putting a pathway that connects in between -- it looks like Lots 58 and 59, you know, and providing -- Beach: Yeah. Get that -- get that connectivity out to Linder Road. That's the idea. Now, obviously, because the garages are going to be facing internal and the front doors will face out on Linder, we -- we need to be able to get folks to their -- to their front door. So, that -- that's -- you know, functionally for those -- for those units there, as well as, you know, the rest of the neighborhood and, you know, the Nursery Subdivision and on back into Mallard Landing, this, in addition to the -- the emergency access just north and the Nursery Subdivision will help with that pedestrian connectivity a lot, especially once the highway district widens the road and eventually builds a bridge over -- over the freeway. Seal: So, you will be putting a pathway in between Lots 58 and 59? Beach: I believe that is the location, yes. Seal: Okay. It's -- it's not depicted anywhere. And, then, is there going to be a pathway -- some kind of pathway that is in all the -- all this common area that connects everything together as well? Beach: On the north side of-- Seal: Right. Yeah. The north side -- north side and the west side of the subdivision, if there was something that could at least kind of connect that together to make, you know, maybe a walking path or some kind of amenity here. Beach: So, there -- there is a walking path on -- on the north side of the property along the Kennedy Lateral that was constructed with the Nursery Subdivision, so -- so, that's already in place and it's just another, you know, ten feet north of our property boundary, if even that far. And then -- yeah. So, the west side that will -- those residents will have access to their -- to their property from the front door, but a lot of what gets constructed Meridian City Council Meeting Agenda June 18,2020— Page 18 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 15 of 66 on Linder there, which is going to be up to -- up to the highway district and their timing and widening the road and -- and -- and all of that, if that answers your question, but -- yeah. So, there -- there will be some connectivity on the west and there already is on the north I guess. Seal: I -- okay. I mean my question was I'm -- I look at all these like they have to stand on their own. So, that means saying that it's in another sub doesn't answer that question for me. So, there -- there is probably something in there, but, then, to have to cross over the lateral and go use somebody else's facility, takes them out of what you are proposing here. Beach: Okay. So, I guess practically speaking, in my mind, it does not make any sense to parallel a pathway on -- on both sides of the -- of the ditch and there is -- there is -- obviously, there is -- there is -- Jim Jewett actually has a -- has a comment if somebody wants to turn him on as well, but -- but, yeah, that's -- that's -- that's the idea is -- I understand what you're saying, that, you know, they need to, quote, stand on their own, but I guess that doesn't make any sense to me, so -- Holland: Mr. Clerk, can we -- can we get Jim on? There he is. Hi, Jim. If you wouldn't mind stating your name and address for the record that would be great. And it looks like you're on mute. There you go. Jewett: Good evening, everyone. Jim Jewett. 776 East Riverside Drive, Suite 204, Eagle, Idaho. So, this is a new one for me, these Zoom ones, so I hope I perform okay. Holland: You're doing just fine. Jewett: So -- so, this is a continuation of our existing Landing No. 13, which is to the north. This plat will actually annex to that HOA and be part of that -- part of the common area or part of all of the HOA functions. So, it's -- it's not a standalone. We didn't build the pathway along the Kennedy to not only serve of the current phase, but other phases within Mallard Landing, as well as this space. That's why we have the Mallard Landing logo there, because we are annexing to that subdivision. That subdivision in total is 450 some homes, has pocket parks, has some other recreational amenities to it, so we do have the existing pathway. On our common space along our north boundary it will connect seamlessly into that common area. So, we won't be separated from a fence. The only fence we propose will be from that -- a new common area to our lots. So, it will be a seamless meld into that existing common area. I do believe when ACHD improves Linder Road they will put in the ten foot pathway that will connect to our pathway. So, we will have that in connectivity. I don't think anybody's in favor within those jurisdictions of me building anything now that they would simply just tear down. We will just use the existing sidewalk. We will connect the sidewalk or pathway I'm proposing between the two units that the other Commissioner mentioned, those two lots, we will connect that pathway over to the existing sidewalk and that sidewalk is currently connected to the pathway we built in the -- the Landing No. 13. To answer the other question about lot sizes, you know, we went back and forth with staff on -- on this configuration and we did Meridian City Council Meeting Agenda June 18,2020— Page 19 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 16 of 66 lose a lot and reconfigured to try to meet everybody's criteria. This is a continuation of the same product we have in The Landing. Same lot size. Same product. There was some concern about parking. We showed those -- those six defined parking spots and -- sorry, my TV came on. We also -- I have also talked with Sonya about -- for the four duplexes providing a trash receptacle instead of cans for those -- those rentals. So, think that would alleviate the concern about the trash receptacles being put out. We would have one enclosure for those four buildings or eight units. I think I may have addressed all the Commissioners' questions that -- that Josh may not have. If there is anymore I will be happy to answer. Holland: Thank you, Jim. I do have one more question, too. So, on the -- the homes are going to be facing Linder is what it sounds like and it's a wrought iron type fencing, so that's kind of open. Is that what I heard? Jewett: Yeah. So, the -- the thought process there was to give a different streetscape, other than always looking at the back of a house. So, we would put the front of the buildings, which you saw in my existing buildings that shows there and they would have a sidewalk coming from the front door out to the existing sidewalk and future pathway and, then, there would be wrought iron fence with gates at each one of those sidewalks entering the house. So, it's more of a row house look, more of a downtown feel is what we are trying to create. Holland: Okay. My only concern with that -- I like the concept, because I like the look of that, but Linder right here is kind of a sleepy road right now, but at some point in Meridian's future that road is planned to go over the interstate as an overpass and it will become a little bit more like -- probably what Locust Grove looks like today. Do you see any concerns with that as, you know, the road gets widened and developed out? Jewett: Well, certainly. We would have additional concerns with how pedestrians would cross that road and how children would cross that road. Currently right now they cross several times a day for the different classes going on at the elementary school. So, I am assuming that ACHD would address that issue with crosswalks and some signage that will allow for that pedestrian crossing. Our buildings are set back quite a bit, because we have the additional right of way that we are giving to ACHD. Then we have the 25 foot landscape buffer and, then, we have a setback to our buildings. So, we are set back considerably far and we would orientate these people's yards to the side and so the front would just be more of that front appearance like you would see at Harrison Boulevard or some of the things in Boise in the north end you might see. So, I really think that that's just a different concept and they are still there -- they are driving and the parking would be in their garages, which would be accessed from our internal street. So, I think that all of it will come together in cohesion once all the final pieces of ACHD comes together. Holland: Thanks, Jim. Any other questions for the applicant? Grove: Madam Chair? Meridian City Council Meeting Agenda June 18,2020— Page 20 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 17 of 66 Holland: Commissioner Grove. Grove: I'm looking at this and I have some of the same concerns that staff mentioned in terms of parking -- off-street parking. Is -- is that something that you are -- have concerns with or going to address more fully? Jewett: So, is that a question for me? Grove: For either you, Jim, or Josh. Not sure who. Jewett: I will go ahead and try. If somebody could pull up the -- the map that shows the parking that would be helpful for me. But Sonya did discuss this with me at both the pre- app and in subsequent conversations that the city is becoming more concerned with on- street parking and so that's why we specifically addressed it and we addressed it by identifying two different parking spots at the end of both common drives that are technically off street, because they are on the common drive, not on the public street and, then, the product with any lot you have a driveway and, then, you have some limited area for on-street parking down the driveway. So, we have identified those in that area. Unfortunately, the rest of the --the street as -- it has either fire hydrants and/or driveways, which people can't park in front of those, but we have provided, for example, on the duplexes, two parking spots per side, so eight -- four parking slots per lot on those and, then, on any residential lot they would have -- their two behind their garage as well. think that overall parking can be an issue. I think there has to be some regulation internally within the subdivision and the HOA to eliminate permanent people using that and not just visitors, because the intention is it's for visitors. I think from our point of view it's hard for us to plan for that, not knowing who our -- who are specific buyer will be. We know generally what our buyer would be and that buyer is going to have two trucks -- two vehicles and, generally, if they build their garage -- like my guys sometimes do -- they park outside their garage, which, then, eliminates some visitor parking. I don't know if there is a perfect solution to that. I think we have done the best we can by providing the two per common driveway at each end and the two that are identified in. There, obviously, are additional parking on the next -- our phase to the north. Against our common area there is additional parking there that's not being utilized, but we didn't use it in this calculation, because we are looking at this zone. Currently we don't have a parking problem in our existing phase and we have -- I think just two lots left to build on in that phase. Maybe three. And we have not -- we do have some on-street parking, but we -- it's -- it's mainly because of the construction right now, not the homeowners. So, once the construction gets done, then, we don't have construction trailers and construction vans parked overnight there and it alleviates a problem. Holland: Thanks, Jim. Any other questions? Follow ups? Seal: Madam Chair? Holland: Commissioner Seal. Meridian City Council Meeting Agenda June 18,2020— Page 21 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 18 of 66 Seal: Just touching on the construction piece of this where there --there is some curbside there, is there -- I mean would you be willing to build this out to where the construction does come in off Linder Road until, you know, such time as you have to seal that off for the -- the last duplex let's say? Holland: Commissioner Seal -- before you answer that, Jim, I think the ACHD wasn't going to allow them to have that access, unless I was wrong and staff has a different opinion there. Seal: Well, just --just for the construction piece of it while they are -- before occupancy, I guess, is what I would -- not that I want to provide a way to work around regulation, but I mean that is a really -- that -- to me looking at the concerns of the folks around there, to have all the construction traffic go in and out would be not -- not pleasant. Jewett: So, let me -- and I -- construction related traffic is always an issue in a multi- phase development and we do our best to try to limit that. We try to provide a construction entrance. I really don't see why ACHD would not grant us a construction entrance, specifically when we are building the subdivision and probably temporary during the construction, but I couldn't guarantee that, but until they build Linder Road out I believe they would allow us that construction entrance and I will certainly ask for it and I will do every effort I can to accomplish that. I think it's a wise idea. I do recognize the construction traffic -- whether this homeowner just doesn't always know -- and we always endeavor to try to figure out a way. Holland: And, Sonya, did you have any opinions on that from staff's perspective? Would they be able to have a construction access? Allen: Madam Chair, Members of the Commission, that is an ACHD decision. I do think it would be a good idea to certainly pursue that with ACHD. Holland: Thank you. Any other questions before we open up for public testimony? Pitzer: Madam Chair? Jewett: I would -- Holland: Hang on, Jim. Will ask Commissioner Pitzer for her comments first and, then, we will open it back up to you. Pitzer: Thank you, Jim. So, these lots that are fronting Linder, so they have a sidewalk that goes from -- around the building to the front or -- I'm not quite clear on how they access -- or their -- or their company or their guests access their property without going through their garage. Could you help me understand that? Jewett: Yes. So, their front doors would face either directly into Linder or to the side and we are proposing to put a sidewalk down between Lots 58 and 59, so a visitor coming in Meridian City Council Meeting Agenda June 18,2020— Page 22 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 19 of 66 or somebody that's even not necessarily a visitor, somebody coming to locate them for whatever reason, the address, could -- we would have signage there that they could walk out to the sidewalk and find the front door. If it's a direct guest that they know they are coming, they would park in their driveway and go through their side gate. So, there would be a side gate in their side yard that would lead to the front door as well. It's -- it's a little bit of a twist from what is more prominent in like a north end or more urban area and it's a concept that's well accepted in those areas and I know that the city would like to see more of that urban development and I think that it will be well received here, although it's different, and I do understand that and I do appreciate your question and I hope that I have answered it for you and so we will have the sidewalk, we will have signage identifying so people know how to get there. Pitzer: Okay. So, sorry, follow-up question. So, there is a sidewalk that goes between 58 and 59. Not necessarily a walk path, but a sidewalk. Then it comes to the front of the property and, then, does another sidewalk, then, go to Lots 57 and 60? Jewett: So, the sidewalk would go from the extension there of Spoonbill Avenue and would extend to the sidewalk on Linder Road and, then, each unit would have a sidewalk that would connect from their front door to their front porch to Linder Road. So, along that stretch you would have nine -- to visit you would have nine sidewalks going from the sidewalk on Linder Road to their front porch and, then, one going between Lots 50 -- I think it's 58 and 59 that would access the cul-de-sac. Pitzer: Okay. So yeah. So, there is kind of like alley loaded -- Jewett: Right. Pitzer: Okay. All right. Thank you, Jim. I understand. Thank you for the clarification. Jewett: And I would like to address one more thing on -- on the construction entrance. When we built The Landing No. 13 and we had that emergency access that goes out onto Linder Road, just coming off that cul-de-sac just to the north of this project, we had a lot of people cutting through the subdivision from the existing Mallard Landing going right out of our emergency access, specifically motorcycles, because they could go right through the bollards. So, we successfully stopped that. So, there is that potential problem with a construction entrance that people use is it to cut through. So, we -- we would -- we would certainly gate it and make it secure, so that our superintendents would open it up in the morning and close it in the evening, so that we would not have the cut traffic and I think if I did all that I think I can be very successful in convincing ACHD the merits of that for the construction related entrance. Holland: Thanks, Jim. Seal: Madam Chair? Holland: Commissioner Seal. Meridian City Council Meeting Agenda June 18,2020— Page 23 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 20 of 66 Seal: I had a follow up. And, Jim, thank you for answering the questions and being willing to work with ACHD like that. I really do appreciate -- appreciate that. So, just -- just a question on the pathway as it pertains between 58 and 59, that will change the requirements for the fencing along there -- more a question for staff. Since it's going to be a -- basically a public walkway there is going to have to be privacy fencing in there; is that correct? Allen: Madam Chair, Members of the Commission, so let's back up for just a second here. So, if-- right now we don't have a pathway connection between 58 and 59, so if we are going to require a pathway in that location that needs to be in your motion for a change to the plat and the landscape plan and a minimum 15 foot wide common lot needs to be provided in order to provide a five foot pathway or sidewalk and five feet of landscaping on either side. And, yes, there are fencing -- fencing is required to be constructed by the developer. The -- the code doesn't really restrict fencing when it's visible from public streets, though that would be visible from both Spoonbill and Linder Road. Holland: Thanks, Sonya. Did that answer your question? Seal: That did and I just -- like I said in talking through that and them being amenable to it, I just want to make sure that all that was out on the table before we go down that path, make sure that they are -- they are still willing to do that, because it's going to eat up a little bit of landscape in there. Allen: Yeah. Thank you. And if the applicant is in agreement, again, there needs to be conditions in the staff report as I stated. Thank you. Holland: Thanks, Sonya. Seal: Thank you. Holland: Jim, did you have a -- Cassinelli: Madam Chair? Holland: Hang on just one second, Commissioner Cassinelli. Cassinelli: Okay. Jewett: Yeah. I apologize for not sending in a revised plan. This is something we have decided at the last go around on this and it just didn't get into the plan. So, that is my fault and I did not warn Sonya it was coming on that pathway. So, we will make our modifications to the plat before City Council and we totally are acceptable to a condition that that be added. Holland: Thanks, Jim. Commissioner Cassinelli. Meridian City Council Meeting Agenda June 18,2020— Page 24 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 21 of 66 Cassinelli: Yeah. Jim, can you address the --the size of these units, the square footage? What's -- what's the average? What's the max? Jewett: So, are we referring to the duplexes or the homes? Cassinelli: Yes. Holland: Both I think. Jewett: Both of them. Okay. So, the single family homes range --we have some product in the 14 to 15 thousand square foot range and we go up to about 18, 19 hundred square foot range without going to a two story and on these lots we didn't feel that we wanted to put any two story product here because of the adjacent neighbors. We wanted to keep it all single level. If we do put a bonus room in, we will do a bonus facing forward only and that would take us up maybe 2,100 square feet. The duplexes are a three bedroom, two and a half bath per side, two story townhouse style and they -- one side is roughly 1 ,550 square feet and the other side is roughly 1 ,600 square feet. These are intended to be for the people who want to live in a residential neighborhood, but be a rental and not have ownership. So, that's why our square footage garage side and everything is comparable to our homes, it's just an option other than either home ownership or home renting. Holland: Commissioner Cassinelli, do you have a follow up? Cassinelli: Okay. And -- I do. Based on -- based on the square footage of the -- of the duplexes there is -- you dimension there is four parking spots per side; is that correct? Jewett: There is a two car garage per side and, then, a two -- minimum two car pad per side. Some of them have a little bigger -- Cassinelli: Okay. Jewett: -- pad, because our design is a set back garage. So, one could potentially have four parking spots behind the garage, but they would be stacked. Cassinelli: Okay. Now, I know in a rental -- addressing the parking and that's where I'm going with the square footage, the size of these and parking, renters most likely will fill the garage with -- as a storage unit and park -- park on the pad, but I think there, you know, might be enough. A little concerned there, but thank you for addressing that. Jewett: And I can't touch on that is, again, I think that's an internal management issue that we have been approaching with a lot of our rentals in not allowing that condition. So, if somebody is going to come and live and have two cars and they want to put a lot of stuff in their garage and have both their cars out, we are highly discouraging that. I don't know to the extent that we can require them to park at least one car in the garage, but we are highly discouraging that that be what they do -- is how we are approaching some of the apartments, too, is that people will take our apartments with a garage, put all the junk Meridian City Council Meeting Agenda June 18,2020— Page 25 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 22 of 66 in the garage and take up extra parking in the parking lot and it's more of a management issue that I think more managers got to get on board about addressing people and how they -- how they store and how they park. Holland: Thanks, Jim. I think it might be good, if the Commissioners don't mind, taking a break from questions to open it up for public testimony and, then, come back for more discussion, if that's all right. Madam Chair, do we -- or, Madam Clerk, do we have any -- anybody signed up to testify? Weatherly: I'm sure we have one person signed in, but did not indicate a wish to testify. Holland: Okay. If anybody would like to testify at this point, if you wouldn't mind just hitting the raise hand button on the attendee panel. It looks like we saw one hand there. And we will bring it in to -- to speak. And we have got about three minutes for you. Ockerman: Madam Chairman? Holland: Yes, we can hear you. If you wouldn't mind stating your name and address for the record that would be great. Ockerman: Sure. Jeanette Ockerman. 2070 West Waltman in Meridian. So, just a few comments about it, probably the same of what everybody else is saying. My concern would be the density, along with the parking. I live west of this and I have noticed, you know, in the denser areas where it's the R-8 the parking seems to like trickle out into other neighborhoods, because there is inadequate room for guest parking and the reality is most people put their stuff in the garage, park in their driveway, and, then, there is no room for anyone else. So, I feel like that is a concern, especially with the duplexes and they are facing Linder Road, that, to me, is encouraging parking out on Linder, which isn't a very good idea for guests and people, because right now Linder is the outlet for all of the subdivisions in that area. So, it is fairly busy. I wouldn't call it a sleeper road, I would call it a fairly busy road for our area. And, then, my other comment was the green space and I can see that you have it around the edges, but there is really no like area for people to be with, you know, their kids to play or dogs or whatever. It's just the outer landscaped area, not a park area. So, those would be my comments for it. Holland: Thanks, Jeanette, we appreciate you being here and being available to ask those questions. Madam Clerk, is -- is there anybody else that's indicated an interest to speak? Weatherly: Madam Chair, at this time I do not see any other hands raised. Holland: Okay. We will wait for just a second. If anybody needs to hit star nine to unmute themselves or raise their hands, we will wait for just a second here to see if there is anyone else that would like to speak. This is when we need Chris's Jeopardy music. Hearing none, we will go back and let the applicant address some of those concerns and continue our discussion. Meridian City Council Meeting Agenda June 18,2020— Page 26 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 23 of 66 Jewett: Thank you, Madam Chair. So, I think we have discussed the parking. I don't know what -- how much more to address that other than what I have already said. As far as the common area, you know, we do have that common area to our north that is adjacent to our existing common area in the previous phase. We did build a pathway that goes to the east that eventually ends at a park or close proximity to the pocket park, which is -- is quite large. People like to walk there all the time, take their dogs, exercise. So, that amenity is there. We do have the elementary that's across the street. I don't really see why anybody would park on Linder Road. There is -- there is a no parking strip on Linder Road. There is just two lane traffic right now. With the widening I'm assuming it will all be marked as no parking and I -- I would see that no different than like a Harrison Boulevard. You don't park in front of your house on Harrison Boulevard, you park in the alley or on the sides. So, I -- I don't see that being an issue. And I think I may have addressed their questions. So, with that I would stand for any additional questions. Holland: And, Jim or Josh, if you want to make any other closing comments you would like to make at this point and, then, we can start deliberating and asking more questions if we have them. Any other comments you would -- either one of you would like to make? Jewett: I'm good, so -- how about you, Josh? Beach: Yeah. I'm set. It sounds great. Holland: Okay. Allen: Madam Chair? Holland: Yes. Sonya. Allen: Excuse me. Staff is a little concerned that if we put the pathway in between those two lots that we were discussing earlier that they could still meet their minimum dimensional standards for the lot size. Each dwelling unit requires 4,000 square feet. Is that going to be an issue, Jim? Jewett: I would have to pull up the plat, but I thought we had some extra square footage yet. I didn't know it was going to be 15 -- the 15 times a hundred and something. I would have to do the calculations if somebody could pull up a plat. I don't have one in front of me. I could do the quick math on it. But, yes, the minimum lot size it would have to be 8,000 square feet and we have -- we have tried to maintain that. Okay. And I can't read those. Sorry. Allen: I just want you to not commit to anything that you can't fulfill, so -- Jewett: So, can anybody read those square footages of those lots for me? I can't read them. Allen: Give me just a second and I will bring that up. Meridian City Council Meeting Agenda June 18,2020— Page 27 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 24 of 66 Jewett: I got it here. So, we have got 8,000, 8,000, 8,300 and 80 -- so, the one that will go down long is at 8,374. So, we have 400 square feet and it's 138 feet long. A hundred and thirty-eight times 15 -- I'm pulling up a calculator. Holland: Nothing like doing the math while you've got 30 people watching you. Jewett: Oh, my gosh. Put me under the spot. That's 2,000 square feet. So, yes, Sonya, you raised a very good point and you wouldn't allow that to be in an easement; correct? You would -- but if it's not -- if it's not a public pathway, if it's just a private pathway for those particular residents, it wouldn't necessarily have to be in a common lot and just in an easement. Allen: Well, it should be in a common area. I doubt private homeowners are going to want folks -- you know, traffic going through their property and did you say -- is there going to be side fences -- side yard fences constructed? Jewett: Oh. Well, yes, we would -- we wouldn't -- yes. We would put fences. But, again, this was to give those residents access to theirs. It necessarily wouldn't be for the other ones, because the other people saw the pathway that we have constructed along the north boundary. It's more of a convenience for those specific guests and/or residents that want to seek their front door from their back door. So, I don't know why it necessarily would have to be a common lot, it could -- it could be an easement and just a concrete sidewalk that would simply have a signage on it with all the addresses. This is something we discussed with the Fire, if you recall, Sonya, by having some identification so that people would know how to reach somebody's front door and so that's where this came from. Holland: So, Jim and Josh, I'm going to just make a couple comments real quick. So, I think there is a couple of things here to me that make me lean towards wanting to continue the application. A couple of those being, one, adjusting the sidewalk and making sure the plat's correct, but for me I'm still a little bit worried about the density in this pocket with the way that it's configured. You know, I -- I understand it's a -- it's a complicated in-fill project. It's on the end of a weird bulb out street that kind of connects in and not something we typically see and I think you have -- you have done a lot of due diligence here in trying to design a nice plan and I'm not opposed to the duplexes, I think it's really nice to have a diversity of product and certainly need more duplexes in the community and I like the way that you're thinking with trying to be innovative in how lots face Linder to kind of make it look more open. I -- I would lean towards -- you know, if it was me designing the site -- and I know I'm not designing the site, this is your project, but I would lean towards wanting to see more of an R-4 type fit here where there may be a few less lots and give more people, you know, a little bit more space between each other in there. Even if you did a duplex style in there around that bulb out -- and I would certainly open it up for the other commissioners to talk about it, too, but I almost wonder if you would be willing to look at a couple other design options and bring it back to us and so with that I'm going to request that the Commission just kind of leave it open for conversation, instead of closing the public hearing for deliberation, so that we might be able to brainstorm and Meridian City Council Meeting Agenda June 18,2020— Page 28 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 25 of 66 work with you on it a little bit and ask some more questions. So, if you don't mind, Jim and Josh, give us a few minutes and maybe deliberate with each other first and, then, we will open back up to you with some questions, if that's all right. Jewett: Certainly. Grove: Madam Chair? Holland: Commissioner Grove. Grove: Is it okay if I jump in for a second? Holland: Please do. Grove: Okay. I'm kind of echoing what you said. I -- I would tend to agree that I would like to see a -- a different take on this. I like a lot of the aspects of it. I like the duplex. I like opening onto Linder. I like that look and feel. But I think that it does need to have that path piece and if that's not there and it's going to eat up two thousand square feet like I -- I don't know how that lays out with what's currently on the site plan and I keep going back to the parking street configuration and I have a -- I have a lot of concerns with how that is laid out. I'm not opposed to the -- the density. I could just -- I'm not a fan of how it's laid out and how it's going to function once the product is in. So, I -- I would be in favor of requesting a continuance if -- if the applicant is open to that idea. Holland: Other Commissioners that have comments? I know Commissioner McCarvel and Commissioner Cassinelli, I can't see your faces, so -- Seal: Madam Chair? Holland: Go ahead, Commissioner Seal. Seal: Question for staff. I know we have talked about this kind of being a -- you know, another phase of -- of The Landing and my question is -- and I'm -- you probably can't answer this on the spot, but if we have a continuance it would be nice to know if -- if you took the -- the different pieces of this as in phases and you added this into it with the common area, does that still make the entire area of development within standards for open space or would this require more or less or something along those lines? I'm just trying to piece it all together in my -- in my mind as far as how it fits as a project. Allen: Madam Chair, Commissioner Seal, Commissioners, I -- I do not know that answer off the top of my head. That is something that we could ask the applicant to provide, though, if you decide to continue this project. Seal: Okay. Thank you. Pitzer: Madam Mayor? Meridian City Council Meeting Agenda June 18,2020— Page 29 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 26 of 66 Holland: Commissioner Pitzer. Pitzer: I -- I don't have a problem with the -- with the -- with the duplexes, but -- but the density overall on -- on this -- on this amount of acres is -- maybe I'm not -- not even seeing it's the density, but the shared drives where you're having one, two, three -- three homes off of each shared drive, the parking with -- I just -- I mean someone's going to come in with a big truck and block one way and someone's trying to get out and I can just see tempers flaring already and the -- I think it needs a different configuration on here. I just see so many issues I'm almost-- I almost don't know where to start, but some of them have been clarified for me, but I still have an issue with that long shared drive and -- and -- and the parking. McCarvel: Madam Chair? Holland: Commissioner McCarvel. Or was that -- McCarvel: Yeah, I would be support -- Holland: Commissioner McCarvel. McCarvel: Yeah. I would be in favor of continuance and want to see something with just a little more workable configuration. I agree. I think trying to live in this once it's all -- it may -- I -- yeah. Trying to live in it once it's all done I think it's going to be a challenge. Holland: One additional comment I have, too. I -- I really appreciate you working to put in some extra parking stalls, having six extra designated parking stalls, but having them at the end of that kind of private drive -- well, private drives already are hard to get in and out of. I think there could be some challenges with people needing to reverse all the way down the common drive to get back out once they are parked. So, just another thought there to consider for you. Commissioner Cassinelli, did you have comments? Cassinelli: I -- I, too, would be in favor of seeing a little rework and it may require dropping -- even bringing the density down a little bit. Not that I'm super opposed to -- what they have done and in-fill would -- you know, every time we -- we talk about in-fill we know the pain and how difficult it can be. So, you know, you -- you do what you can get as creative as you can, but that said I would -- you know, I would be in favor of a continuance as well. Holland: Okay. Do we have any other specific questions you would like to ask of the applicant from the Commission? You're all pausing. I would just say I don't know, Jim or Josh, if you have any comments on what we have just deliberated on. I would be happy to open up to give you a couple minutes to kind of respond, but I think the -- the sound of the Commission is that we would be leaning towards requesting a continuance to look into a couple of things, one being the pathway between Lots 58 and 59 and seeing how that kind of configures itself. Maybe asking you to reconsider the density. I would ask you to look and see if you could find something a little closer to R-4 or R-6. Maybe just something that would eliminate a couple lots and kind of help with some of the transition Meridian City Council Meeting Agenda June 18,2020— Page 30 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 27 of 66 issues we are having here. And, then, I know some of the internal circulation was -- was a challenge as well for the Commission. So, would you be open to looking at doing a little bit of reconfiguring and coming back to us? Jewett: So, let me try to address this one at a time. First of all, I have no objection to a continuance. I only ask that we would have clear guidance of what you would like me to do. Now, having said that, the first thing I need to -- R-8 is the only zoning that would allow the duplexes. R-4 would not allow that. That's one of the reasons for asking for the R-8 zoning, because that's the only zoning that would allow those. Secondly, because of how this in-fill is shoehorned in and I'm not allowed access onto Linder Road, there is not a whole lot of different configurations and we have to use common drives. Either that or just have long, skinny lots or just some dysfunctional ity in the lots. So, either have -- we are going to have a dysfunctionality somewhere and we worked with staff quite diligently on different aspects. We worked with ACHD. We had a different configuration when we started. ACHD didn't like it. We worked through that and we finally arrived on this configuration, which did lose one lot to suffice that. So, I don't know what we could do internally in design, other than the street we have. So, the next thing is -- is, okay, how do you configure it without the common drives? Then you just end up with longer and skinnier lots, which I don't know if that's more desirable. It just -- it just -- and I don't think losing -- you would not be losing one lot, you would be losing considerable because of that. So, I don't know how to really -- to reconfigure it anymore than we already have without having additional considerations from ACHD with -- an access off of Linder would certainly change things, but that's been already testified that that's just a no go with them. It is an in-fill. It is shoehorned into what -- and these are all comparable to the lots I have that we are driving in from. They are all very comparable to those. So, I don't know. To go to R-4 zoning means I lose the duplexes, then, it changes everything. I -- again, I don't know how to reconfiguration the roads. Private drives are part of the code. They are allowed. We have met all the criteria of them. So, I guess I would ask for some additional insight of exactly -- knowing that additional information -- outside of trying to figure out that pathway connection between 58 and 59, which I will work on and I will get done, I don't know what else -- what other kind of configuration other than just simply changing. Holland: Well -- and I think that that might be what we are asking is that you might consider changing the model you have got here. As much as we like some elements of it, I think it's -- it's a tough -- it's a tough in-fill project on a two -- two and a half acre -- not even two and a half acre site. You know, one thought just looking at the top of mine -- and, again, I'm not an engineer and I'm not a site planner, but, you know, potentially looking at doing -- maybe you have got two sets of duplexes on the top part of the drive in and, then, you put a couple of your home sites on the bottom to round it out a little better. So, you do, you know, four duplex units and two residential units and see if that helps with the bulb out. But I don't know what that looks like until it's sketched out, but that's just a thought. Jewett: Yeah. Trust me when I say we have looked at a lot of different configurations with this over the time we have been working on it -- and I don't know how I could change the -- the road configuration. It would just be changing lots. And, quite frankly, we will Meridian City Council Meeting Agenda June 18,2020— Page 31 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 28 of 66 just wait if that's going to be the end result. We will wait. We are not in any hurry. So, if it's a matter of just time, I just don't think that financially it makes sense to do anything less than where we are at. We have put a lot of thought into this design. It works. It's -- it's within the code and I think that we have worked beyond the code to try to accomplish some of the concerns that I know the city has and I think we have always worked towards that. So, aside of just saying like lose a common drive and configure the lots, I don't know what else I could -- Seal: Madam Chair? Holland: Commissioner Seal. Seal: Just -- I mean just kind of as food for thought, I look at this as far as the parking and circulation -- and I mean the --the only thing I can offer is imagine, if you will, because there is, you know, thousands of mobile services that come in and they all come in and they all have a --you know, a trailer attached to them. Imagine something like that coming into this -- this area and needing to do business in there. It's almost -- to me that almost wouldn't -- wouldn't work or would -- you know, like some of the other Commissioners commented, that -- that's going to cause some heated debate, because they are going to have to park somewhere. So, that's -- yeah. In looking at the circulation of it, I mean people are going to be people and -- and I'm very sympathetic to -- to everything that you guys have to look at and be concerned about here. So, I mean if -- if people use their garages as garages and not for storage and didn't have, you know, their buddies come over and park on the street, it wouldn't be an issue and, unfortunately, we kind of live in -- in those times. But I'm more concerned with, you know, the element of what happens when like a service vehicle needs to come in, you know, even a --you know, an appliance repair person, something with a trailer, they are -- they are just going to have issues with not only getting in and out, but with parking as well. So -- and -- and I know you asked for clear direction and that's -- that's the clearest direction I can think of is how -- how can you successfully accommodate something like that into this just to make it, you know, a better community overall. And, again, I really like -- I like what you have done for an in- fill project. There is a lot going on in here for a really small space. You know, the fact that you're willing to -- to, you know, work to provide that path to make -- you know, make all of that work is commendable, it just -- you know, again, I'm just thinking about the roadway conditions and the circulation and just, you know, imagine, if you will, somebody coming in there with a service trailer to try and provide some type of service. Hopefully that's helpful. Jewett: It is. Thank you, Commissioner Seal. But -- but I don't know how I can change the road configuration outside of removing the common drive that goes to the east and if I move the common drive I can probably come up with a design that has five lots in it instead of six and they would be a little bit more irregular shape, a little deeper. I mean if that's the direction you want me to go I can certainly go down that path, but if you're asking me to somehow come up with a different configuration for Spoonbill Avenue, I don't know -- I don't know what I would do and that's why I'm looking for the insight. If you want me to create a different circulation pattern on the street, what might that look like. Meridian City Council Meeting Agenda June 18,2020— Page 32 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 29 of 66 Holland: And, Jim, for me I think if you were to remove that access drive that kind of goes to the east with the -- the way those other lots are off of that -- that shared drive there, that would fix a lot of things for me. Again, I would have to see it, but you're probably right, you would have to remove a lot and just make them a little bit more regular shape to fit it in there. That's what I see as just a different configuration if you can and maybe -- maybe lose one or two lots there to see if -- if we can make it feel a little better in here. Allen: Madam Chair? Holland: Yes, Sonya. Allen: If I may, I just wanted to clarify the record. The applicant stated that duplexes -- two family duplex dwellings are prohibited in the R-4 district. They are actually a conditional use, but that would require 8,000 square feet per unit. So, 16,000 square foot lots. Holland: Okay. So, that's certainly something for you to consider. You know, if you decided to do that we could probably -- Sonya, I don't know if they could put a conditional use request in if they did come back with an R-4 with some of these duplexes. Is that something that could be possible still? Allen: Yes, Madam Chair, we could just continue it out so that the noticing requirements for the conditional use permit could be met. I'm not sure the applicant would be in agreement with that. But I just wanted to clarify the record that it is a conditional use in the R-4. Holland: Thanks, Sonya. Jewett: And -- yeah. So, you would take my four lots and make them two and so you would have -- and that just -- really doesn't fit -- fit the model for us. And, again, I could -- I could keep the configuration, I could -- would take the existing cul-de-sac and pivot it slightly to the east, lose the common drive and reconfigure those lots and probably end up with five lots, maybe four, and, then, that -- by moving it I get a little extra room in the duplex lots to accommodate that common lot between those 58 and 59, with a net loss of one, but I lose the common drive and I think I can accomplish that for the Commission. But if they are looking at me going to an R-4, I think that just -- that just -- well, first of all, an R-4 I think it's an 8,000 square foot minimum lot and 16 duplexes. I would lose two duplex lots and I would probably lose two of the single family lots and, then, it just becomes financially not feasible to do. I currently have two rentals on the property now. I would just stay in that configuration and just -- and not develop it right now. So, I guess what I would be looking for is direction -- if that's sufficient enough change for you to move forward on that. And if it's not, then, I guess that's a decision -- I'm not comfortable going back and doing something I can't do. I hope you understand and respect that. You know, everything has to financially model. Not that we have to get rich on everything, but it does have to financially make sense and losing that significant -- like two duplex lots does not Meridian City Council Meeting Agenda June 18,2020— Page 33 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 30 of 66 make financial sense. Right there I think it's -- it eliminates the feasibility of the project before we even start. Holland: Thanks for your feedback, Jim. I appreciate it. For the Commissioners I think -- it would alleviate my concerns if -- if that was -- if they were to remove that common drive and reallocate kind of that cul-de-sac coming in to adjust for the -- the walkway to Linder Road, as well as eliminating one or two of the lots on the east side and reconfiguring those. That would help me a lot with the way that this looks. But I don't know what your thoughts are and if somebody would like to make a motion saying something similar to that and giving him really specific advice. Commissioner Grove. Grove: Madam Chair, I have a question and I don't -- I'm not -- still new to all this a little bit. So, what would -- what -- what would it look like instead of going R-4, really leaning into the R-8 aspect of this and reconfiguring with additional duplex units, rather than single family homes? Does that significantly change the product layout and would that allow for let's say a larger cul-de-sac or something of that nature that would encourage more spaced out driving and parking area, but retain some of the density that is included with this site layout? Jewett: Commissioner Grove, that actually was one of our considerations going in, but we felt a need to -- to add some buffer between ourselves and those existing residential houses and I -- we went with these single family single level homes as a good buffer to the two story duplexes. So, I will -- yes. So, the answer to your question is, yes, that would work and we could change things immensely. It just -- you open up a different set of -- of issues that I don't know specifically I'm comfortable with that right at this point in time, because all my neighborhood meetings and everything and I had them with my neighbors has been based on what I have proposed. So, if I did that I would have to go back to them and make sure I get their feedback first, which I'm totally okay with doing, but, again, I just would not -- clear direction from the -- from the Commission on that's what they want me to do. And I would also like to -- to state that I do really do appreciate the interaction with the Commission. I think it's all positive and I think it's all for the right reason and I do appreciate it all. Pitzer: Madam Chair? Holland: Go ahead, Commissioner Pitzer. Pitzer: Yes. I would like to entertain a motion to close the public testimony. Holland: Commissioner Pitzer, if we are planning to continue the application we have to leave it open. Pitzer: Okay. Thank you. Seal: Madam Chair? Meridian City Council Meeting Agenda June 18,2020— Page 34 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 31 of 66 Holland: Commissioner Seal. Seal: Just question for the applicant. I mean is it -- is a continuance in your mind helpful at this point with --with what you have been given or-- because what you kind of noodled around seems like something you could come back with already and -- and, you know, hit us with and we might all go, yeah, that might work a little bit better and I think just, you know, the overall circulation of it is kind of what it comes down to and trying to ease those concerns. Jewett: Commissioner Seal, I -- if it's losing the common drive and reconfiguring those lots to be an R-4 style lot, I would -- I would be completely in agreement to a continuance to do that. So, basically, I would still ask for an R-8 zoning, so the duplex could be allowed at their current configuration, but the other lots would be an R zone -- R-4 size lot. So, if that -- if that's a stipulation that comes out of this, I can agree to go and reconfigure that and do a continuance to accomplish that. So, I would take those six 4,000 square foot lots and I would create however many R-4 lots I could create -- create out of it and lose the common drive. The one common. The other common drive it suits the duplex and it's only accessing the duplex. So, I would ask that one remain. Holland: I think that would be reasonable for me and everybody else. Seal: I would agree and, Sonya, is that something that they would have to get a conditional use in order to accommodate for those to have an R-4 sizing standard or is that something that would fit into the R-8 with what they currently have? Well, with what would be designed into what they have I should say. Holland: Before Sonya answers, I think, you know, if they are looking for an R-8 designation they can go bigger, they just -- it gives them the ability to have the duplexes at the smaller size lot. So, I think that they would still be okay. But I don't know if we have minimum standards, Sonya, if that would work if they did that. Seal: Yeah. I just -- considering there is a difference between the R-4 and the R-8 I just want to make sure that we are not, you know, asking him to do something with those single -- single occupancy, you know, in the R-4 standard that can't be accommodated when it's, you know, technically an R-8, if that makes sense. Jewett: And I don't know if--where Sonya is, but that's the purpose of the DA. So, within the DA you would condition that the lots not be smaller than an R-4 size lot and so that's how you would accomplish that and we have done it before and it's-- it's for specific things like this where if something fits in one zoning, but you want a lot size that fits in another zoning, they have used the development agreement as the tool. Allen: Madam Chair? Holland: Go ahead, Sonya. Meridian City Council Meeting Agenda June 18,2020— Page 35 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 32 of 66 Allen: I'm sorry, I was speaking earlier, but I was on mute, so I was right here with you. But you guys all have it right. I mean the applicant, what he just said is correct, you could, you know, restrict it further through the development agreement. Bottom line is if you're doing duplex in an R-4 district it requires a conditional use permit. Either way you go, depending on what zoning district you go with, it has to meet the dimensional standards of the district at a minimum. If you increase the number of units beyond -- I don't think we are thinking that, but if -- if we do, then, that would require renotice beyond what they have already got, so -- Holland: But I think what they are talking about doing is deleting a couple of lots and making them bigger. Allen: Yeah. Just saying if they went the other way and did duplexes all the way around, if that would, by chance increase their unit count then -- or lot count I should say, it would require renotice. Thank you. Holland: Thanks, Sonya. I don't know if anybody feels comfortable making a motion with some of those suggestions. Jewett: I do. Seal: Madam Chair, we would need to know a date that we would be able to do the continuance to. Holland: I was just about to ask Sonya. Sonya, I know we -- we probably will not be having a meeting on July 2nd and the next one after that would be July 9th or the 16th. Are either one of those good options? Allen: One thing real quick for the applicant to ponder. I would need revised plans at least ten days prior to the hearing date we choose. So, keep that in mind. Holland: With that we could look at August 6th, too. Allen: Yeah. Just make sure we don't cut it too close on time to give the applicant time to revise and staff time to review. Jewett: For us it would -- would take a couple weeks at the most. So, any day in July or even early August -- I think you look at your schedule to see how busy you are and we would fit whatever one is least busy, I guess, to make it easier. Allen: July 16th would work, if that works for the applicant. Jewett: It works for me. Seal: Madam Chair? Meridian City Council Meeting Agenda June 18,2020— Page 36 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 33 of 66 Holland: Commissioner Seal. Seal: I move to continue file number H-2020-0005 to the hearing date of July 16th, 2020, so that the applicant work with -- can work with ACHD to provide -- or to possibly provide a consistent -- geez. Sorry. Construction entrance off of Linder Road until initial occupancy. So, the applicant can also work to provide a pathway between Lots 58 and 59 that complies with all city code, including fencing standards, and to work to possibly reduce density or modify the design to improve parking. That they provide -- or they provide the revised plot to city staff ten days prior to the hearing. Holland: Commissioner Seal, one more question for you. Do you want to add an addition to the extent of what the applicant has suggested of creating those lots on the east side and removing that common drive to be more of an R-4? Seal: Yeah. Well, I -- I mean I put it in here to work to possibly reduce the density or modify the design. I mean I want to give him as much leeway as possible. I like what he's saying and I think we have given him enough direction to accomplish that, so -- Holland: I just know he requested some specific direction, so maybe it's just adding -- following the direction of what the applicant proposed during the hearing. Seal: Right. So, essentially, work to possibly reduce the density by following the instruction given at the Planning and Zoning meeting to improve parking, internal circulation and provide the east lots with a -- more of an R-4 designation status. Would that accommodate that? Holland: I have a motion. Do I have a second? McCarvel: Second. Holland: Mr. Grove. Grove: Question, I guess. Sorry. Would it be -- it's not an R-4 status, this would be an R-4 sizing, would that -- do I understand that correct? Holland: That's correct. Grove: Okay. Pogue: Madam Chair? Andrea Pogue. Holland: Yes. Andrea. Pogue: There was discussion regarding the sidewalk and whether it would -- it fits and the applicant indicating he needed to make that work. Did that want to be included in the motion? Meridian City Council Meeting Agenda June 18,2020— Page 37 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 34 of 66 Holland: I believe that Commissioner Seal had that in the motion. Pogue: Did he address that? Thank you. Seal: I did. Holland: All right. Any other discussion? I have a motion by Commissioner Seal and a second by Commissioner McCarvel. If you wouldn't mind, Madam Clerk, would you take roll on this one. Weatherly: Absolutely. Let me -- I was not prepared for that. Holland: Just since we have got a couple people on the phone it's hard to tell what they are -- what the yeses or no's are. Weatherly: I totally understand. Roll call: Seal, yea; McCarvel, yea; Pitzer, yea; Grove, yea; Cassinelli, yea; Holland, yea; Fitzgerald, absent. MOTION CARRIED: SIX AYES. ONE ABSENT. Holland: All right. Thank you, Jim and Josh, we appreciate you working with us and we look forward to seeing you in July. Jewett: Thank you. D. Public Hearing for Villas at Twelve Oaks East (H-2020-0014) by Jim Jewett, Located at 115 S. Linder Rd. 1. Request: Annexation of 6.63 acres of land with a TN-R zoning district. Holland: Okay. With that we will move on to the next item on the agenda, which is the Villas at Twelve Oaks East, H-2020-0014, and I think we may see Jim again here pretty soon. We will go ahead with the staff report first. Allen: Thank you, Madam Chair. Give me just a moment here. All right. The next application before you is a request for annexation and zoning. There is also an accompanying modification to the existing development agreement on the adjacent property to the west, which does not require Commission action. This site consists of 6.63 acres of land. It's zoned R-1 in Ada county and it's located at 115 South Linder Road on the west side of Linder, just south of West Franklin Road. Adjacent land use and zoning. To the north are commercial uses and a fuel facility zoned C-C. To the south and east are single family residential uses zoned R-4 and to the north on the east side is undeveloped commercial land zoned C-N and to the west is multi-family zoned TN-R, Meridian City Council Meeting Agenda June 18,2020— Page 38 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 35 of 66 which is currently in the development process. A development agreement exists, as mentioned, on the property to the west that is proposed to be amended to include the subject property. That property is underdeveloped by the -- under development by the same developer. The commercial future land use map -- excuse me -- Comprehensive Plan future land use map designation for this property is commercial. The applicant requests annexation and zoning of 6.63 acres of land with a TN-R zoning district for the development of eight multi-family structures containing a total of 64 apartments units at a gross density of 13.94 units per acre, consistent with the commercial future land use map designation. Multi-family residential developments are a principal permitted use in the TN-R district. There is an existing home on the property that is proposed to be retained and used as an additional rental or manager's unit. The site plan depicts access via the extension of a driveway from the west boundary of this site and via South Linder Road. A pedestrian connection is required to be provided to the north to the commercial development for interconnectivity by an existing access easement. This property is planned to develop as a subsequent phase of the multi-family project currently under development on the adjacent property to the west and will share common open space and site amenities. The overall project exceeds the minimum qualified open space and site amenities required by the UDC. A ten foot wide multi-use pathway is required along the north side of the Ten Mile Creek from the east to the west boundary of the annexation area and within the street buffer along Linder Road in accord with the pathways master plan. The 25 foot wide landscape street buffer is required along Linder Road. Conceptual building elevations were submitted that are the same as those being constructed in the Villas of the Twelve Oaks project in the earlier phase to the west. The design of all structures in this development are required to comply with the design standards in the architectural standards manual. Because the development agreement already exists for the property to the west, which, again, is the developer of the subject property, a modification to the existing agreement is requested to incorporate this property in the agreement, rather than require a new separate agreement for this later phase. The applicant requests the removal of the existing development agreement provision that requires an eight foot tall concrete wall to be constructed along the subject property's west boundary. The wall was previously required to buffer the previous rural residential use on the subject property. With the proposed development, it's no longer necessary as the project is proposed to be integrated as one develop --as one development with shared common areas and amenities. Written testimony has been received from Josh Beach, the applicant's representative. They are in agreement with the staff report, except for Condition B-1-2, which requires sewer to connect to the north in accord with the master plan, rather than to the west as proposed. The Public Works Department has re- evaluated the applicant's proposed sanitary sewer routing, as well as previous e-mail correspondence with the applicant on the topic of routing, and finds that the current proposal is acceptable. Therefore, staff recommends the following language to replace that currently in Condition B-1-2. The applicant shall be responsible to determine whether adequate capacity exists in the receiving sewer system, including two lift stations, to accept the additional flow from this development. If upgrades are necessary, the applicant shall be responsible for all costs associated with said upgrades. Staff is recommending approval per the staff report. Staff will stand for any questions. Meridian City Council Meeting Agenda June 18,2020— Page 39 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 36 of 66 Holland: Sorry. I was talking, but I was on mute. Any questions for Sonya? Seal: Madam Chair? Holland: Commissioner Seal. Seal: A similar question to the last. If-- if you take in all the square footage and everything and the open spaces by the addition of this, does it make the entire project within the required parameters of open space? Allen: Madam Chair, Commissioner Seal, Commissioners, yes. Commissioner Seal, there is an exhibit in the staff report that demonstrates that the overall common open space and site amenities are in excess of UDC standards. Seal: Okay. Thank you. Holland: Okay. With that it looks like we have got Josh and Jim back to join us again. know they are having a fun night with us, so thanks, gentlemen, for joining us again and -- Beach: You tried to kick us out a few minutes ago, but we didn't leave, so -- yeah. So, you know, Sonya covered it pretty well. It -- Holland: Josh, I'm sorry, would you say your name and address for the record again. Beach: I apologize. Josh Beach. 2030 South Washington Avenue, Emmett, Idaho. So, as Sonya said, this is, essentially, we are adding to an existing development agreement with a further concept plan showing eight multi-unit buildings with an additional 64 units with associated parking and garages and there is here on -- move to the next slide here. Okay. There we go. So, there will be an access out to -- out to Linder Road and, then, that will -- this -- this -- this project here, in contrast with what has been approved with the previous phase, does not have any duplexes. This would be an all multi-family, with the exception of that one unit that -- where the existing home is would either be a rental unit or an office, depending on which direction the applicant decides to go. We -- we are providing some open space in this phase and I have got a slide a couple away from this that kind of details that, as I believe your staff report does, but you can see that there is also -- we connect a significant stretch of the multi-use pathway from Linder to connect to the -- the existing Twelve Oaks project there just -- just to the west. I can't figure out how to -- this is just -- just a zoom in of the -- the actual site that we are talking about in contrast to the --the overall development, which includes, as I said, the -- the other phase of Twelve Oaks. And I think, you know, one thing I wanted to mention was typically when we are working through a -- a project like this, one of the things that comes up is -- is parking and so in addition to open space, doing an overall calculation, the same thing was done with the parking and the -- I believe there is an additional 21 parking spaces -- just including the -- the apartments for -- for both projects there is an additional 21 . Now, that doesn't include the multi -- or the -- the duplex parking, because, you know, I Meridian City Council Meeting Agenda June 18,2020— Page 40 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 37 of 66 don't think those folks would object to folks that are renting the --the apartments to parking in their driveway, as well as the commercial. So, I didn't include those. And so, you know, we are not at the bare minimum, we have got an extra roughly 20 parking spaces to accommodate guest parking. So, this is -- this is a slide that kind of shows you what we got going in terms of overall parking spaces, open space, the number of buildings, you know, these -- these -- these open space numbers are not broken down into acreage or percentages -- or I guess it is a percentage there, but it's not an acreage, but -- but that still gets you to -- you know, obviously, with -- with multi-family projects there is -- there is another section of code that requires some additional -- your -- your -- your private 80 square feet of private open space per unit and, then, depending on the --the size of those units there is also a requirement for some additional open space. But as Sonya said, we -- we meet that requirement independently and, then, together as well, so -- so, that shouldn't be a concern moving forward and, as I said, you can see here -- hopefully on the next slide, if it ever decides to move forward here, is kind of highlighting the section on multi-use pathway that -- that -- that we are going to be constructing with this project that will connect to what's -- what's under construction and will be constructed soon just to the west as part of the -- the other phase of Twelve Oaks and so there will be a very good connection there, again, for residents further south on -- on Linder to include, you know, some of those subdivisions that we were just talking about in a previous application, they will be able to, you know, walk up Linder and bypass Franklin quite a bit and maybe get out to some of those businesses that are out there or will be constructed on -- on Franklin, which -- which is the idea. So, these are -- these are similar, if not exactly the same as those buildings in Twelve Oaks. These are actually of Twelve Oaks. I went up there and took some photos of the buildings, you know, that are now built and they are very attractive quality construction, you know, there is -- there is some -- some side elevation --that top left photo is of the -- of the garage is -- is kind of the side of the garage and there is some nice elements there to kind of make those attractive and, then, the -- the garage building is just next to that, as well as the -- the two story buildings, which are -- again, were approved by staff. They meet design standards, so I have every -- every belief that, you know, the -- the buildings that we are building in -- in this phase would also meet that. So, that -- that should also not be a concern. I guess I don't -- I don't really have much else to -- to say beyond that. I know there was a -- this is -- it's a successful project. You know, those -- those -- those are very attractive buildings out there. I'm not -- I don't see any concerns in terms of parking. Open space is ample. You know, there is quite a bit there, even if-- you know, there is already the several amenities within the first phase and the amenity that we are adding now for the ten foot multi-use pathway just -- just adds to that and, you know, I think it's going to be a nice project and going to be a benefit to the area that, you know, needs -- needs some -- some excitement and some growth. With that I will stand for any questions and that's all I have got today. Holland: Thanks, Josh. Hey, Josh, on the Twelve Oaks East, I know there was one rendering that kind of showed a three story building. All the ones proposed for the east that we are looking at right here are just two story buildings; is that correct? Beach: So -- and you referenced west; correct? Yeah. Those --there are two three story buildings in the previous phase, but in this phase there will be just two stories. Meridian City Council Meeting Agenda June 18,2020— Page 41 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 38 of 66 Holland: Okay. Thank you for clarifying. I appreciate it. Beach: Correct. Holland: Any other questions for Josh -- or Jim I know is on the line as well. Seal: Madam Chair? Holland: Commissioner Seal. Seal: Just a quick question. There is a -- the commercial spaces to the -- the north of this -- and I know they have -- just because I have driven back there a couple times -- they have dumpsters along that. How does that align with where these apartment complexes are? Are they-- did you guys try and match that up with where the drive aisles are? Are they going to be, you know, right by some of the apartments? Beach: Yes. If we go back to -- Seal: -- the wind kind of blows that way. Beach: Right. So, there is a -- there is a concrete wall that separates the -- kind of the commercial property to the north end, this property, and we will have to -- we will have to, you know, cut a hole in that. But, you're right, there is some -- there are some dumpsters back in that area. Now, I walked the site the other day and we will have to -- we will have to coordinate that and make sure that, you know, obviously, that -- that all works in terms of getting pedestrians through there and we can definitely, you know, have discussion with that property owner to the north as to where they -- they have their dumpster. Now, whether or not we can require them to move anything is another question, but we can -- we can definitely have those -- have those discussions. But you can see -- and I need to go back a couple of slides I think here probably so you can see what I'm talking about. You can see -- I don't know how to use the mouse, but you can see between some open space on that north side and where the parking -- basically it looks like a common driveway. You can't really tell that it punches through, but that's the general location just -- just -- don't know how to describe that. You can probably see what I'm talking about. But there is a -- a couple of lines going north that will be where the -- can you see the mouse on the screen there? Seal: Yeah. Holland: Yeah. Seal: Yeah. Just --just below the E and N in open. Beach: You got it. Meridian City Council Meeting Agenda June 18,2020— Page 42 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 39 of 66 Seal: There is going to be one there and, then, below the T on amenities it looks like mostly another one there. Beach: No. No. Seal: No. Beach: So, just between the E and the -- yeah. The E and the N in open is where the -- the cross-access is. There -- there is not a cross-access -- Seal: Okay. Beach: -- on the other-- on the other side further east. It's just--just that --just that one. Holland: And there won't be -- Beach: So, it -- go ahead. Holland: Sorry. I was going to say there -- there won't be a drive access, it's just a pedestrian access; correct? Beach: That's correct. That's correct. So, with the pedestrian access, then, that becomes a -- it's not as -- as -- obviously not as wide, but we would have to coordinate with -- that property owner provided a cross-access and we are going to be providing the same thing. We will -- we will coordinate that and -- and get that accomplished there in figuring out where that needs to be and -- and making sure that it makes sense in terms of, you know, getting pedestrians back and forth. Because that-- City of Meridian -- and as most of you should make that-- make an effort to connect properties together and in this case it would be just pedestrian. But that goes a long way when you have got a -- a gas station there with, you know, snacks. There is also a restaurant and a coffee shop in that --and several -- there is a bar in that -- in that strip mall anyway and so the idea is to get folks back and forth without having to go out on Franklin and Linder. Holland: Good place to get a hard shell coated dip cone. Beach: There you go. Seal: Yes, it is. Yeah. And, again, my concern was just where the -- the placement of the dumpsters are and how that's going to -- you know, how that lines up with all the apartments, if it's going to be in real close proximity they are probably not going to -- it's not going to be a pleasant experience some days. Beach: Ninety-five degree summer day. You never know. Yeah. No. So, we can work with that. I think there is a very -- kind of a -- from what I remember looking at that easement, it's pretty defined in terms of where the cross-access is. Sometimes it's anywhere on the whole border of the property you can -- you can have a cross-access Meridian City Council Meeting Agenda June 18,2020— Page 43 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 40 of 66 and I will have to look into that, but I'm fairly certain it's a pretty specific -- maybe Jim can -- can speak to that if he remembers. But I believe that's why it's placed in that location is because that's -- that's the -- that's where it's legally recorded and located is -- is right there. Seal: Okay. Thank you. Beach: Yeah. Holland: Any other questions from the Commission? All right. Madam Clerk, do we have anyone signed in to testify? Weatherly: Madam Chair, we have one person signed in to testify--or one couple signed in to testify. That's Chad and Norma Herron. Holland: Great. If you guys can let them through and, then, we will -- we will let Jim and Josh close after we take some public testimony. And if you are joining us and you want to speak, just state your name and address for the record and, hopefully, we will have you patched over onto this side soon. Johnson: Madam Chair, I cannot locate those couple in our attendees. So, if they are in if they can do the raise hand. I don't see anyone with that name here. I do see -- well, I did see a raised hand, but, then, it went away. Holland: If you could raise your hand and leave it up there so we can grab you. Johnson: It's coming in now, Madam Chair. Holland: All right. Are you with us? It looks like they have patched somebody over, but if you can hear us and wanted to state your name and address for the record -- make sure you're not on mute. Herron: All right. How about now? Holland: We can hear you. Herron: Okay. Great. My name is Chad Herron and we live at 1767 West Greenhead Drive, which, basically, we have one outlet onto Linder. I don't know if the complex is going to have an outlet that faces the east, but we have, essentially, four streets converging within a space of 150 feet, plus the gas station as -- as well. So, our concern is the amount of traffic flow that's going to be coming into a very confined space. There is no outlet other than the Greenhead Drive for this whole part of the neighborhood. Whitestone Estates has only one entrance and one exit. Now, during the school session that road is very hard to access as it is now and I know that Mallard Landing also has that problem. So, I'm not certain what can be done, but I would like it to be addressed, because people come into Whitestone Estates looking for heaven knows what, but they Meridian City Council Meeting Agenda June 18,2020— Page 44 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 41 of 66 -- they do a lot of turning around in here in the middle of the road and, then, they -- they just head out back onto Linder and either go north or south. But we are concerned about all these roads converging in a small area and, then, if there is an emergency vehicle that needs in here or we need to get to work, we are in sort of a congested situation. Holland: Thank you, Chad. I appreciate you -- you being here and voicing your concerns. Herron: Thank you. Holland: Are there any questions for Chad? Thank you, Chad. I appreciate it. Herron: You're welcome. Holland: Madam Clerk, is there anyone else that would like to testify or anybody else want to raise their hand in the participant room? Weatherly: Madam Chair, at this time I don't see any raised hands. Holland: Okay. We will do the awkward Jeopardy pause here for another minute, just to make sure that everybody's had a chance to speak if they would like and you can hit star nine to unmute yourself or you can raise your hand on the Zoom panel. Seeing none, I think we will open it back up to the applicant if they would like to close and address the questions of Chad and Norma for us. Beach: So, I will jump on that. Let me turn my camera back on I guess here. Holland: Welcome back, Josh. Beach: Yeah. So, if I heard correctly there -- there is some concern with the folks traveling on Greenhead, which is just to the south and that -- that road goes -- goes east- west there and there is a -- the thought is that we could somehow control traffic through -- I guess I fail to see what -- what we could -- what the concern was that we could solve there with -- with -- with what he was -- was asking. Did I -- did I miss something there? And not to say that we wouldn't attempt to, I just -- I just don't see what -- what we could do with -- with our proposal that would --that would change the traffic flow. Is his concern that we do have an access? Holland: Josh, I think the concern is that you're connecting the -- the Twelve Oaks West and East and giving an access off of Linder and I know that they have also got an access off of Franklin there. Beach: Yes. Holland: Their concern is having that access on Linder adds some congestion to Linder and some of those other neighborhoods that exit off of there in close proximity. So, I don't know if you have got any comments that you want to pass on from what ACHD has told Meridian City Council Meeting Agenda June 18,2020— Page 45 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 42 of 66 you or about how you think traffic flow could work within the site, but I think that's what they were asking for. Beach: Yeah. No, I don't -- I don't have a lot -- I guess I don't have a lot of comment on -- on how we could improve that. You know, we --we definitely want the access to Linder. That helps with, you know, traffic flow in and out of the subdivision. Now, you know, anybody knows that when -- when there is construction or when -- when residences are built, traffic flow does increase, you know, not -- not to the extent in this case that it was a concern of the highway district. Linder -- Linder is an arterial road and that's -- that's -- you know, we definitely bank on that -- that one connection there will help residents in Twelve Oaks get in and out of the subdivision easier, especially if they are trying to go south or north for that matter and so that's-- it's beneficial for us. Now, I -- I'm sympathetic that folks get lost and get turned around when they are -- when they are trying to go somewhere where they are not familiar with, they end up turning -- turning in where they don't want to be and have to turn around. You know, that does increase traffic in that -- in that -- in that neighborhood. But -- but I don't -- I don't know what the impact is from folks that are living in -- in, you know, this -- this -- this project and on the off occasion somebody does make a wrong turn and it meant to go somewhere else or to our project or something, that they will turn around, but I don't -- I don't--without knowing, you know, that specific concern from that resident how often that happens it -- it's probably, in my mind, pretty minimal in terms of -- you know, people actually have to turn around, but -- but that is a -- you know, it is a concern to the neighbor and -- and we can -- we can, you know, do whatever we can to help folks know where they are going. We are going to have addressing and signage out there along Linder so that folks can see that before they -- before they get there and, hopefully, won't have to turn around. We will -- we will just -- should be -- it should be a pretty easy left-hand turn in when you're coming south and you will see it, but, again, it is -- you have just turned, so you won't be up to speed quite yet anyway. So, I think that -- that should be a -- should be an easy concern to -- to address I should say. Jewett: Madam Chair? Holland: Go ahead, Jim. Jewett: So, I would like to offer a few other comments as during the design stage of this, you know, we looked at not having an access -- access onto Linder Road and just using our cross-access easement with Harks Corner, the commercial area, with our existing access on Franklin Road and our additional cross-access to the Twelve Oaks commercial area in the middle, which gives us three. So, we have three access points now and after meeting the staff, Fire, Police, it was determined that the best solution was to make an alignment with the existing street across to the east of us on Linder, because with ACHD's improvement of Linder they will restrict our access to a right-in, right-out and so it is going to drive a little bit more traffic to Franklin that wants to go a certain different direction, because we do have an uncontrolled access on Franklin left-in and right-in -- left-in, right- out. So, we did put a lot of consideration and it was just decided this was the best, because in the end it was going to be a right-in, right-out only. So, there is -- really, it's Meridian City Council Meeting Agenda June 18,2020— Page 46 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 43 of 66 going to have minimal impact on our neighbors. With the widening of Linder Road in four lanes, obviously, the traffic's going to flow smoother, it's going to go all the way across the freeway. I mean I -- I drive down that road every day to my subdivision and so I do recognize school traffic. Haven't had for a while, but it is a factor. It does slow down. So, we always are concerned about how we affect our neighbors and because of our additional access points and the fact that it is only a right-in -- will only be a right-in, right- out at some point in the future, I think our impact will be minimal. Also, I would ask -- Sonya, do you have an aerial, because I will point out exactly where that dumpster is if anybody wants to know. It is directly north of one of our buildings and that dumpster does have a tendency to be a little bit unsightly at times I have to admit. My office used to be right across from it in that complex. I have addressed that with the current property owner there and they are working to make some changes to that dumpster to make it more suitable. We have a dumpster in our commercial area as well. It's unused right now. And there might be some sharing with some of them to allow some alleviation of some of that impact on that dumpster -- would have less of an impact on these future apartments. But if there is an aerial I could show you exactly where that dumpster is. Holland: It looks like they are trying to get one for you. And are there any other questions from the Commission for the applicant while we are waiting for them to load that up for us? Jewett: Yeah. I see the aerial now. So, if you will look at -- oops. So, if you see where it says Cornerstone Auto Repair, just the word Cornerstone, directly above that to the northeast you see a building. The dumpster is directly to the east of it right on the other side of that concrete fence. Holland: I think they are trying to zoom in and move it up for you. Johnson: Jim, you should see a pop up asking you to control the screen. Do you see that -- Jewett: Okay. A tap here to control the screen. Okay. So, now I can move it? Johnson: You are correct. Jewett: There is a delay. Holland: There you go. Jewett: So, do you see where it says Firehouse Pub and Grill, directly to the east of it is where the dumpster exists. Our access point is several stalls down from it, but there is a building directly south of that dumpster. You can see the dumpster now pretty clearly. Thanks for whoever is running the mouse. I can't. So, you can see there is a tree and, then, the dumpster is directly to the west of the tree between the building and that -- that tree there. That's it. Meridian City Council Meeting Agenda June 18,2020— Page 47 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 44 of 66 Seal: It looks like there is some further to the -- to the east as well. Those -- the ones to the east were my main concern and, then, knowing that there is that one by the Firehouse was also -- Jewett: The one to the east -- I haven't really paid attention to those, to be honest with you. It's never been an issue to anybody. I know those have had a tendency to get overfilled and kind of be unsightly and a little messy, because there is a couple restaurants in there and there is only Arctic Circle in this other one. Seal: Okay. It was just a concern -- I mean as far as how those line up if you're, you know, trying to, you know, play out in that little bit of open area or something or you have your windows open in the morning and, you know, that smell wafting in, that could be rather unpleasant. Holland: But you do also have a donut manufacturer there, so -- Jewett: That is true and you should see the line in front of them some mornings going to get those donuts. There is a drive-thru right there. Holland: All right. Jim or Josh, do you guys have any other closing comments you would like to make? Jewett: I don't, unless there is any questions. Beach: Yeah. I don't have anything else to add. Holland: Okay. Any other questions from the Commission? Seeing none, I would certainly entertain a motion to close the public hearing, so we can move to deliberation, unless there is other questions you would like to ask. Seal: Madam Chair? Holland: Commissioner Seal. Seal: I move we close the public discussion for Twelve Oaks East, H-2020-0014. Holland: Okay. McCarvel: Second. Holland: I have got a motion and a second. All those in favor? MOTION CARRIED: SIX AYES. ONE ABSENT. Holland: All right. Thanks, Josh and Jim. We will deliberate and I think you might be moved to the attendee side. But thanks for being with us and spending a good amount Meridian City Council Meeting Agenda June 18,2020— Page 48 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 45 of 66 of your evening with us. We appreciate it. Commissioners, the floor is yours for deliberation. Anyone want to go first? Grove: Madam Chair? Holland: Commissioner Grove. Grove: I think it makes sense with connecting what is already being built over there. I have driven by that going to the transfer station a few times. It looks good and it makes sense in terms of putting apartments that are close to two major roadways, with Franklin and Linder, especially knowing that Linder -- the intersection is going to be widened and also eventually have connectivity to south Meridian with an overpass at some point in the future and also just its proximity -- this proximity to the Ten Mile interchange and the growing Ten Mile district that's taking place, makes -- makes a lot of sense and especially if we can get the -- that walking path to -- to help connect, you know, that one mile block, if you will. So, I don't see any major concerns with -- with this. It makes sense to me. Holland: I will add my comments, since not everybody was jumping up and down to make comments yet. I think it -- you know, when I first saw it I always get sad when somebody wants to take commercial and turn it into multi-family, but at the same time where multi- family works best is as a transition between residential and commercial use and so I think it's a -- it's a well thought out design. It incorporates well. I appreciate that they are all two story units, instead of three story, and kind of towering there. It looks like it will tie in pretty nicely with the -- the west concept there. I think having the access off of Linder be right-in, right-out should hopefully help ease the public comment that we received about concerns onto Linder. It's certainly always hard when there is another development that ties in, but I think a lot of people will use Franklin for that full access, instead of Linder, especially as Linder gets improved. The applicant has made a request to change one minor thing with the development agreement. I didn't see any big -- any big concerns with what they were requesting there, but I would agree with staff to use their language that they have provided in whatever motion that we put forward, but we don't have to -- we don't have to give any actual comments on that development agreement, but if anyone wants to make a comment we certainly can. So, it doesn't have to be included in our assessment to City Council level thing. Commissioner Seal, any comments? Seal: Madam Chair, yeah, I mean the only thing -- I didn't see -- it seems like there wasn't a lot of detail that was included in -- in some of this, but it's -- it's kind of hard -- a lot of times we will get, you know, multiple elevations or presentations as far as what open space looks like. So, you know, noting the staff comments that, you know, essentially, the open space and the development to the west is going to accommodate all that I will kind of overlook it. I do like the fact that there is enclosed garages that are included with this. Hopefully, they don't get -- you know, people being people, again, hopefully they don't get used as storage. And, then, you know, people are parking everywhere else, so -- but I have no issues with it and I mean it's kind of nice that it's going to tie into the business there. It is in the Ten Mile corridor area where, you know, we are trying to get more of the -- you know, the higher density developments to go in, you know, to kind of Meridian City Council Meeting Agenda June 18,2020— Page 49 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 46 of 66 help get people closer to the -- to the freeway and have that -- have that traffic closer up there. The right-in, right-out off Linder Road should help with the traffic. I'm almost concerned about all the traffic going the other way, simply because, you know, if you're going to go -- if you want to go out to Meridian Road or even Ten Mile and you're unfettered off of Franklin, that's probably the route that you're going to take. So, hopefully, that doesn't become a concern with the residents in there. But considering they are all going to be part of the same HOA standard that will probably help them eliminate some of their own problems in the future if they have them. But I have no issues with it. Holland: And, certainly, if you had comments, too, about -- I know the concrete wall was a -- a big part of where that pathway is. I think they are going to be required to punch a walkway through there. But if we need to make a comment that they work to make sure that that's aligned in an area that's not adjacent to a trash dumpster and we certainly could. Seal: Okay. Yeah. And it's -- I mean it's more just looking at -- I mean the aerials on it compared to where everything is on this, it's -- you know, they are kind of limited as to where --where they can put this. I mean they would have to start moving buildings around to accommodate some of that. So, hopefully, they can just work with some of the vendors to, you know, accommodate some of that shared space, whatever that might look like. So, I don't want to get too involved in trying to tell them where to put a dumpster I guess, but it is a concern. Holland: Other comments? Pitzer: Madam Chair? Holland: Commissioner Pitzer. Pitzer: Yes. My -- I have no objection to this. I do understand the concerns of the neighboring subdivisions where they have three or four streets coming out onto Linder already and the traffic this is going to create, that I see that Linder is going to be -- you know, once that gets widened and -- and they have a turn restriction, I think a lot of their fears will be alleviated. I, too, was concerned that I couldn't see any amenities with this, but I think they explained that that's going to be part of the neighboring subdivision. So, I have no objection to this. I think, actually, they did a very nice job in putting through access to the commercial and I think it transitions well. McCarvel: Madam Chair? Holland: Commissioner McCarvel. McCarvel: Yeah. I would -- I'm in support of this for all the reasons all the other Commissioners have elaborated on, so I won't restate them. Holland: Thank you. Meridian City Council Meeting Agenda June 18,2020— Page 50 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 47 of 66 McCarvel: But I would be in support of this. Holland: Commissioner Cassinelli, if you have any comments or certainly anyone wants to make a motion. Cassinelli: The only -- my only thought and concern is that there will -- I mean that there is -- you know, they put the extra parking in, but that would be -- you know, I'm in -- I'm in support of it, other than it almost seems to me like you can never have almost too much parking, but they definitely meet and exceed the requirement. That would be my only comment. It's not a killer for me. Seal: I'm starting to think that Bill was a -- he was a skateboarder in his past life. He likes all that extra parking out there. All that -- all that flat space. Cassinelli: Not that I love concrete, I just know how much it gets used. Holland: All right. Well, the floor is open if someone would like to attempt a motion here. Seal: Madam Chair? Holland: Commissioner Seal. Seal: After considering all staff, applicant, and public testimony, I move to recommend approval to the City Council of file number H-2020-0014 as presented in the staff report for the hearing date of June 4th, 2020, with the following modifications: That for condition B-1-2 the applicant shall be responsible to determine whether adequate capacity exists in the receiving sewer system, including two lift stations, to accept the additional flow from this development. If upgrades are necessary the applicant shall be responsible for all costs associated with said upgrades. Holland: I have a motion. Do I have a second? Grove: Second. Holland: I have a motion and a second. Any discussion? All right. All those in favor? Any opposed? Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. E. Public Hearing for Chukar Ridge (H-2020-0025) by Investment Analytics Group, Located at 4005 N. McDermott Rd. 1. Request: A Preliminary Plat consisting of 63 buildable lots, 8 common lots and 5 other lots on 15.42 acres of land in the R-8 zoning district. Meridian City Council Meeting Agenda June 18,2020— Page 51 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 48 of 66 Holland: We will move on to the final item and, then, to hopefully wrap up our evening here. So, we will start with the staff report for Chukar Ridge, H-2020-0025. Tiefenbach: Good morning -- or good morning. Good evening, Commissioners. Alan Tiefenbach, planner with City of Meridian. Chris, can you load up the PowerPoint for me, please? Thank you. All right. So, this is the Chukar Ridge preliminary plat. You can look at this -- the property is located at the southeast corner of McMillan and McDermott Road. You may remember a couple of years ago, Commissioners, you approved this prime -- well, you recommended approval on an annexation of 108 acres, which included the Owyhee High School that is just directly south of where you see the subject property. The subject property is zoned residential eight. Chris, would you, please, move onto the next screen. So, this is a request for a preliminary plat consisting of 63 buildable lots and eight common lots. Again, like I said, this property was annexed and zoned in 2018 in what was known as part of the Owyhee High School annexation. So, this annexation, like I mentioned, included a little over a hundred acres, which is the site of the future Owyhee High School and the particular piece that we are talking about is 15 acres, but this was part of this annexation. There was a development agreement that also applied to this particular project. The school district was required to build several roads, which I will talk about in a minute, and that was required as part of the development agreement. Two of these roads -- one of them was a north-south road and the other was an east- west road. And, again, I will give you an example here in a minute. But these were -- these were intended to be the primary access for this development and these collectors will feed traffic out to McMillan Road and the property is about 15 acres. Mostly flat. There is a canal -- if you look right into the north, running east and west there, you can see the -- the McFadden Drain and that runs across the entirety of the property at the northern border. This property also includes a three -- roughly three and a half acre piece of property to the east. That is what is shown there as phase two. That is that large parcel over to the east there. This particular property is being set aside for future construction of State Highway 16. The lots as proposed are at least 4,000 square feet in area, which that meets the requirements of R-8. Chris, would you move to the next frame, please? So, this was a -- this is an exhibit that the applicant prepared for us to sort of demonstrate the way that the access would occur. The primary access to this development would be from a north-south collector. That's what you see there in the orange and that collector is being required to be built as the Owyhee High School annexation. It's presently under construction. So, the southern part of that collector down to Ustick is being built by the high school -- or by the school district. They are also building the orange east and west that you see there, as well as the red that you're seeing going north and south right to the property. The northern part of that orange collector will be built by the Gander Creek Subdivision. They finished their final plat. They are getting ready to pull building permits, so they would be starting construction very soon. So, the applicant proposes also to use an access easement for a second access. So, this -- this project is more than 30 lots and as you probably know, any project that has more than 30 homes has to have a secondary point of access. That's what you see there in red. That is actually the McFadden Drain. There is an easement that runs across that drain. The applicant is proposing -- and I will show you -- you will be able to see that in a minute from the landscape plan. The applicant is proposing to use that drain as their access. It's Meridian City Council Meeting Agenda June 18,2020— Page 52 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 49 of 66 important to note that ACHD --they have not provided any final comments on this project. They mentioned that their meeting is not until June 10th and the Planning Commission is going to have to decide if they are okay with moving forward on this development without formal comments. I will mention that I did contact the planner with ACHD today just to see sort of if they could give me any preliminary feedback on this plat and her response was that she did not notice any major issues. There wasn't any deal killers. There may or may not be some little tweaks that could probably be fixed before City Council, but, again, she didn't see any showstoppers. Can you move onto the next screen, Chris? So, this is a -- sort of a better example of the way that the interior access is going to work. So, all of what you see there in orange is what the applicant is building. You can see the green over there to the west. That is the road that is eventually going to be built by the Gander Creek Subdivision development and what you see in red there is the McFadden Drain. Originally the applicant proposed -- so, this will be the secondary access. Again, this is required for more than 30 houses. The applicant originally proposed to take a gravel access road up to that drain and, then, to go eastbound out to McDermott Road for the secondary access. The issue with that is, obviously, this is eventually going to be State Highway 16 when they build that and access to the east is going to be cut off. Knowing that, the applicant is now proposing a westbound access and that westbound access would come along McFadden Drain, it would connect into that future right of way being built by the Gander Creek Subdivision and, then, they would either go south or they would go north. The Fire just -- Fire has looked at this and they are okay with it. They haven't expressed any issues with this. We are adding a condition of -- we are recommending a condition of approval on this that no more than 30 houses can be built without a permanent secondary access. I have talked to the applicant about that and the applicant has not expressed any concerns with that. I think they are amenable to that. Next one, please. So, this is the landscape plan. This landscape plan proposes a central open space area with about a little more than ten percent of usable open space. This was quite a discussion point between staff and the applicant. There was a few other iterations of this that we didn't think were particularly usable until we arrived at this. So, first, as I mentioned, this sets aside almost three and a half acres to the east as that large blank piece that you see there, that particular piece of property is set aside for expansion of the State Highway 16 and you will look that there is a buffer that's being provided. They are required -- under the Uniform Development Code they are required to provide a 35 foot buffer against any entryway, which is what the Highway 16 would be. In addition, there also --they are also going to be putting in a berm there. That's one of our conditions of approval. A berm or a fence or a berm or a combination of a berm and fence is one of the requirements of our UDC. In the center there you can see that they are doing sort of like a central area and this central area is what's going to be comprising sort of a pathway loop. If you could move onto the next slide, please, Chris. I think this sort of demonstrates the way that their -- their -- their -- their open space is going to work. So, there is -- what they are doing -- if you look at what's blue over there all the way onto the east, the blue is asphalt and that's going to connect into their sidewalks. So, the sidewalks are what you see there in green. The blue would be a concrete pad -- path with landscaping on either side of it that would run up that buffer for Highway 16. Part of that blue line you see there would connect across the driveway back to the other -- to the other sidewalk and what you see in orange would connect up to the McFadden Drain. The purple there Meridian City Council Meeting Agenda June 18,2020— Page 53 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 50 of 66 -- they -- they can't do a lot of improvements with that, because the -- the irrigation district won't let them do much more than gravel and maybe some vegetation. We are still waiting to hear on that. But they will bring it back through what's known as Lot 25. That's that lot up at the north. You can see the pink line there running north and south. At staff's recommendation the applicant is going to put a ten foot landscape buffer on either side with a five foot concrete path, as well as an access way for fire access. That purple line will come down until it hits that orange line that you see there in the middle, that will also be a paved path. This will create a loop that's roughly about a quarter of a mile. So, if you were to go around this -- this loop that would be about, yeah, give or take about a quarter mile. As this conceptual pathway plan resulted in discussions it came about over time with staff and the applicant, but we don't have a final landscape plan that actually shows how this is going to be put together. Staff and the applicant have already talked about this and they are willing to have this exhibit together before it goes to City Council. So, staff has recommended this as a condition. Staff has also recommended that this revised landscape plan show where the seating areas and some of the more passive recreational areas would be, so that we can make sure that we actually have some qualified amenities there for a sitting and for recreating. So, with that I guess I would -- that would conclude my presentation, unless you had any questions, Commissioners. Holland: Thank you for the overview. I have one question and it's related to the ACHD report. I know we -- they are having their hearing on June 10th, but I believe staff has already talked with ACHD about what they expect out of that hearing. Could you talk to that for a couple minutes, sir? Tiefenbach: Yes, ma'am. Again, the -- the only thing that they have given us so far is that they do not think that they are going to have any major issues with this. I talked to the planner today on e-mail a little bit and she said that if anything -- that anything that she's going to be recommending would be pretty minor and she thinks that there is not going to be anything -- it's not going to be a big enough deal that it can't be something small that can be fixed before it goes to the City Council. But that's about as much as I know at this point, Commissioner. Holland: Thank you. Any other questions for staff? Hearing none, I think we will open it up for the applicant to come and speak with us. Thanks, Alan. And as you're joining us -- I think they just moved you over. Make sure you're not on mute and if you can state your name and address for the record. Adams: Good afternoon. Good evening. This is Matt Adams. I'm at 462 East Shore Drive, Eagle, Idaho. Thanks for having me today. Everybody hear me? Loud and clear? Holland: We can hear you. Adams: Excellent. Excellent. All right. Well, first time I have worked with Alan and we had a good process. So, thank you, Alan, for that. I'm really excited about this project. have been able to work on the Owyhee High School and several projects around this area and I got -- become a pretty good acquaintance with Bob and Judy Spriggel, who owned Meridian City Council Meeting Agenda June 18,2020— Page 54 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 51 of 66 this property, and it was kind of a dream come true for them to be able to sell it for development and retire. So, we are celebrating Bob and Judy's retirement tonight, not just a new housing development. The size of these lots and the size of the homes fill a niche market for affordability that Meridian is in -- terribly needs right now. Not everybody can buy a half a million dollar house and so having homes in the two -- low two hundreds and the 200s is very desirable for the city. A couple quick things I want to cover. I do want to clarify the ACHD issue really briefly. We have got -- we received an e-mail from Paige Bankhead, who is a Planner II at ACHD, as she stated that the Chukar Ridge Sub will need to get a commission action item due to the modification of the master street map collector, since it will not be connecting to McDermott because of the ITD right of way and future Highway 16. So, the matter that is before ACHD -- the fact that the state's building an expressway and their mid mile collector will no longer go through to McDermott, ACHD did a staff report and reviewed this project during the annexation process. So, the -- the hearing, my understanding, is not applicable to the actual pre-plat that is in front of you. I want to reinforce some of the things that Alan talked about. Is it possible for me to share my screen? Johnson: Madam Chair, Matt, give me one moment and we will give you that access. Holland: Thanks, Chris. Adams: So, I'm going to show a rendered land -- landscape plan that we put together, so you can get a sense of how much open space we have on this project. Johnson: You should be able to do that now. Holland: And, Matt, if you would just make sure that the clerk's office and the planning office has a copy of whatever you're showing for the record that would be great. Adams: Absolutely. Thank you. I did e-mail this to Alan earlier today and I will work with Alan to make sure that happens. Holland: Thank you. Adams: So, you should see on your screen now. Oh, maybe -- Johnson: Matt, sorry to interrupt. I did get that. I apologize. I didn't remember getting that. I got a pdf earlier from you. I'm sorry, I completely forgot, but we have got it now. Adams: Not a problem. So, if you can all see that, it's just a rendered plan -- a standard kind of a marketing board and it kind of enhances or shows in a little bit more detail the open space. We are excited that we have -- we have this layout to the central open space. It's kind of equidistant for all people. We have also got that really wide and heavily planted buffer on the east edge, along the ITD right of way and as you can see on this exhibit, we actually show where the roadway is set to occur. So, we have a large planted buffer and, then, there is a pretty good distance before you get to the road. We are also Meridian City Council Meeting Agenda June 18,2020— Page 55 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 52 of 66 -- I know that the code does not allow the McFadden Drain in its condition to be considered qualified open space, but I think we all understand the quality of a space like that for, you know, just to see the baby ducks in May or to be able to take a walk and not have anybody living directly behind you is awfully nice. The house is 12.5 feet from the fence. So, this is a great -- great attribute to the community and we still meet the open space requirement, even though we do not count the McFadden. The last one on open space, we have a high school next door to us with an open campus. It's not fenced. That large eight acre field that will be directly to the southwest. And, then, we are going to have a -- an elementary school to the west of us and West Ada always keeps those open and they have play equipment and soccer fields, et cetera, et cetera. So, we got a great product here. We have worked back and forth to make sure that we have access and we are really excited about this --this project. I want to very briefly-- and, then, I will be done -- I'm going to stop sharing if you don't need that. There is some specific conditions in the staff report I want to make sure everybody understands we are agreeable to. Condition --these are the planning conditions. 1-B. We agreed to provide the permanent secondary access to the north or the south prior to constructing more than 30 homes. So, our plan is to get started. We would stop at 30 if we couldn't get the secondary, but our plan is to negotiate the secondary access this year with how fast things are moving to the north and the south of us. Condition 1-C, we agree -- Planning would like us to add a ten foot landscape buffer on the west edge, so that when the future street is built on the school property we don't have homes with our street -- both on the front and the back fence, front yard, backyard. So, we are going to add a ten foot wide landscape buffer on that west edge. That's not a problem at all. Increases our open space numbers. And, then, condition 2-A, we agree to make sure we have the berm built up on that east edge, helps for separation from the island. And, then, condition 2-E talks about landscaping the McFadden Drain easement. We have no problem with this. The one reason I bring it up is we -- generally Nampa-Meridian Irrigation District does not allow any kind of landscape irrigation within their easement, so they are kind of funny, they say you can plant lawn, but you can't irrigate it, which is -- obviously, we are not Portland. It would have lived two weeks ago for one week. So, we are going to work through that with Alan. We do not want it to be a poorly maintained area, but city zoning ordinances and codes already require that we keep our weeds mowed. Note we have a nice space, so we are going to work through that specific item. So, with that I will just take any questions you may have. And, then, if we do have something specific that I can't answer, we do have Brady Lasher with the developer group available, if he can answer questions as well. Excited to see you guys. I haven't been in front of P&Z for a while and I got to stay at home and so it's even better than normal. Thank you. Holland: Appreciate it. Any questions for Matt? Pitzer: Madam Chair? Holland: Commissioner Pitzer. Pitzer: Yes. Hi, Matt. Thank you for being here tonight. Liked the presentation. Can you tell me what amenities are going to be in that open space or is it just grass? Meridian City Council Meeting Agenda June 18,2020— Page 56 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 53 of 66 Adams: Yeah. That's a good point. So, we have kind of two open spaces; right? We have the central area and, then, we have the area on the east edge. In both of those we have nice open lawn space in case you do have littler kids that can't go over to the school, right, to kick a ball or play catch or throw a Frisbee. But our main amenity package for this development is the pathway system. So, we have all these different loops and pathway connections and, then, at this -- at the scale of these drawings we could not show it and we were still working with Alan on it. This -- the owner plans -- or the developer plans to install seating, benches, and that type of feature along the pathway. So, it will be -- it's a walking, strolling, jogging and sitting amenity package. Pitzer: Follow up. So, what's your -- you said your price point on this is going to be in the 200,OOOs. Adams: Yeah. This is -- I mean, you know, this is a similar product to what we have seen like at Ustick and Locust Grove and other parts of town. By keeping the unit a little smaller you're able to still have nice finishes, good product, we keep the price down. Now, we don't know the price the day these are built, but historically this type of unit was in the low two hundreds. Pitzer: Okay. Which brings up my question with age group. I -- and how big are the homes? Adams: That I don't know. Pitzer: The square footage we don't know. But if we are keeping to that price point, I'm thinking there is probably going to be a lot of young families. You have the elementary school coming in, but before they get elementary school age there is no tot lot or -- or anything like that that you're -- that you're planning; am I understanding -- Adams: That's correct. Yeah. We are focused on the pathway system and not a tot lot system. Pitzer: Okay. Thank you. Adams: You're welcome. Thank you. Holland: Matt, one thing we have talked about quite a bit as a Commission is -- it seems to be a more common design trend lately for these common -- or these shared drives accessing four lots off of one shared drive that connects them with the public street. I always have a little bit of a concern with it, just because -- I mean for personal reasons I would never buy one that's on a -- on a common drive like that, because I hate the access going in and out of it and trying to figure out how to turn around or, you know, if you pull in forward and you got to back back out or whatever it is, it's just a little tougher to navigate. And trash enclosures can be a challenge, even though it's only once a week, people put their trash out in the morning and they don't take it back in until night. When you have got four different houses putting out one or two trash cans you can just get kind Meridian City Council Meeting Agenda June 18,2020— Page 57 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 54 of 66 of congested and limit roadway access. So, that's my -- my biggest concern with that. But I don't know if you have got any comments related to that. It's just a comment I frequently have related to those shared drives. It's not my favorite thing to see those. Adams: Commission Chairman -- Chairperson, that's a great comment, actually. So, really quick -- I'm texting with Brady. So, I have got some more information for you. The houses will be 1,400 to 2,000 square feet. So, you can see out of 1,400 square foot we can really be effective with the price point and just on that -- not to take up too much time, but I have a son who is 26 and he could never move back here and buy a home, which is, you know, hard for a dad to think about, but when you do have some opportunities like this it makes it possible. On the shared driveway -- so, I agree with you. It matters what kind of vehicle you have, you're either sunk or you might be able to make some of those turns; right? We actually -- I was unable to get it prepared for today, but when we add the ten foot landscape strip on our west edge, we are considering redesigning that corner to ease that and have a maximum of two lots if we have a shared driveway at all in that corner. So, we are looking at changing that. On the northeast corner, we do have a shared drive to two lots. We would like to keep that, because it is also the -- the public access to get into another point of access into the pathway system. I think it's a good comment and the one in the center it does have basically three lots. So, it's kind of that tough spot that you talked about. We will take a look at it. I know we have an opportunity to do some plat modification, because I need to get Alan's comment in and we will see if there is a way we can ease some of those spots. Thank you for that. Holland: And, then, one other question I have for you, too. I know in the future use map this area and the area to the south of it was kind of designed for mixed use regional planning. You guys are already zoned R-8, so we are just considering your plat right now, but just wondering how -- how -- what kind of transition fencing or -- or whatnot you have got between your property line and the property to the south of you. Is there going to be fencing kind of buffer space there? Adams: That's a good question. Thank you, Chair Person. So -- so, the -- that south edge right now -- as you know when you go in with your construction documents that's when you designate fencing. So, right now we have not -- I have not had a detailed conversation with the developer on that specific thing. Now, generally, on the back of homes we do a vinyl product -- a six foot high vinyl product. I will say that to the south -- I have been in contact with that developer and so it probably is appropriate to note that they plan on -- that -- in that MU zone they are going to be able to follow it a lot more closely and they are planning single family, some like duplex style stuff, as well as some commercial and it is a lot more of a mix, like the MU is desiring, and they plan on putting a similar product back up to these homes, so that there is a good transition from Gander Creek to Chukar Ridge into that next parcel to the south. But long answer to your question. Short answer is right now typically vinyl six foot, but we haven't had those detailed questions or discussions. Holland: Thanks, Matt. Other questions for Matt? Meridian City Council Meeting Agenda June 18,2020— Page 58 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 55 of 66 Grove: Madam Chair? Holland: Commissioner Grove. Grove: Thank you for this. I am always happy when we can get a product in that comes in at that lower price point. That is a -- always a big concern of mine that we don't have enough home ownership options in that lower price point. So, I appreciate that product. The -- the concern that I have is -- I haven't seen a timeline for the elementary school that is mentioned. Is that something that you are aware of? And, then, I will have a follow- up question I guess with that. Adams: Yeah. Thank you, Commissioner Grove. Good question. So, I do work with Joe Yochum over at West Ada a lot and he and I have discussed this. This area set up for an elementary school. He generally plays his cards pretty close on that and two years ago when we started working on the high school he said that this elementary was ten years out. That's really hard to predict. I would not put stock that it's exactly eight years out now. It's very unpredictable. It's all based on growth and, then, the ability to pass a bond. But the -- the actual word we have heard from the district is -- would have put it eight years out from now. Grove: So, my follow up to that is similar to Commissioner Pitzer and that with the schools being somewhat of an unknown and being able to lock in -- you know, this isn't a situation where, you know, we have Pleasant Valley going in not too far from here and we know that that is in. This is an unknown in terms of when. I don't -- I see the -- the lack of amenity for this population without the selling point of having a schoolyard to go play in that you have mentioned for eight to ten years. That -- that concerns me. Is that something that you would be willing to address by adding in additional open space in that central area to accommodate an addition of some sort of amenity for those families? Adams: Yeah, Commissioner Grove, thank you. You know, when we were working out this plan, we -- we had considered a tot lot. That is a pretty standard piece. Very popular with the young families. And we had considered it in that central largest space. We started to get pretty excited about the pathway loops, but if this Commission thinks that's an integral piece for success of this project, I don't think -- we would not object to that. We can -- we can work with that and, honestly, we -- the one thing we didn't do a good job of is showing you -- you know, like Commissioner Pitzer asked, too, what are the amenities, because you can't see them. So, we didn't do a good job of showing you that and I think, yes, they would be open to a tot lot if needed and I think we need to -- when we get to Council we need to show -- do a better job showing what our amenity package is with the pathways, the seating areas, and, then, potentially the tot lot. Grove: Thank you. I think you -- if we could see more of that, that would be very helpful. I mean walking paths are great, but as a ten year old kid running around the neighborhood, a walking path is not the same as somewhere to play. So, taking that into consideration would be helpful. Meridian City Council Meeting Agenda June 18,2020— Page 59 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 56 of 66 Holland: All right. Any other questions before we open up for public testimony? Hearing none, Matt, we will be right back with you here in a few minutes. Madam Clerk, do we have anybody signed in to testify on this one? Weatherly: Chair, we do not. Holland: Okay. Anybody that's sitting in the attendee panel, if you would like to speak on this application and want to hit the raise hand button or hit star nine, we would be happy to hear from you. An awkward pause, but it doesn't look like there is anybody making movement there. Going once. Going twice. Gone. Okay. Matt, we are back with you again. I don't know if you have got any additional comments. You want to make a close. Adams: Thank you, Chair Person. Not really. I did -- I got confirmation from the ownership group. They are -- they are into the tot lot idea if that's what we need to do to be successful. So, I think that's great. This was a fun meeting. I think -- I always love meeting with the P&Z Commission, because it's a little more relaxed and especially if you go last, because everybody is just shot and it is what it is at 8:54 p.m. Thank you. Holland: Thanks, Matt. Matt, the other question -- so, on the shared drive you mentioned that you might be reconfiguring the way that that kind of looks for that northwest corner of the development. Is that something you would feel comfortable if I -- if we requested that there is no more than three homes off of a shared drive? Adams: Yeah. Commissioner Holland, I think we could probably make that work. Yes, we would definitely do everything we can to make that work. And I think specifically in that corner, since we have already started looking at it and adjusting that, I -- we would be comfortable with that. Absolutely. Thank you. Holland: Any other questions for Matt before we close the public comment period? Hearing none, thanks, Matt. I would be open to taking a motion to close the public hearing. Seal: Madam Chair? Holland: Commissioner Seal. Seal: I move that we close the public hearing for Chukar Ridge -- for Chukar Ridge, file H-2020-0025. Pitzer: Second. Holland: I have a motion and a second. All those in favor? Those opposed? None opposed. MOTION CARRIED: SIX AYES. ONE ABSENT. Meridian City Council Meeting Agenda June 18,2020— Page 60 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 57 of 66 Holland: Thanks, Matt, again. We appreciate you being here. And, Commissioners, it's up for comment. And if -- Chris, if you wouldn't mind putting that plat back up for us, so we can look at it. I think the landscape one was nice to look at here. Cassinelli: Madam Chair, Commissioner Cassinelli. Holland: Commissioner Cassinelli, go ahead. Cassinelli: I guess there is silence, so I will go ahead and start. I would have to agree with a couple of my fellow Commissioners that I think this is going to cater to a younger age group and the elementary school is a ways off and it's -- it's all based on -- on growth and development. It could be eight years. It could be ten, 12 years, we don't know. So, I would like to see that, but I would -- I would not want to see -- I live in -- living in a neighborhood with pathways I think it's a phenomenal amenity to be able to kind of meander throughout your -- instead of just walking on sidewalks. I really enjoy that. So, I would rather see them lose maybe the seating areas, because I don't -- you know, I don't just sit around my neighborhood. Take advantage of the -- you know, my kids were younger, the tot lots and -- and in the pathways. The kids can ride their bikes on the pathways or skateboard or whatever. So, I would kind of echo the comments earlier. And, then, the only other thought I had here was previously when we looked at -- and I don't -- I don't remember which one it was, but a subdivision south was -- we went back and forth I remember over a height requirement I think of the -- the berm and the fence fronting highway -- the future Highway 16 and I would just kind of ask staff if-- if we could meet the same height requirements. Again, I don't remember which -- which subdivision that was, but if that's uniform to where we get -- I think we went over the minimums, if I -- if memory serves. But I think it -- just look at that, make sure that that's uniform along Highway 16. Holland: Alan or Bill, could you -- or Alan or Bill Parsons, could you help clarify Bill Cassinelli's question there about the area between the buffer and the future roadway? And I can restate -- Tiefenbach: Bill, I probably would let you weigh in on this one. I think she's asking about -- the buffer and the berming and fencing to tie into the one to the south. I'm not sure which one that is. Holland: I remember which one -- I don't remember exactly which project it was, but remember when we had a project that was looking at going off of either Chinden or off of this, we had asked for additional buffer requirements or height requirements to give a better shield to the neighborhood. I think that's what Commissioner Cassinelli is talking about. Parsons: Correct. That -- that project is just to the south -- Cassinelli: That's correct. That's -- Meridian City Council Meeting Agenda June 18,2020— Page 61 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 58 of 66 Parsons: Yep. That -- and that project was Gander Creek South and I can look at -- I can look at the condition of approval for the pre-plat and see what you guys had recommended. I believe you wanted a taller berm than what code required, but let me get that information for you and, then, chime back in. Holland: Thanks, Bill. Cassinelli: Thank you, Bill. Holland: Yeah. I would -- I would echo Commissioner Cassinelli's concern there. I -- living next to a freeway and if you're going to have a house backing up to it and the nice pathways there, it would be nice to have a little taller berm than maybe what UDC standards requires, just to help with some of the sound mitigation of traffic there. I would also agree, I think I would like to see a path -- or not a pathway, I think I would like to see a tot lot or another amenity added to the package. I love the walkways, too. It's one of the biggest reasons I chose the neighborhood I live in, is because I love the pathways that go through it. So, I think that, you know, it's not undersold on me that's a great amenity to this, but I think just adding a tot lot would make it that much better. Any other Commissioner comments? Seal: Madam Chair? Holland: Commissioner Seal. Seal: I kind of get the feeling that this isn't quite ready. So, that -- I may be the outlier here, but -- I mean we are -- I get concerned when I don't see reports from -- from ACHD. I mean preliminary conversations, nothing on file, says we may not have any problems, but we might. So, I just -- I hate to move forward without something in concrete from them, no matter where it's at. So, the open space -- I mean to design this without any kind of amenities -- I mean that seems to be more of an oversight than anything. So, you know, hopefully, something can be done about that. But, again, it just gives me the feeling that it's not quite ready. You know, the secondary access not coming through, you know, the ability to only do 30 lots, just some things like that, I just -- I don't know that this is ready for prime time at this point in time. So, you know, with schools coming in, that's great, and I think it's good that it has a walking path, but, again, there is a school right next to it that has lots of -- lots of space to do walking and running and all that stuff on and, you know, living close to a school with a -- you know, living in a subdivision with walking paths and living next to a school that has areas to do that is -- is nice on both fronts where the grade school isn't going in to provide, you know, amenities for younger families, which the subdivision would attract, seems to be something that should have been caught in the beginning, so -- and, personally, I would like -- you know, outside of a tot lot it would be nice to see like, you know, we have seen some of the subdivisions do climbing boulders and -- and different things like that. I do like that the -- the open space is centrally located and provides a little bit more -- a little larger area for the kids to run around. It's a little more protected, you know, instead of -- instead of putting it all on the end caps, so that part of it I do like. But, again, to me it just -- you know, I mean I would Meridian City Council Meeting Agenda June 18,2020— Page 62 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 59 of 66 almost think a continuance or something along those lines, just so we can get all the information put in front of us so we can provide, you know, better feedback for City Council, so they don't have to wade through everything we are supposed to wade through before it gets to them. So, just trying to function on what we are supposed to be doing here as a body. So, it just seems like we don't have a lot of information to provide, you know, good -- the amount of feedback to the City Council that we should for this. That's just my thoughts on it. Parsons: Madam Chair? Holland: Go ahead, Bill. Parsons: So, I was able to pull up that--that project and it looks like the Council approved a six foot tall berm with a six foot tall wall for a total overall height of 12 feet along the state highway. Holland: Thank you, Bill. I appreciate it. Parsons: You're welcome. Holland: So, Commissioner Seal, to go back to your comment, so I think a few of the things we have talked about is enhancing that berm requirement. They are conditioned to only do up to 30 homes until they have got that secondary access fully committed. They mentioned that they would be willing to reduce the number of lots on the shared drive and they might be doing some reconfiguring on that northwest corner and that they would be willing to do the tot lot. If they had those four conditions and had a requirement to revise their -- their drawings before it went to City Council and revise their preliminary plat, staff -- would that make you feel comfortable enough or do you think there is still other things they need to work out besides those things. Seal: That's --that's a great question. So, personally, I --when things come in at the last minute and it -- to me it just doesn't seem complete. I -- I feel like we haven't had enough time to evaluate it in it's -- you know, as fully as it needs to be evaluated, so -- I mean we can try to predict the future as far as what may or may not happen, but, you know, I'm -- I'm more -- I like to see -- I like to see it in writing and I like to see what people are saying. I like to see how it's actually going to play out. So, you know -- and, again, that just has -- to me it has an unfinished feel to it. So, that's -- that's just where I'm at. You know, I mean I -- I may be the outlier in that and that's okay, I just -- I -- I feel like it's -- this is -- to me it has a rushed feel. Like -- like everything was kind of -- you know, everything's being done at the last minute. I'm -- that's the -- that's the feeling that I get. I guess if it was homework that's the way it would feel. So, it's just not quite all there, you know, and I mean if it's -- if it's missing detail because of something that's going on around it, that's one thing, but this is missing detail because it's missing detail. It's missing, you know, components that should be presented by the time it gets to us. Meridian City Council Meeting Agenda June 18,2020— Page 63 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 60 of 66 Holland: And specifically, Commissioner Seal, the -- the components you would be looking for if you were to ask for a continuance, just so we would be clear. Seal: Detail on the open space amenities, what they are going to provide, how they are going to provide it. You know, obviously, there -- we have talked about having them reduce the amount of homes off the shared drives. Having a detailed report from ACHD is the big one. And, then, you know, the other things we have talked about as far as the berm and -- and things like that. And the berm is something we brought up tonight. So, I don't know that that one really falls in line with it, but it's -- you know, again, it just kind of goes into -- it just has an unfinished feel to me. Holland: Commissioner McCarvel, do you have any comments? I don't think we have heard from you yet. McCarvel: Yeah. I mean I have got the same concerns everybody else did there, especially with those amount of homes on the shared drive. I'm kind of -- I -- I like the pathway system, but, again, as with everybody else, I would like to see what other amenities they had in store. So, I'm not so sure that all this isn't accomplishable before they get to City Council, but, yeah, sitting here as it is, it needs -- it definitely at the minimum needs conditions. Holland: Yeah. Well -- and one note, too, I believe per UDC code, they are only required to have one site amenity, which they do meet with the pathway system and their bench system. But we certainly have it in our prerogative to make a condition that they would need to have a second site amenity, because we don't feel the first one is adequate enough. So, I'm not sure where we are at, because it sounds like we have got at least one Commissioner wanting to lean towards continuance. I'm not sure where the others are at on that. If you choose to go that direction we would have to reopen the public hearing. So, just remind -- remember that before someone makes a continuance motion. Commissioner Grove. Grove: I understand the concerns. I do think that we -- I think we could condition this and still move it forward, because I think we are all kind of in agreement on --for the most part in terms of like the shared drive limits, the addition of an amenity to that -- most likely the central space. I personally would like to see, you know, something maybe a little more than a tot lot, just in terms of like -- a little more substantial based on what I think the potential people moving in would meet, but I'm open to whatever that is. But I agree with Commissioner Seal, the ACHD piece is definitely a big one, but I don't know, I think -- I think we could condition this and still move forward with the necessary conditions. I don't know exactly how to word all those, but I think that I would be in favor of moving in that direction. Holland: And I think with the ACHD thing we can just make a recommendation that it doesn't go to Council until that final report is done and a final hearing is done and that the applicant has indicated where the secondary access will come through on a revised plat before Council comes in. I think that might be the way you condition it. I know I can't Meridian City Council Meeting Agenda June 18,2020— Page 64 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 61 of 66 help you make the motion this time, but I can help you at least run through what we can consider there. Seal: And, Madam Chair, I will -- I mean -- Holland: Commissioner Seal. Seal: I will be kind of bluntly honest here. So, if-- if this was -- and I mean we have seen some presentations here in the -- in -- in the past that kind of make us all go, wow, that's amazing and for those I'm willing to kind of do whatever it takes to help -- you know, help foster those along, because they are good for our community overall. This one I just have the sense that it's meeting the basic requirements. There is -- there is nothing to this that makes me go, wow, this is a neat piece of property that's really going to enhance our community, other than the fact that it has low price housing in it. So, to me it's -- number one, it's lacking in, you know, substance and it's late to the party. So, you know, again, I mean if -- if it showed me something that made me think, wow, this is something that I really want to get behind and I want to try to help foster, then, I would probably be on a different page with it. But, again, it just -- it doesn't have that, so -- Parsons: Madam Chair? Seal: -- again, we can push it -- we can push it through with -- with everything that's in there and it will meet the minimum, but, again, that's all it's going to do and -- and I -- I'm getting to the point where as much traffic and as crowded as -- you know, as crowded as we are all starting to get, I would like to see things go above and beyond, instead of just meeting the basic requirements. Parsons: Yeah. Madam Chair? Holland: Go ahead, Bill. Parsons: And I -- I always appreciate the -- the Commission's discussion on these projects, because, as you know, we are looking for premier and we are looking for communities that -- that have their own identity and have that -- the right open space, the right amenity package, but I just want to remind the Commission tonight that this is simply a preliminary plat before you. It's not a rezone. It's not an annexation. So, really, what's within your purview this evening is whether or not it's compliant with the Comprehensive Plan, which it is, and whether or not they meet the dimensional standards of the code and meet the minimum open space and site amenity requirements. In our staff report staff has laid that foundation for you that we believe they do with some conditions. So, right now it's -- it's not within your purview to change -- if you want to limit the lots or to have them work with us to modify access off the common drives. That's -- that's appropriate. But what we can't do is make them do more open space and more amenities than what code requires, because, again, this is just a pre-plat and the purview tonight is just to make sure it's consistent with the comp plan and consistent with code and what we have indicated to you this evening is the project before you meets the minimums and that's Meridian City Council Meeting Agenda June 18,2020— Page 65 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 62 of 66 what we were tasked to do this evening. So, I just wanted to bring the conversation back to what the purview is on this pre-plat. There is a development agreement on this site. The zoning is in place as part of that annexation. It was always envisioned for single family detached development that you see before you and that's why -- what we have to deal with. So, the applicant's complying with the development agreement. They are compliant with the Comprehensive Plan. And, again, they are -- they are complying with the minimum code requirements. Thank you. Holland: Thanks, Bill. Appreciate your insights there. McCarvel: Madam Chair? Holland: Go ahead, Commissioner McCarvel. McCarvel: Yeah. I think -- I mean I would be comfortable moving it forward with conditions. I feel like the applicant was with us in the spirit of what we were -- in our discussions and questions during the presentation, so I would feel comfortable moving forward with -- with the conditions to happen before Council. Holland: And I -- I would agree and, you know, I -- I think with Bill's comments in mind, too, we can certainly ask them to consider an additional amenity, but they -- because it's not an annexation we don't have as much room as we do when it's just a preliminary plat that we are looking at. So, we have to be careful just to make sure that we are making comments related to how the plat fits in with the Comprehensive Plan. I don't know if anybody wants to try and take a stab at a motion on this one. It's a fun one. Pitzer: Madam Chair? I just -- I just want to put in my two cents I guess. The -- the pathways I think are okay. It's an amenity and I love the one that we have here, but I'm in a subdivision where everybody's 16 years old or more and so that's what we like to do, because we are -- we are putting in a subdivision that has -- as he says is -- is more price effective or eaveless homes from the elevations that I have seen -- I have seen and it doesn't seem to come across in the presentation that we are getting, but we are solely going on -- is this the best thing for Meridian or is it just fitting in the comp plan, and that's all we're looking for is -- is the bare minimum, then, this meets the bare minimum, but just -- I -- I agree that it's premature, but I do think that we can condition for -- you know, condition for -- for the approval. Holland: Thanks, Commissioner Pitzer. Do we need to recap what we have talked about on what to include here? I think one of the -- the recommendations we had was on the -- having a six foot tall berm and six foot tall fence for the boundary between future State Highway 16 and the subdivision. Asking the applicant to revise their plat to not have more than -- or to work with staff to not have more than three lots off of a shared drive. We would ask them to consider putting in an additional amenity package for a tot lot or something similar. I don't think we can require it, but I think we can request them to consider it and, then, the other thing would be to make sure that the ACHD staff report and recommendations were finalized with showing where that secondary access will Meridian City Council Meeting Agenda June 18,2020— Page 66 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 63 of 66 come through before it goes to Council. Those are the four things that I have on my list, but I don't know if anybody else has others. I will pause and see if anybody would like to make a motion, since I cannot do that. Cassinelli: Madam Chair, Commissioner Cassinelli. Holland: Commissioner Cassinelli, go ahead. Cassinelli: I just -- on the ACHD, is there anything that we can further put a condition in there to -- I mean it's hard without -- without it going there yet and seeing their -- their recommendation and their -- you know, any conditions they have -- and I agree with that point with -- with Commissioner Seal. If there is something in there that causes all of us -- or some of us concern -- I guess my question is what -- you know, what kind of a condition can we put in there on ACHD's conditions? Does anybody have a thought on that? That would -- maybe that's part of what Commissioner Seal has a concern with. So, that's -- that's my question is how do we -- how can we condition that, not just that we get their approval, but -- Holland: Bill, one question for you. Bill Parsons, one question for you related to Commissioner Cassinelli's question there. Is there the ability to condition that if something comes back from the ACHD report that would require substantial reconfiguration of this plat, that it would come back to the P&Z Commission before it goes to City Council again? Do we have that ability? Parsons: Madam Chair, Members of the Commission, I don't think you want to do that. If that's the case, then, we just continue it out and wait for ACHD would be my recommendation. But what Alan alluded to is he reached out to ACHD -- anytime that they have changes to their master street map that has to go before their commission. So, that's really the formality here. It has nothing to do with the internal street network. This -- this project didn't even require a traffic study. So, all of those collector roads that are being constructed with the high school are going to be able to handle the capacity out of this subdivision. What's going to be tricky is getting that secondary access because of the limited connectivity in the area. So, my recommend -- what we have done in the staff report to try to give you some assurances is we put a condition of approval that they comply with all ACHD conditions of approval. That's something we recommended as -- as a Planning Department condition, just to make sure if there are some revisions that we get those captured prior to City Council. The applicant was made very aware at the beginning that we feel comfortable with the size of this product that we could probably get past Planning and Zoning, but at no point are we going to be heard at City Council until we have ACHD's comments and so they were aware of that. They were comfortable with that recommendation and they were comfortable with the condition of approval that they comply with all of ACHD's conditions. So, I think we have you covered, but, again, it's certainly within your purview. We -- I don't disagree with Commissioner Seal, I -- with him, I want all the information for you. You're making a decision. That's been our -- our goal from day one is getting you all the information, so you can make the best decision for our community. But in this particular case, again, I feel very comfortable with what Meridian City Council Meeting Agenda June 18,2020— Page 67 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 64 of 66 ACHD is doing and moving this forward to City Council with -- and holding them up until we have their comments as part of the City Council hearing. Holland: Thanks, Bill. With that -- and I agree -- you know, looking back at what ACHD is evaluating, it's really just that connection point to McDermott with the road, because it's going to be eliminated at some point the future and I think that's really all they are evaluating there -- or the main thing they are evaluating. So, it probably won't make a huge impact on the internal site development here. So, I don't know if that changes anyone's perspective, but we have got an option for one of two motions, either a motion to move it forward or a motion to reopen the public hearing for continuance. So, I will leave it with you all on where you want to go with that. But I think I -- I would be in favor of trying to move it forward to Council with some of the conditions we have talked about. Grove: Madam Chair? Holland: Commissioner Grove. Grove: All right. I will take a shot at this. Holland: Go ahead, sir. Grove: All right. Let's see. After considering all staff, applicant, and public testimony, I move to recommend approval to the City Council of file number H-2020-0025 as presented in the staff report for the hearing date of June 4th, 2020, with the following modifications: That the applicant construct a berm and fence both of six feet on the east side of the development. That the applicant work with staff to limit shared drive to a max of three houses and that we have a request to add an additional amenity to the site. Did I get everything? Because the ACHD part is already in the staff report; correct? Okay. Holland: We have a motion. Is there anyone that would like to second that motion? McCarvel: Second. Holland: Okay. We have a motion and a second. Madam Clerk, would you mind polling -- polling the Commission on this one. Weatherly: I sure can, Madam Chair. Roll call: Seal, nay; McCarvel, yea; Pitzer, yea; Grove, yea; Cassinelli, yea; Holland, yea; Fitzgerald, absent. MOTION CARRIED: FIVE AYES. ONE NAY. ONE ABSENT. Holland: Thank you, Madam Clerk. Appreciate it. So, the motion passes and it moves forward to City Council with conditions. I know we will need one more motion before we close, but there is also one more thing I need to ask of the Commission. Looking at the Meridian City Council Meeting Agenda June 18,2020— Page 68 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 65 of 66 calendar for moving forward, originally, we have a regularly scheduled hearing for the date of July 2nd and staff had reached out to us asking if -- what our availability and quorum would look like, but at this point it doesn't look like there is anything on the schedule for the July 2nd meeting and we have passed the noticing requirements at this point to include anything on that date. So, there will be a special meeting on the 9th, but in order to do that staff would just like to see us make a motion to cancel the July 2nd meeting and plan for a special meeting on the 9th, if someone would be willing to make that motion. Pitzer: Madam Chair, I make a motion that we cancel the July 4th meeting and have a special session for July 9th. Holland: Can you clarify that motion to say cancel the July 2nd meeting, not July 4th. Pitzer: Sorry. July 2nd meeting. That we cancel the July 2nd meeting and have a special meeting for July 9th. Holland: Thank you, Commissioner Pitzer. Is there a second? Seal: Second. Holland: All those in favor? Any opposed? All right. Motion passes. MOTION CARRIED: SIX AYES. ONE ABSENT. Holland: I just need one more motion. Cassinelli: Most of the fireworks are going to be -- Holland: What was that, Commissioner Cassinelli? Cassinelli: I was -- I was going to say most of the firework shows seem like they are getting canceled. We could probably go on the 4th. Holland: We might be our own fireworks show. Cassinelli: Madam Chair, I move to adjourn. Pitzer: Second. Holland: All those in favor? MOTION CARRIED: SIX AYES. ONE ABSENT. Holland: All right. Good night all. Meridian City Council Meeting Agenda June 18,2020— Page 69 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 66 of 66 MEETING ADJOURNED AT 9:25 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED 6 118 12020 RYAN FITZGERALD - CHAIRMAN DATE APPROVED By Lisa Holland, Vice Chair ATTEST: CHRIS JOHNSON - CITY CLERK By Adrienne Weatherly, Deputy City Clerk Meridian City Council Meeting Agenda June 18,2020— Page 70 of 276 C-/WE I� ITEM SHEET Council Agenda Item - Presenter: Estimated Time for Presentation: Title of Item -Virtual Meeting Information Meridian City Council Meeting Agenda June 4,2020— Page 3 of 164 WEI�DIAN�' ITEM SHEET Council Agenda Item - 3.A. Presenter: Estimated Time for Presentation: Title of Item -Approve M inutes of the May 28, 2020 Planning and Zoning Commission Special Meeting dmw AM ATTACHMENTS: Description Type Upload Minutes Minutes 5/30/2020 Meridian City Council Meeting Agenda June 4,2020— Page 4 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 Planning and Zoning Hearing Outline and Presentations Changes to Agenda: Item 4A—Teakwood Place AZ/PP—Applicant is requesting continuance to July 1611 P&Z hearing in order to continue working through design issues presented by staff and Commission. Item#413: Gracie Fighting Academy(H-2020-0054) Application(s): ➢ Conditional Use Permit Size of property,existing zoning,and location: This site consists of 1.26 acres of land, zoned I-L, located at 149 S.Adkins Way. Adjacent Land Use&Zoning: Industrial zoning on all adjacent parcels.An Indoor Recreation Facility resides to the west; other light industrial uses exist to the north and east; Dance Center to the south. History: CUP-11-005; CZCV-11-020;A-2015-0088(CZC for previous tenant). Comprehensive Plan FLUM Designation: General Industrial Summary of Request: Request for a conditional use permit(CUP)for an Indoor Recreation Facility located within an existing building in the I-L zoning district.The Applicant is proposing to lease a tenant space within an existing building and operate a jiu-jitsu academy (a grappling focused martial art). Staff was provided with their proposed summer schedule that shows the intended hours of operation for this business.According to this schedule,a vast majority of the business hours will be during the evening hours, Monday thru Friday, between 5pm and 8pm.The schedule also shows some one-on-one training/instruction at noon each day.The Applicant intends to have short Saturday morning hours as well with the last hour(noon—1 pm) being reserved for more of the instruction training. Within this same building there is another martial arts studio,the Dojo.The Dojo received conditional use permit(CUP)approval and CZC approval in 2011 for this use and related improvements;the CUP approval did not restrict the operational hours beyond those listed within the specific use standards.This business has similar hours of operation on Monday thru Thursday but with only one 7pm class that is on Tuesdays and is closed on Fridays.The Dojo also has Saturday morning classes with 1-hour classes reserved for each age group(juniors, kids,and adult)going from 9:15am to Noon. These types of uses typically have staggered hours of operation that are off-set from other nearby industrial/commercial uses as is the case for this application. Staff does not foresee additional impacts by this tenant and proposed use other than additional evening parking being used The applicant has already received building permit approval for this suite after staff signed off on the certificate of occupancy in error in the recent months. This building houses other commercial users and one light industrial user,an HVAC company. The subject site and existing building provide 49 parking stalls. In addition,all nearby industrial buildings appear to be of smaller scale and house multiple tenants aimed at low impact uses. There have been no reported issues with parking at this location.The two other known uses within this building appear to have normal operating hours during the standard work week and show that the proposed hours of operation of this application will rarely overlap.The two local streets that abut the subject site are at least 35 feet wide allowing for on street parking on both sides. Staff has calculated approximately 360 linear feet of street frontage that could provide for approximately 15 additional on street parking spaces. Therefore, Staff believes the available on-street parking and existing 49 parking stalls is adequate parking for the proposed use and subject site in its entirety. Due to the fact that the proposed use is within an existing building and no site or exterior building modifications are proposed a Certificate of Zoning Compliance application will not be required and no additional site improvements are required. Written Testimony: None Staff Recommendation: Staff recommends approval of the proposed conditional use permit pursuant to conditions of approval in the staff report. Notes: Possible Motions: Approval After considering all staff,applicant and public testimony, I move to approve File Number H-2020-0054,as presented in the staff report for the hearing date of June 4, 2020,with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2020-0054,as presented during the hearing on June 4,2020,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2020-0054 to the hearing date of(insert continued hearing date here)for the following reason(s): (You should state specific reason(s) for continuance) Item#4C: Landing South (H-2020-0005) Application(s): ➢ Rezone ➢ Preliminary Plat Size of property,existing zoning,and location: This site consists of 2.27 acres of land, zoned R-4, located at 660 S. Linder Rd. Adjacent Land Use&Zoning: Single-family residential properties surround this site,zoned R-8 and R-8. History: This property was annexed in 1994 without the requirement of a DA. Comprehensive Plan FLUM Designation: MDR(3-8 units/acre) Summary of Request: Rezone of 2.43 acres of land from the R-4 to the R-8 zoning district for the development of 14 residential dwelling units consisting of a mix of SFR detached and 2-family duplex dwellings at a gross density of 6.16 units/acre consistent with the MDR FLUM designation. Preliminary plat consisting of 10 building lots and 3 common lots on 2.27 acres of land in the proposed R-8 zoning district. The minimum lot size proposed is 4,004 s.f.with an average lot size of 6,305 s.f. Duplexes are proposed adjacent to Linder Rd. with SFR detached homes on the eastern portion of the development. Access is proposed via the extension of an existing stub street(S. Spoonbill Ave.from Joshua St.)from the north boundary of the site which ends in a cul-de-sac;2 common driveways are proposed off the cul-de-sac for access as shown on the plat. No access is proposed or approved via Linder Rd.;an emergency only access exists off-site to the north via Linder Rd. Off-street parking is provided in accord with UDC standards; 2 on-street parking spaces as well as 4 spaces at the ends of the common driveways for a total of 6 spaces are available for guest parking in addition to the parking pads provided on each lot. Staff is concerned there may not be adequate on-street parking for guests and area for trash receptacles on trash day; however,the UDC does not have standards for on-street parking. The Kennedy Lateral runs along the north boundary of this site and has been piped.The PMP depicts a 10'wide multi-use pathway along the frontage of this site adjacent to Linder Rd.; however, because there is an existing sidewalk that is in good condition in this area,the Park's Dept. is not requiring it to be reconstructed and is only requiring an easement for a future pathway. A 25'wide landscaped street buffer is required along Linder Rd. Because this site is below 5 acres in size, the qualified open space& site amenity standards in the UDC do not apply.An open space exhibit was submitted that depicts 0.37 of an acre of common open space consisting of the street buffer along Linder Rd. &the area along the north boundary where the Kennedy Lateral lies. No amenities are proposed.Wrought iron fencing is proposed to be constructed at the back edge of the street buffer along Linder Rd.& along the Kennedy Lateral easement. Conceptual building elevations were submitted for the homes proposed in this development as shown. Single-family detached homes are a single-story in height with stucco finish and stone veneer accents;duplexes are 2-stories in height with a mix of vertical& horizontal siding—the duplex structures are required to comply with the design standards in the ASM. Written Testimony: • Chris&Candace Johnson—requests Joshua St. is allowed to extend to the west&connect to Linder Rd.as a permanent access instead of emergency only—or at the very least,that construction traffic is allowed to use this access for development of the subdivision;and that a "No Outlet"sign be installed at on S.Tylee Way where it intersects Waltman Dr.to notify drivers the street dead ends to prevent unnecessary traffic. • Jeff Bolen—requests a direct access via Linder Rd. is allowed for this development. Staff did reach out to ACHD to see if an access via Linder Rd. would be allowed and it would not, as it does not meet District policies—the site does not have sufficient frontage to meet spacing requirements from Gander Dr. to the south &Pintail Dr. to the north;with the proposed development factored in, traffic volumes on Gander Dr. are anticipated to be well below what is allowed on a local street. • Kenneth "Scott"Grapatin—Concern pertaining to the continued provision of irrigation water to his property,which currently runs through the north side of the proposed project&accessibility of the ditch for repairs and cleaning. • Josh Beach,Applicant's Representative-they are in agreement with the staff report except for conditions#3b&#3c. o #3b—requests the following modification: 1 D8pist an additional 67 Garner inches of+Foos,.,,thin snmman^irons on the site as mitigation for removal of existing tFees in aGGE)rd with the standards listed In UDG 11 3B 1 .The applicant shall comply with standards listed in UDC 11-313-10C.5,and prior to City Council shall coordinate with the City Arborist on mitigation,and shall provide Planning Staff with an updated landscape plan showing caliper inches proposed to be removed and caliper inches replaced.The 50-inch caliper silver maple along Linder Rd. is required to be retained on the site and protected during construction, unless required to be removed by ACHD."—Staff is amenable to this change. o #3c—delete condition: " Arberist's'nSpeGt'E)R, in aGGOrd with the standards listed in UDG 11 3B 1 OG.5;a total of 67 Galiper inGhes of trees required for mitigation."Staff does not recommend deletion of this condition&recommends instead that the specific caliper inches to be mitigated is updated based on the updated mitigation plan to be provided before the Council hearing. Staff Recommendation: Approval 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- 2020-0005,as presented in the staff report for the hearing date of June 4,2020,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- 0005,as presented during the hearing on June 4, 2020,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2020-0005 to the hearing date of(insert continued hearing date here)for the following reason(s): (You should state specific reason(s) for continuance) Item#41):Villas at Twelve Oaks East(H-2020-0014) Application(s): ➢ Annexation&Zoning ➢ Development Agreement Modification—Does not require Commission action Size of property,existing zoning,and location: This site consists of 6.63 acres of land, zoned R1 in Ada County, located at 115 S. Linder Rd.on the west side of Linder,just south of W. Franklin Rd. Adjacent Land Use&Zoning: North: Commercial uses/fuel facility,zoned C-C South&east:SFR,zoned R-4 East: Undeveloped commercial land, zoned C-N West: Multi-family,zoned TN-R, currently in the development process History: A DA exists for the property to the west that is proposed to be amended to include the subject property. Comprehensive Plan FLUM Designation: Commercial Summary of Request: Annexation of 6.63 acres of land with a TN-R zoning district for the development of 8 multi-family structures containing a total of 64 apartment units at a gross density of 13.94 units/acre consistent with the Commercial FLUM designation. MFR developments are a principal permitted use in the TN-R district. There is an existing home on the property that is proposed to be retained &used as an additional rental/manager's unit.The site plan depicts access via the extension of a driveway from the west boundary of the site&via S. Linder Rd.A pedestrian connection is required to be provided to the north to the commercial development for interconnectivity via an existing access easement. This property is planned to develop as a subsequent phase of the multi-family project currently under development on the adjacent property to the west and will share common open space&site amenities.The overall project exceeds the minimum qualified open space&site amenities required by the UDC. A 10'multi-use pathway is required along the north side of the Ten Mile Creek from the east to the west boundary of the annexation area and within the street buffer along Linder Rd. in accord with the Pathways Master Plan.A 25'wide landscaped street buffer is required along Linder Rd. Conceptual building elevations were submitted that are the same as those being constructed in the Villas at Twelve Oaks project in the earlier phase to the west.The design of all structures in this development are required to comply with the design standards in the ASM. Because a DA already exists for the property to the west,which is the Developer of the subject property,a modification to the existing DA is requested to incorporate this property in the agreement rather than require a new separate agreement for this later phase.The Applicant requests the removal of the existing DA provision that requires an 8'tall concrete fence/wall to be constructed along the subject property's west boundary. The wall was previously required o buffer the previous rural residential use on the subject property. With the proposed development, it's no longer necessary as the project is proposed to be integrated as one development with shared common areas and amenities. Written Testimony: Josh Beach,Applicant's Representative—In agreement with the staff report,except for condition#B.1.2.which requires sewer to connect to the north in accord with the Master Plan rather than to the west as proposed. The Public Works Department has re-evaluated the applicant's proposed sanitary sewer routing, as well as previous email correspondence with the applicant on the topic of routing, and finds that the current proposal is acceptable. Therefore, staff recommends the following language to replace that currently in condition#B.1.2:"The applicant shall be responsible to determine whether adequate capacity exists in the receiving sewer system,including two lift stations, to accept the additional flow from this development. If upgrades are necessary, the applicant shall be responsible for all costs associated with said upgrades." Staff Recommendation: Approval 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- 2020-0014,as presented in the staff report for the hearing date of June 4,2020,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- 0014,as presented during the hearing on June 4, 2020,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2020-0014 to the hearing date of(insert continued hearing date here)for the following reason(s): (You should state specific reason(s)for continuance) Item:4E: Chukar Ridge Preliminary Plat(H-2020-0025) Application(s): ➢ Preliminary Plat Size of property,existing zoning,and location: This site consists of 15.42 acres of land,zoned R-8, located at 4005 McDermott Road. Southwest of the McMillan/McDermott Intersection Adjacent Land Use&Zoning: R-8 surrounding the property on three sides,vacant property zoned RUT to the south. History: H-2018-0075, DA 2019-005925(Part of the Owyhee School Annexation.There was a specific DA for this property(the Spriggel Parcel). Comprehensive Plan FLUM Designation: Mixed Use Neighborhood Written Testimony: None known Staff Recommendation: Approval with Conditions Notes: Request for preliminary plat consisting of 63 buildable lots, and 8 common lots on 15.42 acres. Preliminary Plat This property was annexed and zoned in 2018 as part of the Owyhee High School Annexation.This annexation included 108 acres, which is the site of the future Owyhee High School and this parcel of 15 acres.The school district was required to build several roads as part of the development agreement,two of which will be a north/south and east/west local street which will be primary access to this development.These collectors will feed traffic out to McMillan Road. The property is 15 acres of mostly flat property.The McFadden Canal traverses the property along the northern border. This includes an 3.28 acre piece of property to the east, this lot is being set aside for future construction of State Highway 16. The lots as proposed are at least 4,000 square feet in area,which meet the minimum lot size in R-8.There are three common drives. Access The primary access to this development will be from a north/south collector which was required as part of the Owyhee High School Annexation and is presently under construction.The southern portion of this to W. Ustick Rd is being constructed by the School District. The northern portion to W. McMillan Road is required to be constructed by the developers of the Gander Creek Subdivision.The east/ west road from the collector to the subject property is also required to be constructed by the School District as part of the Annexation Development Agreement. There are two stub streets proposed to the south for whenever this 40 acre parcel developments. The applicant proposes to use an access easement along the McFadden Drain as their second access that is required for any subdivision of more than 30 lots.The applicant originally intended to use this eastbound to N. McDermott Road, but the eventual development of SH 16 will interrupt access.The applicant is presently working with the developers of the Gander Creek Subdivision to use the McFadden Drain for westbound access and into this subdivision. Staff is recommending a condition of approval that no more than 30 homes can be constructed without a permanent secondary access.The applicant agrees to this condition. It is important to note that ACHD has still not provided comments on this project.They mentioned their meeting is not until June 10. The Planning Commission will need to discuss whether they are okay with moving forward on this development without ACHD comments. Landscape Plan The landscape plan proposes a central open space area with 10.2%of useable open space. It also sets aside 3.28 acres of land to the east for the future construction of Highway 16.As required by the UDC,a 35'wide buffer is being provided. Staff has added a condition that the landscape plan be revised to reflect a berm in this area as required by the UDC. Staff also recommends a 10' landscape buffer in a common lot on the west boundary of Lots 1-10 Block 2 as double fronted lots are not allowed by the UDC.The applicant has agreed to all these conditions. Qualifying Open Space and Amenities (Pathway Exhibit) The applicant proposes a pathway loop as their qualified open space and amenity. This system consists of several lengths of paved walkways running through common open space areas that tie to the Mcfadden Drain as well as proposed sidewalks to complete an approximately'/4 mile loop. As the conceptual pathway plan resulted in discussions with staff and the applicant late in the design process,the applicant understands the landscape plan should be revised to indicate the pathway alignment and any outdoor seating and other passive recreation areas prior to City Council. Staff has also recommended a revised landscape plan show seating areas and other passive recreational areas. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2020-0025,as presented in the staff report for the hearing date of June 4,2020,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- 0025,as presented during the hearing on June 4, 2020,for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2020-0025 to the hearing date of(insert continued hearing date here)for the following reason(s): (You should state specific reason(s)for continuance) L i Item #4B: Gracie Fighting Academy CUP FLUM ZONING AERIAL W i Legend Legend O 0 Legend Project L• • • El • -ct Location Pr• - • • • � 1 ■1 TM , - _ -1A . • 0 RUT 1"� V -N RUT P0 tlr-,.rp - RUT RksGential- FRANKL-IN � . • -FR�ANK�L� � �,� � r --. 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Victory Road Click Here for Application Materials ."Odbod ATTACHMENTS: Description Type Up oa Staff Report Staff Report 3/31/2020 Meridian City Council Meeting Agenda June 4,2020— Page 55 of 164 STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 4/2/2020 Legend �o DATE: Project Location TO: Planning&Zoning Commission FROM: Joe Dodson,Associate Planner � ' � � � 208-884-5533 Bruce Freckleton,Development Services Manager ®� 208-887-2211 - SUBJECT: H-2020-0006 ; r Teakwood Place Subdivision ® O® LOCATION: The site is located on the south side of E. Victory Road, approximately'/4 mile east of S. Locust Grove Road,in the NW '/4 F__1 OP.—L® l®� q of the NW 1/4 of Section 29, Township 3N.,Range IE. I. PROJECT DESCRIPTION Annexation&zoning of 7.35 acres of land with an R-8 zoning district and preliminary plat consisting of 28 building lots and 4 common lots,by Hesscomm Corp. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 7.35 acres Future Land Use Designation Medium Density Residential Existing Land Use(s) Residential and Agricultural. Proposed Land Use(s) Residential Lots(#and type;bldg./common) 32 total lots—28 single-family residential;4 common lots. Phasing Plan(#of phases) Proposed as two(2)phases. Number of Residential Units(type 28 single-family units. of units) Density(gross&net) Gross—3.95 du/ac.;Net—5.64 du/ac. Open Space(acres,total 52,737 square feet,or 1.2lacres(42,034 square feet Further [%]/buffer/qualified) qualified open space;approximately 13.13%) analysis pg. 7&8. Amenities 1 amenity proposed— 10' multi-use pathway Physical Features(waterways, Eightmile Creek runs along the northeast corner of the hazards,flood plain,hillside) property. Page 1 Meridian City Council Meeting Agenda June 4,2020— Page 56 of 164 Description Details Page Neighborhood meeting date;#of Oct. 30,2019—6 attendees. attendees: History(previous approvals) N/A B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD Commission No Action(yes/no) Access(Arterial/Collectors/State Access is proposed via extension of a local street from the Hwy/Local)(Existing and Proposed) west(E.Fathom St.). The existing home is requesting to maintain its access onto E.Victory Road,an arterial.An emergency access is proposed on the western boundary from E.Fathom St.to E.Victory Rd. Traffic Level of Service "F" Stub Street/Interconnectivity/Cross This subdivision's main access is from an existing stub Access street(E.Fathom St.)and is proposing a new stub street to the east for future development and interconnectivity. Existing Road Network No Existing Arterial Sidewalks/ None Buffers Proposed Road Improvements None Distance to nearest City Park(+ 1.6 miles to Renaissance Park(6.5 acres) size) Fire Service • Distance to Fire Station 1.3 miles from Fire Station#4 • Fire Response Time 3:00 minutes under ideal conditions(this meets Meridian's Fire response goal time of 5 minutes). • Resource Reliability Fire Station#4 reliability is 78%. • Risk Identification Risk Factor 2—residential with hazards(open waterway) • 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) 0.6 miles to Siena Elementary; 3.2 miles to Victory Middlc School;2.3 miles to Mountain View High School. • Capacity of Schools . Siena Elementary—800;Victory Middle— 1000;Mountain View—2268. • #of Students Enrolled Siena Elementary—686;Victory Middle—971;Mountain View—2248. Wastewater • Distance to Sewer Services Directly adjacent • Sewer Shed r South Black Cat Trunkshed • Estimated Project Sewer See application ERU's 46 WRRF Declining Balance 13.88 • Project Consistent with WW YES Master Plan/Facility Plan Water Page 2 — Meridian City Council Meeting Agenda June 4,2020— Page 57 of 164 1 1 I 1 • • 1' 1 1 1 1 1 MENMEN D - .nn I IllNw� ■ � _ r..ui I mENE■r •* ■■■■■■■■ EMI b r� ;: ., - o - . 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IN gNENIIIEIII I m nnnnnlllm � �• ��� � I m nnnmm�m • !■n■a—■ 1 ♦ �� -r= � _ innlrnnn 1 ♦ � ssi � nnnrnnn ♦i 9 _-�-_ p ■ unn unn y ♦i 9 EI:nnn nnn unn i 4 __ � .np iQ 4 a p.nu■p ti♦♦♦ �—_� uun unn •I�� ti♦i♦ — _ nun unn h♦I�i►, =='e Oi♦i p ��i� nun II V ,4 � ♦ p ��C� mlll n Inlii �I ♦ �■ Iiuii III. APPLICANT INFORMATION A. Applicant: Bruce Hessing,Hesscomm Corp.—6700 Linder Rd.,Meridian,ID 83646 B. Owner: Charles&Vickie Richardson— 1835 E. Victory Rd., Meridian, ID 83646 C. Representative: Leavitt&Associates Engineers,Inc.— 1324 1"St. South,Nampa ID, 83651 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 3/13/2020 Radius notification mailed to properties within 300 feet 3/11/2020 Site Posting 3/19/2020 Nextdoor posting 3/13/2020 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 annexation area is near existing public services and not on the periphery of corporate city limits; existing City of Meridian zoning and development lay to its west, north, and south. The proposed land use of single family residential is consistent with the recommended uses in the FL UM designation. The proposed project also meets the required density requirement listed above. Therefore, Staff finds the proposed preliminary plat and requested R-8 zoning district to be generally consistent with the Future Land Use Map designation of Medium Density Residential. 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.AL 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://www.meridiancity.orglcompplan): (Staff analysis is in italics after the cited 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 and plat offers additional sidewalks, open space, and a new segment of multi- Page 4 Meridian City Council Meeting Agenda June 4,2020— Page 59 of 164 use pathway that will help connect this project to adjacent subdivisions. The open space and pathway are the only amenities proposed for this project. Staff is recommending an additional amenity be placed on one of the common open space lots to further increase the quality and availability of amenities in the area. Staff is also concerned with the Applicant's proposed open space proposed on the preliminary plat and is offering further conditions regarding these concerns (see Section VIII.AI). If the conditions of approval of this report are met, Staff finds this project in compliance with the policies established in the new Comprehensive Plan. "Establish and maintain levels of service for public facilities and services, including water, sewer,police, transportation, schools, fire, and parks" (3.02.01G).All public utilities are readily available to this project site due to the existing subdivision to the west. ACHD notes the excessive traffic that already exists on E. Victory Rd and nearby intersections but has also noted in their staff report(see Section VIII.H) the low number of estimated vehicle trips from this subdivision will not require additional mitigation or road improvements. West Ada School District has offered comments on this project regarding school enrollment—the closest schools to this project are not yet over capacity according to their letter and West Ada estimates 22 school age children will reside in this development. Staff is aware of the overall overcrowding issues facing nearby public schools, however, that does not seem to be of high concern in this area. School enrollment numbers of the closest schools to this development are listed above in the Community Metrics section of this staff report. "Encourage infill development" (3.03.01 E). Teakwood Place Subdivision is on the cusp of being an infill development by definition. Staff finds that the already annexed and developed properties residing to the north, west, and south make development of this property a logical and orderly progression of City limits. In addition, all public utilities and services are readily available for this subdivision including planned road improvements at the nearby intersection of E. Victory and S. Locust Grove. "Require all new development to create a site design compatible with surrounding uses through buffering, screening, transitional densities, and other best site design practices" (3.07.0IA). The site design of this project proposes density that matches the subdivision to the west and the underlying FL UM designation. The subdivision to the south is of lower density zoning(R-4) but the applicant has proposed larger lot sizes on those lots abutting the subdivision to the south. Overall, Staff finds the site design to be an example of transitional densities and housing types. "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).Access into this subdivision is through an existing and developed subdivision (Tradewinds Sub.) via an extension of a local street. This will mean one less additional access point on E. Victory and S. Locust Grove Roads, arterial streets. C. Existing Structures/Site Improvements: There is an existing home on this parcel that is proposed to remain until Phase 2 develops. In addition to the home, a number of accessory structures and two large barns currently exist. The largest barn that resides towards the southern part of the parcel will Page 5 Meridian City Council Meeting Agenda June 4,2020— Page 60 of 164 be removed upon development of Phase 1 and the pole barn closest to the existing home will remain until Phase 2 development. All structures can be seen on the submitted plat and landscape plans. Staff is recommending that the structures be allowed to remain as proposed but that the street frontage improvements, including removal of the access to Victory Road to the existing home and landscaping along E. Victory Rd., are built with Phase 1. D. Proposed Use Analysis: Detached single-family residential homes with local streets within the development and a new stub street to the east are being proposed. Single-family detached dwellings are listed as a principally permitted use in the R-8 zoning district per UDC Table 11-2A-2. This subdivision is proposed to be developed in two (2)phases. The first proposed phase will provide all public streets and 24 of the 28 proposed building lots. The existing home is proposed to remain until Phase 2 development and then an additional 4 buildings lots will be developed with accesses onto the local street within the development and not onto E. Victory Rd. According to the preliminary plat, all lots appear to meet the required UDC dimensional standards. Staff is concerned with the phasing plan and recommends either it be developed in one phase, or that all the right-of-way dedication,frontage improvements, and access to E. Victory Road to the existing home be addressed in Phase 1. 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)—the proposed preliminary plat adheres to the standards therein. F. Access(UDC 11-3A-3, 11-3H-4): Access is proposed via extension of a local street from the west(E. Fathom St.). The existing home is requesting to maintain its access onto E. Victory Road, an arterial. In addition, an emergency access is proposed on the northwestern boundary connecting from E. Victory Rd. south to E. Fathom St. A note should be placed on the face of the final plat prohibiting any direct lot access to E.Victory Rd. The owner is proposing to keep the driveway for the existing home onto E. Victory Rd. which does not comply with ACHD district policy or the City's UDC. The Applicant has also proposed an emergency access only driveway that connects E. Fathom St. to E. Victory Rd. E. Fathom St. is the only access into this development and therefore, Staff is recommending a condition of approval that the emergency access be constructed prior to any issuance of Certificate of Occupancy, or with Phase I if there continues to be phasing proposed; this is commensurate with the condition of approval from the Meridian Fire Department(see Section VIII.AI). Pedestrian access in the development will be via extensions of 5-foot attached sidewalks on local streets. A micro pathway that runs next to the emergency access road and Page 6 Meridian City Council Meeting Agenda June 4,2020— Page 61 of 164 connects the frontage improvements on E. Victory Rd. with the sidewalks on the proposed extension of E. Fathom St is also proposed. Additionally, a small section of 10 foot multi- use pathway is proposed to be constructed along the Eightmile Creek and will connect with the large open space lot near the center of the development. 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. H. Pathways (UDC 11-3A-8): A 10-foot wide multi-use pathway is proposed along Eightmile Creek at the northeast boundary of the subdivision in accord with the Meridian Pathways Master Plan; its development is proposed with Phase 2 after the existing home will be removed in the same phase. The applicant is proposing the 10-foot multi-use pathway be located with a 14-foot wide public pedestrian easement within a 20-foot wide common lot in Phase 2. The multi-use pathway has other pedestrian connections via 5-foot attached sidewalks within the development. Again, Staff finds the timeline of developing portions of this project in multiple phases as an issue. The multi-use pathway may not yet have connection with additional miles of pathway but it will actually serve as an amenity if it is built in one phase or in Phase 1 due to its connection of E. Victory and the open space lot within the development. I. Sidewalks(UDC 11-3A-17): 5-foot attached sidewalks are proposed along all internal local streets, in accord with the standards listed in UDC 11-3A-17. J. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required adjacent to E. Victory Rd., an arterial street, landscaped per the standards listed in UDC 11-3B-7C. A 25-foot wide common lot is depicted on the plat; this common lot also houses the proposed multi-use pathway that will run along Eightmile Creek. The correct number of trees appear to be shown on the submitted landscape plans (see Section VII.F) Landscaping is required along all pathways (including micro-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.Staff is recommending a condition of approval to correct this on the landscape plans and provide a revised copy to staff at least 10 days prior to the City Council hearing. 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 should be corrected in the Landscape Calculations/Requirements table along with the required number of trees to demonstrate compliance with UDC standards. Page 7 — Meridian City Council Meeting Agenda June 4,2020— Page 62 of 164 The landscape plan needs to be revised to reflect the revised phasing plan and preliminary plat provided to staff.A condition of approval regarding this comment is in Section VIII.3. K. Qualified Open Space (UDC 11-3G): A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B is required. Based on the proposed plat of 7.35 acres, a minimum of 0.74 acres of common open space should be provided. According to the Applicant's provided open space exhibit(Exhibit VII.D), the Applicant is proposing approximately 52,737 square feet(or 1.21 acres) of open space (or 16.47%) consisting of a 10-foot multi-use pathway, common lots with open space, and half of the arterial street buffer to E. Victory Rd. The Applicant's open space exhibit labels 42,034 square feet of the open space as qualifying (13.13%). However, Staff notes that this calculation appears to duplicate area, includes the paved emergency access, and does not remove the paved area from the temporary cul-de-sac that does not count towards any open space, qualifying or not. After removing redundant open space and the paved areas on the common open space lots, Staff calculates approximately 29,634 square feet (or.68 acres, 9.25%) of qualified open space. This area is proposed to be provided across both phases with most provided in Phase 1. According to Staffs calculations, the applicant has not proposed enough qualifying open space. Staff removed the area for the temporary cul-de-sac proposed on one of the common open space lots and the 30 foot wide emergency access easement area from the open space calculation. The emergency access easement is not shown to be landscaped per UDC requirements and therefore Staff does not find it appropriate to include this area as qualified open space. If the Applicant were to pave 20 feet of the easement (as required for emergency access) and then landscape the five feet on either side of it per UDC standards, this area could be added back into the qualified open space calculations. If the required temporary turnaround is flipped and placed on the two buildable lots to the south of the common lot (lots 21 and 22), more open space would be available to the residents in this subdivision. Staff recommends this because there is little guarantee that the property to the east will ever develop and therefore little guarantee the temporary cul-de-sac will not be permanent. Approximately 4,800 more square feet of qualified open space would be added to this project with this recommendation. By following this recommendation as well as the landscape recommendation regarding the emergency access, approximately 9,200 more square feet of qualified open space would be added, making a total of 38,834 square feet, exceeding the 10%minimum required by code by approximately 6,000 square feet. Therefore, Staff is recommending conditions of approval to correct the open space calculations to reflect the usable open space and then provide Staff with a revised open space exhibit and revised preliminary plat showing the new location of the temporary cul-de-sac at least 10 days prior to the City Council hearing(see Section VIII.4). Page 8 — Meridian City Council Meeting Agenda June 4,2020— Page 63 of 164 L. Qualified Site Amenities (UDC 11-3U): Based on the area of the proposed plat(7.35 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 one (1) qualified amenity, a 10-foot multi-use pathway. This amenity meets the minimum UDC standards. Although the proposed multi-use pathway is a qualified site amenity, staff is concerned about its usage because it is a relatively short segment and does not directly connect with other portions of existing pathways. Because of this, Staff is recommending a condition of approval to include an additional amenity from one of the categories in UDC 11-3G- 3C on common open space Lot 4,Block 2 and provide a revised landscape plan at least 10 days prior to the City Council hearing. M. Waterways(UDC 11-3A-6): The Eightmile Creek runs along the northeast corner boundary of this development but is not on the same parcel. The applicant is proposing to add a 10-foot multi-use pathway outside of its easement as an amenity to this project site. No additional requirements exist due to the creek being off-site. N. 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 and shall be corrected per the conditions listed in this staff report(see Section VIII.3) for the lots abutting the micro-use pathway as well as include open vision fencing along the proposed pathway facing Eightmile Creek and any common open space. O. 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 VII.E). The single-family homes are depicted as mostly single-story structures with a variety of finish materials with stone, stucco, and lap-siding combinations. Some homes depict extra-large spaces for at-home RV storage. All single-family homes appear to meet design and architectural standards. 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 VIII.A 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 9 — Meridian City Council Meeting Agenda June 4,2020— Page 64 of 164 VII. EXHIBITS A. Annexation Boundary E. VICTORY RD. BASIS OF BEARING 5.19 5.20 S89'59'41"W 2680.68' �1 f-4 ()S.2D 5.30 5.29 620�22' N89'59'41"E 328-84-—-- -1731.62' V �S,2g I I tiRPOB � I S4'36'20"E BLOCK 1 I 80.22' � S39'10'20"E I� 1 0 IN I (D IN III BLOCK 2 �v I �J I Q � I 1835 E. VICTORY RD. I I 327636 s.f. 7.53 o.c. a I to Cd © ( I z V) I`a E Im z d Ij 0 wQ a o _Q IN tl 7 I N89'59'41"E \G1`NSFO GAG 21.79' o � I O 7729 a i� ,7j7Sj)&?6 0 ry II OF �N QORy G.rc I T mGj D) l u+ I U I I I ��,t OC Ir ®7U "AMYZ `313 4zp� I qk 7. y fS SUs f NO z® fj� JOB NO. IDAHO EXHIBIT _ DRAWING FOR 9-324 SURVEY o��w�A,LR ems! TEAKWOOD PLACE SUBDIVISION ANNEXATION �'1 WO Boiae.�.rrn�me /�, 1To6Ja�0.o6T0 GROUP, LLC LOCATED IN TNF-Nw 4 OF THE NW M OF SECTION 29.T.9J.,RAE..8-K, IBA COUNTY.IDAHO 2/35/1020 Page 10 — Meridian City Council Meeting Agenda June 4,2020— Page 65 of 164 B. Preliminary Plat(date: 3/25/2020) 9 1..I60Z73NOXd itio—ISWU I"—pw NOISIAicans 30VId QOOM>IVBI NOISIAIGS 9 O71d000MNV31 SB.LVIOOSSV -WAVOI DNI=nS NAJD�7 OndIS If j�2 4 ---------- -SR 4 .......... ... . .......... P E NW 1 ------ 2IIL Hj Az ------------- ---------- .. ........... W, ppppgg Page 11 Meridian City Council Meeting Agenda June 4,2020— Page 66 of 164 C. Landscape Plans(date: 1/23/2020) to o tly �m �m �> O ��, � 3 -----at•� `�� ��----cam -c'�- � m 3 ro ` fmfl x t_ M m ii E, I x It4 N i Lam=_- s P m ZO m >w�m � & �� , , sr � n ..a 9 " O o � 3 .I Z m J o a k�imilli m is?F , mp N 1,7 --- -- - LEAVITT R,ASSOCIATES ENGINEERS,INC- TEAKNHJOG PLACE SUBDIVISION EN TEAKWOOD PLACE _ AEa�oa�,1DAHO SUBDIVISION - STRUCTURAL`CIVIi J NEBSCOMM CORP, ? SORVEYlNG CINDER ROAN + - MERIGIN. 836Je REVISIONS PHONEI20]]89-0061 tea• Page 12 — Meridian City Council Meeting Agenda June 4,2020— Page 67 of 164 z 0 W 0 N x r am �P hJ a r 00 t+ C n a� zIz �� � ., P.-Z �zr [Ill fll - d y l� .:, x I - croro — I -FZZ � - oP `� I - 1 r 0 0 m z o a O � 6 _ n "n fix. k �E- mom - LEAV ITT&ASSOCIATES -" TEAKWOOD PLACE SUBDIVISION - ` \, ENGINEERS,INC. tab MER—N,0-0 TEAKWOOD PLACE — u~._•-r.., SUDDIVISION N STRUCTURAL CIVIL HESSCOLI— ��.- sursverlrJc s—lss 1.unosNaono ^w �? DDATE BY DESCRIPIICN MERIDIAN,1083B48 a o:,REVISIONS JA6 ew^,�,J`N - uu�� �esseisaTsmeeT sou+w nnuanionuo easc� PHONE�208I Page 13 — Meridian City Council Meeting Agenda June 4,2020— Page 68 of 164 �,.�, yy� I xW r ! I r n " r.y Z N c e a N b)O m x 0.4:0 `� —« - x ntvt, ZIZ a mlm Ib N / '. 2 X m m y �_ — — -- H 0 'I d X sk, F. Y Y — , ' ---- m m z . Ig 0 a g � a^?OSQC� - — — •,.,•""! LEAVITT S,ASSOCIATES -- -- - TEAKWOOD PLACE SUBDIVISION r-NGINEERS,INC. { — — MEalogH ogHo TEAKWOOD PLACE SUBDIVISION '_, sraucTURAcaavu - �� - HESSCOMM CORD f SURVEYING onre ar_' oescx ar ou MERIwgN,to e3e48 •` MNoNE(209Y]HB-6084 "� '__.,',.—�.•, ..... .......... :....:.•..�..n..,... ..n.on„nw•un.. .,,cm n Pr..w...e:........ owEzosm.. Page 14 — Meridian City Council Meeting Agenda June 4,2020— Page 69 of 164 D. Open Space Exhibit(date: 2/24/2020) � BBCN B1 PICE B,B5B iV'JNC-tiLLll'Nti N ----- J ___ m\J\ .. re O III � g $ l E.PENMBIDN ST;. t 1� ms P_ _ a IL o ➢y���2 R� �� 2N mT; e !" F -FXy' R .. z4 Sg :r I LEAVITT&ASSOCIATES TEAKWOOD PLACE SUODIVISION tj ENGINEERS.INC. .ERIo�AH.�o�Ho TEAKWOOD PLACE DEVELOPMENT EXHIBIT STRUCTURAL'CVIL HESSCCMM CORP. SURVEYING BE-1PT0N� 6i00 N.LINVER ROP[I bEAnIgN,l0 0L846 REVISIONS PH—(20SI]89-0864 Page 15 — Meridian City Council Meeting Agenda June 4,2020— Page 70 of 164 E. Conceptual Building Elevations E _ S 9 a ga 61 No I No a Page 16 — - Meridian City Council Meeting Agenda June 4,2020— Page 71 of 164 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 included in Section VII and the provisions contained herein. b. The emergency access on Lot 5,Block 2 shall be constructed with Phase 1 and/or prior to any issuance of Certificate of Occupancy. c. If phasing occurs,the existing home shall close its driveway access to E. Victory Rd. with Phase 1. d. The 10-foot multi-use pathway shall be constructed with Phase 1 of the development. e. All street frontage improvements and landscaping along E. Victory Rd. shall be constructed with Phase 1 of the development. £ An additional qualifying amenity(per UDC 11-3G-3C) shall be added to the plat and landscape plan and placed on Lot 4,Block 2 with Phase 1 of the development. Page 17 — Meridian City Council Meeting Agenda June 4,2020— Page 72 of 164 2. The preliminary plat included in Section VII.B, dated 03/25/2020, shall be revised as follows prior to submittal of the final plat application: a. Revise the plat to show the temporary cul-de-sac on the south side of the proposed E. Richardson St.,on Lots 21 and 22,Block 1. b. Add a note labeling Lots 21 and 22,Block 1 as non-buildable until the temporary cul-de- sac is removed. c. Add a note prohibiting direct lot access via E.Victory Rd. for those lots abutting the arterial roadway. Submit a revised plan (electronic copy)to the Planning Division at least 10 days prior to the City Council hearing. 3. The landscape plan included in Section VII.C,dated 11/20/2019, shall be revised as follows prior to submittal of the final plat application: a. The Landscape Calculations/Requirements table shall include the following: 1)the total linear feet of pathways and the required number of trees per UDC 11-3B-12);the total square footage of common open space and required number of trees per UDC 11-3G-3E. b. The Landscape Plan shall be corrected to reflect open vision fencing along all pathways and common open space areas, as listed in the standards in UDC 11-3A-7. c. The Landscape plan shall be revised to reflect the new phasing per the conditions in this report. d. Revise the Landscape Plan to show landscaping along the emergency access road per UDC standards in 11-3B. Submit a revised plan (electronic copy)to the Planning Division at least 10 days prior to the City Council hearing. 4. The Open Space Exhibit included in Section VII.D is subject to the following corrections: a. Show the temporary cul-de-sac on Lots 21 &22,Block 1 rather than on the common open space lot b. Correct open space calculations to reflect conditions of approval regarding qualified open space. Submit a revised plan (electronic copy)to the Planning Division at least 10 days prior to the City Council hearing. 5. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-6 for all proposed zoning districts. 6. 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. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 The street naming and addressing of any structures proposed to remain,will change to the new naming and addressing with this subdivision. 1.2 The geotechnical investigative report prepared by SITE Consulting, LLC indicates some very specific construction considerations. The applicant shall be responsible for the Page 18 Meridian City Council Meeting Agenda June 4,2020— Page 73 of 164 adherence of these recommendations to help ensure that groundwater does not become a problem within crawlspaces of homes. 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. 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. Page 19 — Meridian City Council Meeting Agenda June 4,2020— Page 74 of 164 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. 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. Page 20 Meridian City Council Meeting Agenda June 4,2020— Page 75 of 164 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT https://weblink.meridianciU.org/WebLink/DocView.aspx?id=183649&dbid=0&repo=MeridianC ky D. POLICE DEPARTMENT https://weblink.meridianciU.org/WebLink/Doc View.aspx?id=184717&dbid=0&repo=MeridianC ky E. PARK'S DEPARTMENT https://weblink.meridiancily.org/WebLink/Doc View.aspx?id=185209&dbid=0&repo=MeridianC iv F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridiancily.org/WebLink/DocView.aspx?id=184507&dbid=0&r0o=MeridianC iv G. CENTRAL DISTRICT HEALTH DEPARTMENT(CDH) https://weblink.meridiancily.org/WebLink/DocView.aspx?id=184494&dbid=0&r0o=MeridianC iv H. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancily.orglWebLinkIDocView.aspx?id=185262&dbid=0&repo=MeridianC i &cr=1 I. WEST ADA SCHOOL DISTRICT(WASD) https://weblink.meridiancily.orglWebLinkIDocView.aspx?id=183904&dbid=0&repo=MeridianC ity 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. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Page 21 Meridian City Council Meeting Agenda June 4,2020— Page 76 of 164 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 finds the proposed annexation is in the best interest of the City per the Analysis in Section V and with the conditions of approval contained in Section VIII. 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 Staff's 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, Page 22 — Meridian City Council Meeting Agenda June 4,2020— Page 77 of 164 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 and approves of the overall 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 23 — Meridian City Council Meeting Agenda June 4,2020— Page 78 of 164 WEI�DIAN�' ITEM SHEET Council Agenda Item -4.B. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Gracie Fighting Academy (H-2020-0054) by la Falo, Located at 149 S.Adkins Way Click Here for Application Materials Click Here to Sign Up to Testify at Hearing - Link to Sign Up will be available after 8 a.m. Wednesday, June 3, 2020. ATTACHMENTS: Yp Staff Report Staff Report 5/27/2020 Meridian City Council Meeting Agenda June 4,2020— Page 79 of 164 STAFF REPORT C:�*%- W IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 6/4/2020 Legend R DATE: Project Location o TO: Planning&Zoning Commission _ FROM: Joe Dodson,Associate Planner 208-884-5533 Bruce Freckleton,Development ® ' Services Manager ® __ 208-887-2211 i SUBJECT: H-2020-0054 -- -- Gracie Fighter Academy LOCATION: 149 S.Adkins Way, Ste. 103 ® � L PROJECT DESCRIPTION Request for a conditional use permit(CUP) for an Indoor Recreation Facility located within an existing building on 1.26 acres of land in the I-L zoning district,by FaloMe, LLC II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 1.26 acres Future Land Use Designation Industrial Existing Land Use(s) Commercial Proposed Land Use(s) Commercial Lots(#and type;bldg./common) One(1)building lot Neighborhood meeting date;#of April 23,2020,held virtually;No attendees but applicant attendees: did receive an email of support from one of the nearby owners. History(previous approvals) Existing CUP on site for a Karate Studio in a different suite(CUP-11-005,CZCV-11-020);A-2015-0088(CZC for previous tenant,seasoning production). Page 1 Meridian City Council Meeting Agenda June 4,2020— Page 80 of 164 B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes,letter stating no conditions or impact fees • Requires ACHD Commission No Action(yes/no) Access(Arterial/Collectors/State Lot has driveway accesses for existing structure;other Hwy/Loca1)(Existing and Proposed) access is via existing on-street parking. Existing Road Network Yes C. Project Area Maps Future Land Use Map Aerial Map Legend Legend . ! t I{ 0 Project Location Project Location Industrial '� �� 1 CIVIC �• ;�� MU-C , 'r Commercial � • � 'I - ex um Density - Reside rfialT Zoning Map Planned Development Map Legend m 0 Legend 0 Project Location Project Location y! City Limits EIL -L Planned Parcels _ C-G m I-L RUT C-G R6 --- -- �' LR-40 \ R-4U R-15 0 ~• R t RUT C-N RUT 1 RI m iR=4 I ,--------- - FE RUT RG RI Page 2 — Meridian City Council Meeting Agenda June 4,2020- Page 81 of 164 III. APPLICANT INFORMATION A. Applicant: Ia Falo— 1287 N. Stonehenge Way,Meridian,ID 83642 B. Owner: Doskeland Survivors Trust— 1193 E.Winding Creek Dr., Ste 101, Eagle,ID 83616 C. Representative: Stephen Fife,Cushman&Wakefield Pacific—999 W. Main Street, Ste. 1300,Boise, ID 83702 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 5/15/2020 Radius notification mailed to properties within 300 feet 5/13/2020 Site Posting Date 5/23/2020 NextDoor posting 5/13/2020 V. STAFF ANALYSIS A. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan) Industrial Designation—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. The proposed use and other uses within this existing building do not directly fit with the future land use designation of Industrial. This building houses other commercial uses already; there have not been traditional industrial uses in this building for years. Staff does not believe adding an additional commercial user to this site will further diminish the industrial base in the City because it is proposed within an existing building. Further analysis is below. B. Comprehensive Plan Policies(https:llwww.meridianciU.or /g compplan): "Minimize noise, lighting, and odor disturbances from commercial developments to residential dwellings by enforcing city code." (5.01.01F). The Applicant is not proposing any outdoor uses with this application; the recreational activity should occur almost entirely indoors. In addition, the use is also proposed within an industrial area and the subject site does not abut any residential properties. It is not ideal for commercial activities to occur in an industrial zone but locating this business within one helps minimize any noise, lighting, or odor disturbances to residential dwellings. "Preserve the industrial base within designated industrial land use areas by discouraging non-industrial uses and focusing on light manufacturing, distribution, flex-space, and base-employment." (3.07.01D). The proposed use of recreation facility is not an Page 3 Meridian City Council Meeting Agenda June 4,2020— Page 82 of 164 industrial use and thus does not preserve the industrial base within this land use designation. However, this building has already been utilized as a commercial building more than an industrial one due to the existence of another martial arts studio and other tenants that do not focus on light manufacturing, distribution, etc. Even though this individual use would likely diminish the industrial base, Staff finds that adding it to an existing building that houses the same type of recreational facility in a different suite does not further diminish the industrial base. "Increase year round recreational programming and activities that encourage education, health and wellness, community involvement, and multi-sensory play." (4.03.01). This comprehensive plan policy is most applicable to city operated programming and recreational activities. However, the activities noted in the policy can also be obtained via private businesses and the Gracie Fighter Academy can accomplish these goals. The proposed recreational facility is a jiu jitsu studio;jiu jitsu is known as a full-body and mind activity that people of all ages can learn and do with proper training. Adding this type of recreation activity will add an additional use that promotes health and wellness, self-defense education, and multi-sensory play. C. Existing Structures/Site Improvements: The location of the proposed business is within an existing building. All site improvements are existing and no additional improvements are required. See parking analysis below for information on parking availability. D. Proposed Use Analysis: The proposed use falls under"Arts, entertainment or recreation facility, indoors" in UDC Table 11-2C-2. This use is a conditional use in the I-L zoning district and also subject to specific use standards (UDC 11-4-3-2). The Applicant is proposing to lease a tenant space within an existing building and operate a jiu jitsu academy (a grappling focused martial art). Staff was provided with their proposed summer schedule that shows the intended hours of operation for this business. According to this schedule, a vast majority of the business hours will be during the evening hours, Monday thru Friday, between Spm and 8pm. The schedule also shows some one-on-one training/instruction at noon each day. The Applicant intends to have short Saturday morning hours as well with the last hour (noon— Ipm) being reserved for more of the instruction training. Within this same building there is another martial arts studio, the Dojo. This business has similar hours of operation on Monday thru Thursday but with only one Ipm class that is on Tuesdays and is closed on Fridays. The Dojo also has Saturday morning classes with 1-hour classes reserved for each age group (juniors, kids, and adult)going from 9:1 Sam to Noon. As stated above, The Dojo received conditional use permit(CUP) approval and CZC approval in 2011 for this use related improvements; the CUP approval did not restrict the operational hours beyond those listed within the specific use standards. These types of uses typically have staggered hours of operation that are off-set from other nearby industrial/commercial uses as is the case for this application. Staff does not foresee additional impacts by this tenant and proposed use other than additional evening parking being used. Please see Section H below for parking analysis. Page 4 Meridian City Council Meeting Agenda June 4,2020— Page 83 of 164 E. Specific Use Standards(UDC 11-4-3): Arts, Entertainment or Recreation Facility, Outdoors is subject to specific use standards as outlined in UDC 11-4-3-2: A. General Standards: 1. All outdoor recreation areas and structures that are not fully enclosed shall maintain a minimum setback of one hundred feet(100) from any abutting residential districts. The playing areas of golf courses, including golf tees, fairways, and greens, are an exception to this standard. (Ord. 07-1325, 7-10-2007). There is no outdoor recreation use proposed. There may be incidental noise heard outside if the tenant were to open the roll-up door for better ventilation. Staff finds this potential to be of minimal impact as all nearby properties are also zoned I-L. 2. No outdoor event or activity center shall be located within fifty feet(50') of any property line and shall operate only between the hours of six o'clock(6:00) A.M. and eleven o'clock(11:00) P.M. No such outdoor activity is proposed. If the Applicant were to ever have outdoor activities, the Applicant shall comply with these standards. Staff is recommending a condition of approval to ensure compliance (see Section VIII.1). 3. Accessory uses including,but not limited to, retail, equipment rental, restaurant, and drinking establishments may be allowed if designed to serve patrons of the use only.Any accessory use held on this site shall be for the students and the associated instructors. 4. Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker Systems", of this title.Applicant shall comply with this and all relevant code sections upon approval. B. Additional Standards For Swimming Pools: Any outdoor swimming pool shall be completely enclosed within a six foot(6)nonscalable fence that meets the requirements of the building code in accord with title 10, chapter 1, of this code.No swimming pool is proposed as part of this project. C. Additional Standards For Outdoor Stage Or Musical Venue: Any use with a capacity of one hundred(100) seats or more or within one thousand feet(1,000') of a residence or a residential district shall be subject to approval of a conditional use permit. (Ord. 05- 1170, 8-30-2005, eff. 9-15-2005). Not applicable to this application. Staff finds the proposed use to meet all specific use standards. F. Dimensional Standards(UDC 11-2): The existing building meets all dimensional standards and specific use standards. G. Access(UDC 11-3A-3, 11-3H-4): Access is provided via three (3) driveways and public on-street parking along S. Adkins Way. Staff and ACHD are not requiring any additional site access. H. Parking(UDC 11-3C): The subject site and existing building provide 49 parking stalls. In addition, all nearby industrial buildings appear to be of smaller scale and house multiple tenants aimed at low impact uses. There have been no reported issues with parking at this location. The two Page 5 Meridian City Council Meeting Agenda June 4,2020— Page 84 of 164 other known uses within this building appear to have normal operating hours during the standard work week and show that the proposed hours of operation of this application will rarely overlap. The two local streets that abut the subject site are at least 35 feet wide allowing for on street parking on both sides. Staff has calculated approximately 360 linear feet of street frontage that could provide for approximately 15 additional on street parking spaces. Therefore, Staff believes the available on-street parking and existing 49 parking stalls is adequate parking for the proposed use and subject site in its entirety. I. Sidewalks(UDC 11-3A-17): There is existing seven-foot(7) attached sidewalks along S. Adkins Way and E. Piper Court (directly to the north of the subject site). The proposed hours of operation and the existing sidewalks throughout this industrial subdivision should lend itself to good pedestrian connection for employees of adjacent businesses that may want to take part in this recreational activity after their word day has ceased. No additional sidewalks are proposed; all sidewalks meet UDC Standards. J. Landscaping(UDC 11-3B): With the CUP and CZC approval for The Dojo, additional landscaping was required. There is currently at least a 25-foot landscape buffer along adjacent streets that hold grass and mature street trees. The additional recreation center use does not require additional landscaping; the Applicant shall protect all existing landscaping in place. K. Certificate of Zoning Compliance: Due to the fact that the proposed use is within an existing building and no site or exterior building modifications are proposed a full Certificate of Zoning Compliance application will not be required to commence the proposed use on this site. Planning staff will review and approve the commencement of the use through the Tenant Improvement and/or Certificate of Occupancy submitted to the Community Development Department. All interior modifications (tenant improvements) associated with the use must receive all required permits and inspections from the Building Division of the Community Development Department prior to operation of the proposed use. VI. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit with the conditions in Section VIII per the Findings in Section IX. Page 6 — Meridian City Council Meeting Agenda June 4,2020— Page 85 of 164 VII. EXHIBITS A. Site Plan(Aerial image) 0 MINNOW o I Page 7 Meridian City Council Meeting Agenda June 4,2020— Page 86 of 164 B. Floor plan of Suite 103 (date: 2/12/2020) I Open Wall 18' wide x 8'6" High Remove ❑oor & Glass Open Wall l 18' wide x 8'6" High Remove Door & Glass El 0 "> Half Wall Office or Reception Conf_ Rm Page 8 Meridian City Council Meeting Agenda June 4,2020— Page 87 of 164 C. Applicant Narrative To whom it may concern: I am a business owner of and professor of Jiu-Jitsu, a martial art discipline.The main purpose of my business is to provide a self-defense that does not involve striking along with fundamental exercises and body movement to keep all students safe and healthy.I feel that I would fit well in this building and area because of the nature of my business and what all the other surrounding businesses are providing. For instance,there is a Karate school in Suite 101 of 149 Adkins,a Dance school in 195 Adkins and a CrossFit Gym in 345 Adkins.All of which are providing personal training and fitness to the community. Our hours of operation are predominately from 5pm-9pm, a time in which most industrial as well as commercial businesses are closed.Therefore,the traffic produced by our customer base will take place mostly in non-business hours and will keep the area from being overly congested.Customer parking should be of no concern as there is ample on-site parking provided on the parcel of 149 Adkins.My students and I would also have no problem parking out on the street of South Adkins Way or East Piper Court,given the corner lot nature of the parcel and aloud use of the city street to park on..Regarding the City of Meridian's code 11-4-3-2,1 will be complying and won't cause any issues because all my business activities will take place indoors.There is only one other business operating during the time at which I am operating at on the same property.There would be more than enough room for everyone to park.With there being two martial arts academies operating at this facility,it would bring an influx of respect and propriety to the area.Our main hours of operations are from 5pm to 9pm Monday through Friday and Saturday from 9am to noon.The only time the facility would be used other than those hours would be for a private lesson which consists of two to three people max.Each private lesson will last for one hour and is generally scheduled at a time of convenience.I would hope that each business would feel that we as business owners would provide a variety of services that would help the community as well as each other.A lot of the businesses in the area around add value to each other since they can be used to improve and or help one another's clientele.Furthermore,bringing more business to each of the surrounding businesses causing growth and stability.I thank you for taking the time read this narrative and hope it finds you well. Sincerely, la Falo Page 9 — Meridian City Council Meeting Agenda June 4,2020— Page 88 of 164 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. Planning 1. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-2 ARTS,ENTERTAINMENT OR RECREATION FACILITY, INDOORS AND OUTDOORS,including but not limited to the following: a. Any outdoor activity shall only operate between the hours of six o'clock(6:00) A.M. and eleven o'clock(11:00) P.M. b. Accessory uses including, but not limited to, retail, equipment rental, restaurant, and drinking establishments may be allowed if designed to serve patrons of the use only, and not the general public. c. Any outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker Systems." 2. The maximum number of allowable clients/students at the facility and staff at any one time shall be limited to the occupancy determined by Building and Fire Code. 3. The applicant shall not be required to submit a Certificate of Zoning Compliance application to commence the proposed use on this site. Planning staff will review and approve the commencement of the use through the Tenant Improvement and/or Certificate of Occupancy submitted to the Community Development Department. All interior modifications (tenant improvements) associated with the use must receive all required permits and inspections from the Building Division of the Community Development Department prior to operation of the indoor recreation facility. 4. The applicant shall comply with all previous conditions of approval associated with this site. 5. The Applicant shall have a maximum of two(2)years to commence the use as permitted in accord with the conditions of approval listed above. If the use has not begun within two (2) years of approval, a new conditional use permit must be obtained prior to operation or a time extension must be requested in accord with UDC 11-5B-6F. 6. Staff s failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. B. Ada County Highway District(ACHD) hygs://weblink.meridianciU.or,g/WebLink/Doc View.aspx?id=187699&dbid=0&r0o=MeridianC hty C. Department of Environmental Quality(DEQ) https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=188168&dbid=O&roo=MeridianC hty D. Nampa&Meridian Irrigation District(NMID) https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=188470&dbid=O&roo=MeridianC Lty Page 10 — Meridian City Council Meeting Agenda June 4,2020— Page 89 of 164 E. Idaho Transportation Department(ITD) https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=188476&dbid=0&repo=MeridianC iv IX. FINDINGS A. Conditional Use Permit 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 site meets all the dimensional and development regulations in the I-L zoning district for the proposed use. Therefore, Staff finds the site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Staff finds the proposed indoor recreation facility will be harmonious with the Comprehensive Plan in that it will not further diminish the industrial base of the city pursuant to the analysis in Section V.B. 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. Staff finds the operation of the proposed indoor recreation facility should be compatible with the other commercial and industrial uses in the area and will not adversely change the essential character of this industrial subdivision. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. If the proposed recreation facility complies with the conditions of approval in Section VII as required, Staff finds the proposed use should not adversely affect other properties in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. The site is part of an existing developed and zoned industrial subdivision. In addition, these services are already being provided to the existing building where the use is proposed. Therefore, Staff finds the proposed use will be served adequately by all public facilities and services. 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. Page 11 Meridian City Council Meeting Agenda June 4,2020— Page 90 of 164 Staff finds the proposed use should not create any 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. Due to the offset hours of operation in relation to nearby commercial and industrial uses and the existence of adequate parking, Staff finds the proposed indoor recreation facility should not be detrimental to any persons,property, or the general welfare. 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) Staff is not aware of any such features; the proposed use should not result in damage of any such features. Page 12 — Meridian City Council Meeting Agenda June 4,2020— Page 91 of 164 WEI�DIAN�' ITEM SHEET Council Agenda Item -4.C. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Landing South (H-2020-0005) by Jim Jewett, Located at 660 S. Linder Rd. Click Here for Application Materials Click Here to Sign Up to Testify at Hearing - Link to Sign Up will be available after 8 a.m. Wednesday, June 3, 2020. ATTACHMENTS: Yp Staff Report istaff Report 5/30/2020 Meridian City Council Meeting Agenda June 4,2020— Page 92 of 164 STAFF REPORT E III COMMUNITY DEVELOPMENT DEPARTMENT HEARING 6/4/2020 legend - - -- DATE: -- �Pro-e�- Lccfl=or �TO: Planning&Zoning Commission _ FROM: Sonya Allen, Associate Planner - 208-884-5533 E SUBJECT: H-2020-0005 E Landing South—RZ, PP LOCATION. 660 S. Linder Rd. (Parcel .10 __ do #51213233965;NW '/4 of Section 13, T.3N., R.1W.) I. PROJECT DESCRIPTION Rezone of 2.43 acres of land from the R-4 to the R-8 zoning district; and Preliminary plat consisting of 10 building lots and 3 common lots on 2.27 acres of land in the proposed R-8 zoning district. IL SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 2.27(includes area to section line of Linder Rd.that is owned fee simple) Existing/Proposed Zoning R-4 existing/R-8 proposed Future Land Use Designation Medium Density Residential(MDR)(3-8 units/acre) Existing Land Use(s) Residential(single-family home&accessory structures) Proposed Land Use(s) SFR(single-family residential) Lots(#and type;bldg./common) 10 buildable lots/3 common lots Phasing Plan(#of phases) 1 phase Number of Residential Units(type 14 units total [(4)2-family duplex dwellings with a total of of units) 8 units&6 standard SFR detached dwellings) Density(gross&net) 6.16 units/acre(gross);7.65 units/acre(net) Open Space(acres,total 0.37 of an acre including street buffer along Linder Rd. and [%]/buffer/qualified) area where the Kennedy Lateral is located. (Note: Qualified open space is not required because the site is below S acres in size) Amenities None proposed(Note: Qualified site amenities are not required because the site is below 5 acres in size) Physical Features(waterways, The Kennedy Lateral runs along the north boundary of the hazards,flood plain,hillside) site and has been piped Page 1 Meridian City Council Meeting Agenda June 4,2020— Page 93 of 164 Description Details Page Neighborhood meeting date;#of 10/17/19; 3 attendees attendees: History(previous approvals) Johnson Annexation(Ord.631 in 1994),no DA;ROS #2605 (created subject parcel) B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action (yes/no) Access Access is proposed via an existing local stub street from the north(S. (Arterial/Collectors/State Spoonville Ave.);an emergency access via Linder Rd.exists to the north Hwy/Local)(Existing and on Lot 55,Block 5 in Landing Subdivision No. 12 Proposed) Traffic Level of Service Better than"E"(Linder Rd.) Stub No other stub streets exist to this property other than from the north(S. Street/Interconnectivity/Cross Spoonville Ave.),from which access is proposed;no stub streets are Access proposed to adjacent properties to the east or south as those properties have already developed. Existing Road Network None Existing Arterial Sidewalks/ There is an existing attached sidewalk along Linder Rd. constructed in Buffers 2015 with the adjacent road improvements but no street buffer Proposed Road None(proposed right-of-way dedication to total 48' from section line of Improvements Linder Rd. abutting the site) Fire Service • Distance to Fire Station 2.3 miles • 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 2—current resources would not be adequate to supply service • Accessibility Project meets all required access,road widths and turnaround. • Special/resource needs Project will not require an aerial device;can meet this need in the required timeframe if a truck company is required. • Water Supply Requires 1,000 gallons per minute for one hour,may be less if buildings are fully sprinklered. • Other Resources Page 2 Meridian City Council Meeting Agenda June 4,2020— Page 94 of 164 Police Service • Distance to Police 2.5 miles Station • Police Response In an emergency,just over 3 minutes,with an average time of just under 4 Time minutes(meets target goal) FAerldlism Polio PAPAIJmant•The landing$a6gh UmattoR or new Re4eloorre'il 4cU j L.r•Jrr Aord Tlmr Frh�- U2101�2059-&EJ 3117d24 rvwl 41 5[ Ip iLp$l Dgs4prg4 ft Rp �lrr9 Plserhr IMP-M74dp1 CA%Fw Amoy lT =Dbpr1 bPAnlwlloI rooftsl 4wrrgePa whmThn*sI7T#*;arhr: YRytdMetWar Pi+hP 3 3:47 FrA�4 2 7.03 Auerape Response nmcshl•prlorlty:'M74W �PrkY� 3 a7 Arhricp T 9:4!r Calls for Service KF*Coils orcvMntIn1NP'M119' �Bauer rorrr 2,5�$ k ar{slit rar WULIe split by Prlanry In W749' 3 of R3 cm Ur% is q fi2 Ora 719% X of YJ Clrf 249% x of pP M 1-4% ea {Mme Coal rural S Cres�rei '[rash[a,inr Tuial a West Ada School District lnrollmeM Caw.p.W N5l a".hi.NIND • Distance(elem,ms, pec"rinr Clernen[ary 556 650 .1 hs) Megdlan Middle SchuM 1200 1250 L9 • Capacity of Schools `Am HW s`*oat 1975 ZAN Ile • #of Students Oue hf[he aburulan[anmun[ad jrwth In[he afea,We3l Ade ar aefluehk 6ulldng new srMals,and 6w ndaries sit'Yuaw•. Enrolled YI4wF1rnser44r1p,argilQ"hP*F61hkraal. • #of Students Predicted from this 9 development Wastewater L • Distance to Sewer Directly adjacent Services • Sewer Shed South Black Cat Trunk Shed • Estimated Project 14 units total—(4)2-family duplex dwellings for a total of 8 units&6 standard Sewer ERU's SFR detached dwellings • WRRF Declining 13.88 Balance • Project Consistent No sewer mainlines in common drives,only sewer services(reminder that a with WW Master maximum of three services are allowed into a manhole,with a minimum 30- Plan/Facility Plan degrees of angle separation). Water • Distance to Water Directly adjacent Services • Pressure Zone 3 • Estimated Project 14 units total -(4)two-family duplex dwellings for a total of 8 units&6 Water ERU's standard SFR detached dwellings • Water Quality None • Project Consistent Yes with Water Master Plan Page 3 — Meridian City Council Meeting Agenda June 4,2020— Page 95 of 164 1 1 1 I F� t �111111III1rF{c 14LIIYI:� __ _ ftwiInrh I — ..■� _ _ I �;~-' � we .^�. • v�-'- .�. 7 1111111 . Sti ~. IIIII -� .IIIII ,,. - � � _�' •_�� - �■raw 2 �Ci . � .. `'�I,. - ■u. 1111 , - ! 5- ■lip-IIIIIY _ „ -. �F _" -_.�, _.�- ■II II 111 I 11■Yralnml ._ .. { ------ 1� I 4Y "lil - _ �� ■I■ ah - Nllllllu uluuuuu ��� � ,•- 'w loa• �"- �� _ r N 4 - Ft � ■■ _ifsl -F r��+-� �IIIIIIIIIII III I�� ��■r. M I I IIK J ■ •� 11111111 .. : '■ .�-;mini 1 mlul�a■ _ - a■Y.YYI.I.Y ■� �ININ111 _ - (III ���� (IIIII =G2=■ _-;.■■.■. ■I.I.I"I . I; -12_-. II NIIIIII - .. I 11 ■.■■■■■ ■. ;3j■I — •111.11 -- +■I■III Ell - — • ' 111111 ■I _•1.1■ II n■■111 --"4I2•1.N�■1111 ■' ,III•-I 1111111111111 ;� �IIIIIII IIIIIINII�-�-=' -IIY■iii - _ IIIII II IIIII IIMI�- „_;;;11 1 C. Representative: Nick Bennett, Sawtooth Land Surveying—2030 S. Washington Ave., Emmett, ID 83617 IIL NOTICING Planning& Zoning City Council Posting Date Posting Date Notification published in newspaper 3/13/2020 Notification mailed to property owners within 300 feet 3/11/2020 Applicant posted public hearing notice on site 5/20/2020 Nextdoor posting 3/12/2020 IV. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan) The Future Land Use Map(FLUM) contained in the Comprehensive Plan designates this property as Medium Density Residential(MDR). The purpose of the MDR designation is to allow small lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre. The proposed development consists of six(6) single-family detached homes and four(4)2-family duplexes for a total of 14 units overall at a gross density of 6.16 units per acre consistent with the Plan. The following Comprehensive Plan Policies are applicable to this development: • "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 density single-family detached and 2-family duplex dwellings will contribute to the variety of housing types 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 detached and 2-family duplex dwellings) are proposed in this development which contributes to the diversity of housing types available in this area. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed residential dwellings should be compatible with adjacent existing and future single-family detached homes. Staff is concerned the proposed site design with only two (2) available on-street parking spaces may not be adequate to serve the site; however, the Page 5 Meridian City Council Meeting Agenda June 4,2020— Page 97 of 164 required off-street parking is being met. Four(4) additional spaces are proposed at the ends of the two common driveways. • "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 required to be provided to and though this development in accord with current City plans. • "Encourage infill development."(3.03.01E) The subject property is an infill property that was previously annexed into the City but never developed Development of this property will maximize public services by servicing land already in the City as opposed to parcels on the fringe. • "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 along the internal street is required to be provided with development as proposed. 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. V. UNIFIED DEVELOPMENT CODE ANALYSIS (UD A. Rezone: The proposed rezone is for 2.43 acres of land,which includes adjacent Linder Road right-of-way to the section line, from the R-4 to the R-8 zoning district. The proposed gross density of 6.16 dwelling units/acre and plan to develop single-family detached and 2-family duplex dwellings on the site is consistent with the Medium Density Residential(MDR)Future Land Use Map(FLUM) designation for this site. 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. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of the rezone with the provisions included in Section IX. 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 rezone for approval by City Council and subsequent recordation. B. Preliminary Plat: The proposed plat consists of 10 buildable lots and 2 common lots on 2.27 acres of land in the proposed R-8 zoning district. The minimum lot size proposed is 4,004 square feet(s.f.)with an average lot size of 6,305 s.f.; the grass density is 6.16 units/acre with a net density of 7.65 units/acre. The subdivision is proposed to develop in one phase. Single-family detached dwellings are proposed on Lots 62-67 and 2-family duplex dwellings are proposed on Lots 57-60. Existing Structures/Site Improvements: There is an existing home and accessory structures on the site that are proposed to be removed with development. All existing structures should be removed prior to signature on the final plat by the City Engineer. Page 6 — Meridian City Council Meeting Agenda June 4,2020— Page 98 of 164 Proposed Use Analysis: Single-family detached and 2-family duplex dwellings are listed as a principal permitted uses in the R-8 zoning district in UDC Table 11-2A-2. Dimensional Standards (UDC L�L-2): R-8 district: (UDC Table I1-2A-6) The property sizes and street frontages of the proposed lots and width of the street buffer along Linder Rd. comply with the minimum dimensional standards of the R-8 district; future development should comply with the minimum building setbacks and maximum building height standards of the district as required. 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, including but not limited to streets, common driveways and block face. There are two(2) common driveways proposed; such driveways should be constructed in accord with the standards listed in UDC 11-6C-3D. The common driveway that provides access to Lots 63-65 should be placed in a common lot. 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.A perpetual ingress/egress easement is required to be filed with the Ada County Recorder,which should include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment as set forth in UDC 11-6C-3D; a copy of the recorded easement should be submitted to the Planning Division with the final plat for City Engineer signature. Access (UDC 11-3A-3) Access is proposed via the extension of an existing stub street(S. Spoonbill Ave.) from the north boundary of the site; direct access via S. Linder Rd. is not proposed or approved. An emergency access via Linder Rd. exists to the north on Lot 55,Block 5,Landing Subdivision No. 12. Because the surrounding properties are developed and the Applicant is extending the only existing stub street, no other stub streets are necessary to be provided. The extension of the existing street results in a cul-de-sac in excess of the maximum length(i.e. 500') allowed by the UDC;because this is an existing condition and access via Linder Rd. is not allowed,no other alternatives exist. Parking(UDC 11-3C1: Off-street parking is required to be provided in accord with the standards listed in UDC Table 11- 3C-6 for single-family detached and 2-family duplex dwellings based on the number of bedrooms per unit. Based on 3-bedrooms per unit as proposed, a minimum of 4 spaces are required per unit with at least two(2) in an enclosed garage, other spaces may be enclosed or a minimum 10' x 20' parking pad. Future development should comply with these standards.The proposed dwellings all include 2-car garages and outside parking pads; however,the parking pads are only 16' wide and need to be widened to 20'. A parking plan was included on the plat that depicts a total of two (2) on-street parking spaces available after driveways are provided for each lot(see Section VIII.B). Another four(4) spaces are provided at the end of each of the common driveways(2 at the end of each driveway). Staff is concerned there may not be adequate on-street parking for guests; however,there is no Page 7 Meridian City Council Meeting Agenda June 4,2020— Page 99 of 164 UDC standard for on-street parking. Staff is also concerned there will not be adequate area for trash receptacles at the street on pick-up day with the proposed design. Pathways(UDC 11-3A-8): A 10' wide multi-use pathway is designated on the Pathways Master Plan along the frontage of this site adjacent to S. Linder Rd. Because the existing sidewalk is in good condition,the Park's Dept.is not requiring the pathway to be constructed at this time; however, a 14-foot wide public pedestrian easement for a future detached pathway is required. Sidewalks (UDC 11-3A-1 : Sidewalks are required to be provided adjacent to all streets as set forth in UDC 11-3A-17. A 5' wide detached sidewalk is typically required along arterial streets (i.e. S. Linder Rd.); however, the Director may waive this requirement to detach the sidewalk where there is an existing attached sidewalk. In this case,there is an existing attached sidewalk along Linder Rd. that is in good condition;there is also existing attached sidewalks on the adjacent developments to the north and south. For these reasons, the Director approves a waiver to this requirement. Landscaping(UDC 11-3B : A 25-foot wide street buffer(measured from back of sidewalk) is required adjacent to N. Linder Rd., an arterial street, landscaped per the standards listed in UDC 11-3B-7C,which require buffers to be planted with a mix of trees and shrubs, lawn, or other vegetative groundcover. Just lawn and trees are proposed; Staff recommends shrubs are added at a minimum. Common open space is required to be landscaped in accord with the standards listed in UDC 11- 3G-3E. At a minimum, one three per 8,000 square feet of common area is required to be provided along with lawn. Because the common area along the north boundary of the site where the Kennedy Lateral is located is within an Irrigation District easement,no trees are allowed. Therefore, all of the required trees are proposed to be placed in the street buffer along Linder Rd. There are several existing trees on this site that are proposed to be removed with development that require mitigation per the standards listed in UDC 11-3B-10C.5. The City Arborist inspected the site and determined an additional 67 caliper inches of trees need to be provided on the site for mitigation.The 50-inch caliper silver maple along Linder Rd.is required to be retained on the site and protected during construction,unless required to be removed by ACHD.Mitigation calculations should be included in the Landscape Calculations table demonstrating compliance with the aforementioned UDC standard. Qualified Open Space(UDC 11-3G1: A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B is required for developments over 5 acres in size;because this property is only 2.27 acres, this standard does not apply. However,the Applicant did submit an open space exhibit that depicts 0.37 of an acre of common open space including street buffer along Linder Rd. and area along the north boundary of the site where the Kennedy Lateral is located. Qualified Site Amenities (UDC 11-3C) Because the development area is below 5 acres in size,the standards listed in UDC 11-3G-3 for site amenities do not apply.No amenities are proposed or required. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction is required to follow Best Management Practices as adopted by the City. Page 8 — Meridian City Council Meeting Agenda June 4,2020— Page 100 of 164 Waterways(UDC 11-3A- : The Kennedy Lateral runs along the northern boundary of this site and has been piped. The Irrigation District(NMID)has a 55' wide total easement in this area for the lateral, 20' from the centerline on this site. Any encroachments in this easement will require a signed License Agreement and approved plan prior to construction. If the easement encroaches on adjacent buildable lots more than 10',the easement area should be included in a common lot that is a minimum of 20' wide and outside of a fenced area,unless modified by City Council at a public hearing with notice to surrounding property owners per UDC 11-3A-6E.The location of the easement should be clearly depicted on the plat. Fencing(UDC 11-3A- : All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing exists along the south and east boundaries of the site that is proposed to remain. No new fencing is proposed on the landscape plan. Fencing is required to be constructed by the Developer adjacent to common open space lots to distinguish common from private areas as set forth in UDC 11- 3A-7A.7a.The Applicant states that wrought iron fencing will be constructed at the back edge of the street buffer along Linder Rd. and along the Kennedy Lateral easement at the north boundary of the site; fencing should be depicted on the landscape plan accordingly. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant submitted sample elevations of the homes planned to be constructed in this development which are included in Section VIII.E. Single-family detached homes are a single- story in height and constructed with a stucco finish with stone veneer accents. Single-family detached dwellings are exempt from the design standards in the Architectural Standards Manual. Duplex dwellings are 2-stories in height and constructed of a mix of vertical and horizontal siding. The rear/east street-facing elevations do not have any windows. The proposed elevations are not approved with this application; final design is required to comply with the design standards listed in the Architectural Standards Manual. An application for Design Review should be submitted and approved by the Planning Division prior to submittal of applications for building permits for the duplex dwellings. VI. DECISION A. Staff: Staff recommends approval of the requested rezone with 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 9 Meridian City Council Meeting Agenda June 4,2020— Page 101 of 164 VII. EXHIBITS A. Rezone Legal Description& Exhibit Map awtooth Land 5urveyiriq. LI { ;L-ao 5.W.V'T1- dws I fed Honhwe6L DNra..`54c.G r4 I I•Amenue Eau +� /r rAfI&H,10 i-jk+d I'i c.ur d'Alene,10 83$1 A Jerome, 83 3� Pi(2C48J 39-9-6104 F!iK*j Y 1 a-4344 P-(208)329-5303 :,r,! %•r-if P:r2w)3$8-6105 r.fPft 292445-9 F TM Landing 13 Boundary besci'rption BA$MS OF 0EMUNG ror[fins dlescription 19 50vth Q°00'35"East between an aluminum tap monument rriarking the norl flamer of Section 13 and a 5113"rebaf w-rth an IIlegi*op marking the LW1{4 comer of SecVon 13,T. 3 N., R, 1 N!_, B.M.,City of Meridian,Ada County,ldatlo- A paroel of land(located sn the NW114 of SecGpdy 13,T. 3 N R- I W,, 13-H-, City of Merldian,Ada County, Idaho,more particularly described as Follows; COMMENCING at an aluminum cap mortu merit marking the northwest corner of sAi4 SeL#ion 13; Thence South 0° '35"East,voiracident with the westerry+boundafy of said NVdf 14 of Section 13, a distance of 1WAI Felt to the POINT OF BEGINNING; Thence kavtrlg Said Westerty bGur)darw of the NW1)4r South 56N5'40"East, coinddent with the southerly boundary afThe Landing Subdivi5iar4 No, 12,as ramrtled In Book L14 of Plats, at Pages 14-42,Ada County Reeards, 192.54 feet; Thence South 770 14'25"l agi Coincident with Said souther 1701mdary, 9d,g7{het; Them South 8111.30'49'East coinddent with said 5outtledy boundary, 148.80 fut 0 the nult4we5t Eflrner of The L,�mding Daub-00sinn No. 7, as remded Ito Uo(*69 of fiats, at Pages 7895-7086, Aida County Records Thence South M35"East floircident with thin vreshe;r#yr Boundary of said Landlnq Silfa NISiOn Nor 7, a dlstame of 212.83 feet. Therxae South 89°54'23"West, cainrldmt with Me two h edy baundaryr of said Landing Subdivisifln No. 7, a distance of 402.54 reset to a W"rehar with n*tap op said westerpy boundary of the NW1 f4; Thence forth 01100'35"WQst, epineldent with said wes"boundary of the N NJJ4,a distar'Ioe of 3�3,92 fW to the POINT DP BEGLNNINrr. The above described Paral 2.43 acres,mare or lez, 11574 Z Dtr IDEA I'tL-019119123-THE LANDING 9123 THE LANDING 13 BOUNDARY.-dacx Page 10 Meridian City Council Meeting Agenda June 4,2020— Page 102 of 164 W-FR4AKUN ROAD i3L 5.74 T1E UAUM-'aWfVMdN na i.? IF 10 v r r Ft I .... ... BE THE LAMXNG SUMM570V NO.7 2.dwG* 7w -.T 2MS-WASWNCTM AVE. F 12 THE LANDWO 13 'd: EMNETTID8MI7 19123 JU P.'=399-- J 04 pmaiwT& BOUNDARY EXHUNT �Ak F 3988H 105 T3Nj R I SEC- 13 EXHTBFT CiTY OF VERDIAN WiRT WWWS4wrOOTtfUODm I 1Q.1 Pagel 1 Meridian City Council Meeting Agenda June 4,2020— Page 103 of 164 B. Preliminary Plat(date: 5/20/2020) Pow LNM A&T roe S;r r�a M e Wa Mrn A�.4'R f W LP /LM LTl\7T JOYL:} _ jw 2 nr 1 _ , r . =ems: I � iFr . Page 12 Meridian City Council Meeting Agenda June 4,2020— Page 104 of 164 C. Landscape Plan (date: 5/29/2020) PLANT PALI TT1'' akl%"�I* F� a v i 5, .4.-..T.. al', 747A&-L. �r ter.• � t 0 —_----- Fr.1n`:."�TT«�:���•is��7iP"�''i��'7��..:y�p•:�1�: �� a k�.� �.,� ��h�--'-- = I ' _ - J � I �i� 7 rrt.;as�xne.r •sr��sr�n�:.r�e.4-,i,' i k.. �,',�, � - - — n'� x II r �. x �' ZL aiai«.tr�ibk.. i41•I I'Ri41. jilt l� Page 13 Meridian City Council Meeting Agenda June 4,2020— Page 105 of 164 D. Open Space Exhibit(dated: May 28, 2020) THE LANDING SOLITN REV.,MAY 28,2020 :Peiax P" •tom r aesr n(CuCLUA IM S t r -6..rvoA..R owo uir+nr - E uwv hL j. R]fr'4 Lsu. ,n . mjki ar oeerr+a v++ar y I ❑PEH sPACEfArCULATRY9 Page 14 Meridian City Council Meeting Agenda June 4,2020— Page 106 of 164 E. Conceptual Building Elevations EX RFAEi.E'4/.TKMl. I11 € - hLYLbexaph I-f.ILN!IX�W4&Y� � a uirc�scal�alma4Tv��o # � C t i 2� � r IIURJ L'l-:fl k+I LYSS:_ �VY�a Ilmm,rALA'J[ a N3 I IF Zq i fflCuff fACADE-!SM iq FI ¢76S��nxcu I.�ewmxors w+x�nswc .urm�rr..�.i aTLCSr py S x 3.a�L�e�wcg qM!Y ' �^a nay ' #.•L��wlarrrr PAIql Page 15 Meridian City Council Meeting Agenda June 4,2020— Page 107 of 164 .TI'ITlRS7CL'LTRls,� ��rJ �. AVP AM11 -- IHUT X G.��• A& J _ oil- LU Lmffw faPJ 377S9FaC�]I! iyt, ,er l■w - �^� sae LL:j �17=- Page 16 Meridian City Council Meeting Agenda June 4,2020— Page 108 of 164 CH SEA $ F,4TIa Olw LPYAS BETTIS -F1 'IpI "-.AT RO N 4-J YRI LAUN Vmir ¢51?dAE 1 �n GYRATE I k ---- ---- ---5 - — '..� — k w.iC. U 11 P �I II tl hl II ��yyy r YIR1 � r r Page 17 Meridian City Council Meeting Agenda June 4,2020— Page 109 of 164 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA) is required as a provision of rezone of this property. Prior to approval of the rezone ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of rezone 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 rezone. 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 included in Section VII and the provisions contained herein. b. The two-family duplex dwellings are required to comply with the design standards listed in the Architectural Standards Manual. An application for administrative Design Review shall be submitted and approved by the Planning Division prior to submittal of applications for building permits for these units. Single-family detached dwellings are exempt from design review. 2. The final plat shall include the following revisions: a. Include a note prohibiting direct lot access via S. Linder Rd. b. The common driveway that provides access to Lots 63-65 shall be depicted in a common lot. c. The easement for the Kennedy Lateral shall be clearly depicted on the plat; if the easement encroaches onto adjacent buildable lots more than 10 feet in width,the easement area shall be included in a common lot that is a minimum of 20-feet wide and outside of a fenced area,unless modified by City Council at a public hearing with notice to surrounding property owners as set forth in UDC 11-3A-6E. 3. The landscape plan included in Section VIII.A.3, dated 5/29/2020, shall be revised as follows prior to submittal of the final plat application: a. Depict wrought iron fencing as proposed by the Applicant along common open space lots to distinguish common from private areas in accord with UDC 11-3A-7A.7a. b. Depict an additional 67 caliper inches of trees within common areas on the site as mitigation for removal of existing trees in accord with the standards listed in UDC 1I- 3B-10C.5. The 50-inch caliper silver maple along Linder Rd. is required to be retained on the site and protected during construction,unless required to be removed by ACHD. c. Include mitigation calculations in the Landscape Calculations table based on the City Arborist's inspection, in accord with the standards listed in UDC 11-313-10C.5; a total of 67 caliper inches of trees is required for mitigation. d. Depict shrubs within the street buffer as set forth in UDC 11-313-7C.3a. 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. 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 and two-family duplex dwellings based on the number of Page 18 Meridian City Council Meeting Agenda June 4,2020— Page 110 of 164 bedrooms per unit. Parking pads for each unit shall be widened to 20-feet as set forth in UDC Table 11-3C-6 for 3-bedroom units. 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 driveways; 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 11- 6C-3D. 7. All common driveways shall be constructed in accord with the standards listed in UDC 11- 6C-3D. 8. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for all common driveways,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment as set forth in UDC 11-6C-3D; a copy of the recorded easement shall be submitted to the Planning Division with the final plat for City Engineer signature. 9. Address signage shall be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. 10. A 14-foot wide public pedestrian easement for a future detached pathway along S. Linder Rd. is required to be submitted to the Planning Division with the final plat for City Engineer signature; coordinate the details of the easement with Kim Warren, Park's Department. 11. All existing structures shall be removed prior to signature on the final plat by the City Engineer. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 No sewer mainlines in common drives, only sewer services(reminder that a maximum of three services are allowed into a manhole,with a minimum 30-degrees of angle separation). 1.2 Terminate the water main at the south end of the cul-de-sac with a fire hydrant. Water services only in the common drives,not water mains. 1.3 The geotechnical opinion submitted with this application was from March 2017, and was not derived from an on-site study. It was indicated in that opinion that an on-site geotechnical investigation would be conducted in April of 2017. The applicant shall submit the results of the April 2017 investigation, as well as current monitoring reports, as part of the final plat application. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code (MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. Page 19 Meridian City Council Meeting Agenda June 4,2020— Page 111 of 164 2.3 The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x I I"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B.Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities, etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. Page 20 Meridian City Council Meeting Agenda June 4,2020— Page 112 of 164 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 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.meridianciiy.org/WebLink/DocView.aspx?id=l 84871&dbid=0&repo=MeridianCi Page 21 Meridian City Council Meeting Agenda June 4,2020— Page 113 of 164 D. POLICE DEPARTMENT https://weblink.meridiancit .00rg/WebLink/Doc View.aspx?id=I88196&dbid=0&repo=MeridianC Ry E. PARK'S DEPARTMENT https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=184643&dbid=0&repo=MeridianC hty City Arborist's Comments: hops://weblink.meridiancity.org/WebLink/Doc View.aspx?id=189344&dbid=0&repo=MeridianC hty F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) No comments were received. G. BOISE PROJECT BOARD OF CONTROL https://weblink.meridiancit .00rg/WebLink/Doc View.aspx?id=183794&dbid-0&repo=MeridianC Lty H. NAMPA&MERIDIAN IRRIGATION DISTRICT https://weblink.meridiancit .00rg/WebLink/DocView.aspx?id=I84912&dbid-0&repo=MeridianC Lty I. CENTRAL DISTRICT HEALTH DEPARTMENT https://weblink.meridiancit .00rg/WebLink1DocView.aspx?id=184497&dbid-0&repo=MeridianC Lty J. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=184485&dbid=0&repo=MeridianC Lty K. IDAHO TRANSPORTATION DEPARTMENT(ITD) hops://weblink.meridiancity.org/WebLink/Doc View.aspx?id=183952&dbid=0&repo=MeridianC Lty L. WEST ADA SCHOOL DISTRICT(WASD) https://weblink.meridiancitLorg/WebLink/DocView.aspx?id=185551&dbid-0&repo=MeridianC Lty M. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancitLorg/WebLink/Doc View.aspx?id=185685&dbid-0&repo=MeridianC Lty Page 22 Meridian City Council Meeting Agenda June 4,2020— Page 114 of 164 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; Stafffinds the proposed zoning map amendment to R-8 and subsequent development is consistent with the Comprehensive Plan. 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 the development of single- family detached and 2-family duplex style 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. This Findings is not applicable as the application is for a rezone, not annexation. 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 Staff's recommendations, is in substantial compliance with the adopted Comprehensive Plan in regard to land use, density 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 will be provided to the subject property with 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; Page 23 Meridian City Council Meeting Agenda June 4,2020— Page 115 of 164 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 IXfor 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 24 — Meridian City Council Meeting Agenda June 4,2020— Page 116 of 164 Applicant's Presentation all an i* ng Site Plan I I , f.9Y1W�dXff Y I I I JT r�{ I JS+ � }J lJc I e m[•alr» L ,J L �nnu u I IAJ1d Y Yg dr I I� IRY• "�. � i 110% R4J#� _— I L Ci4wda h1l '� �••. — Q� I IArr L I �x r' In. r $ n�•,tea Om — IF - a• lar- p —_ FB�Jl3]' i6L 91 layrd �I andin g Open Space and Amenities P'L.AN7 Tr LANDSCAPE CALCJLAT OK5 jrHE LANDING SOUTH 1-11U A REV. MAY 28,2020 Z�V 1111 1, �4 ---------- DENSITY CALCULATIONS �4 ..... . Lu �A��d 11"1", 11 J.'WAil, 111"AlliJ II I C; cf) z L z I < X< 6,V4 P LAE- ­TS Ur=VEL0fME\'r DATA Q --- ——-- L. z [L -, W zi OPEN SPACE CALCULATIONS PLAN IR93- L Li LJ an a lard I ding ESTERIOR ELEY0.MN3: Elevations _ © HEd AL9RRADTTOOENA R9BC1 R THIONO6R IAZN LAP R SI I9ICIKI1C0C. 0CMDDuplex ° 00 I a 3 R.%%ELEVAMN 180170� FF 4 LLICEELEVAMNINORIHI I E%TER10H ELEVATIONS: ELEYMAH H 6EA NP R.SUN . L RA➢ ARU HORI2ML R STIPGC ORRC LBATTEN SIpMG AMOIOR STUCCO ,_. - _ i."_ � REARMIEVATIOH(EAST) -_._. . ._ LLJI allard . . • F-ELEVAMN I WESTI an ding 1 n OPENI116 I FRONT FACADE RATIO=M& DOORS&VYINDOIA18=117.5 Sq Ft F RONT FACADE•670 Sv FI Single— PATIO a° Ir;OWNERS N-El-R-S-SUITE -E31NtN6 - i'I BETTIS TtI T F-17 DINING RG - ----_- - i BONIJ5 i G1;EAT ROOM �u t e 1 Family `__'__�_-J-� I Klral� � Lu Lu Elevations • �� I3 = �1 SHOP ] ` W.I.C.C. 'f --- ' ENTRY LAUNDRY 6' L ILI I ' GARAGE BEDROOM 02 — CEILI u :01 COURTYARD � I II GAPAGE n, ENFRY d SLAB BED*2 8'G`Eelf`G _---------�----------- r >>t r 4 n t r I 5 I � I I I I VEFU9EtiRM#3 ESLI I 1! Il ItMR_CM �! i allard IM I anding 4 1p JEP ti , 4r - •�,.�.. " "`� -' .rye ""` V6 eay tatera+ ..� :dO • f I l iw Modify condition 3b and 3c . 3. The landscape plan included in Section VIII.A.3, dated 5/29/2020, shall be revised as follows prior to submittal of the final plat application: a. Depict wrought iron fencing as proposed by the Applicant along common open space lots to distinguish common from private areas in accord with UDC 11-3A-7A.7a. b. . . The applicant shall comply with standards listed in UDC 11-3B-10C.5, and prior to City Council shall coordinate with the City Arborist on mitigation, and shall provide Planning Staff with an updated landscape plan showing caliper inches proposed to be removed and caliper inches replaced. The 50-inch caliper silver maple along Linder Rd. is required to be retained on the site and protected during construction, unless required to be removed by ACHD. G. Inelude FnitigatieR ealewlatiens in the CalculateeRs table based en the City • ; Call 1 Y\eY Y1 1ehes of tFees 1[` Y!1/Y111 Y%A feY m1t1gat1e Yf cd. Depict shrubs within the street buffer as set forth in UDC 11-3B-7C.3a. ta llard nding Thank You Ta llard nding meow Joshua S# St - — Ab • - Site an . JL R 0 r (d _ _ R!la. f F R- °. '.�►• rider D VH er Dr 1+ 6 �dr r �r Dr W14 AWL Comprehensive = i 3 , Plan Map 3 � Ia ._ Ip 1141 Yl 7 it Pt } '# +'T �• AMR -AOL fW-A WEI�DIAN�' ITEM SHEET Council Agenda Item -4.D. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Villas at Twelve Oaks East(H-2020-0014) by Jim Jewett, Located at 115 S. Linder Rd. Click Here for Application Materials Click Here to Sign Up to Testify at Hearing - Link to Sign Up will be available after 8 a.m. Wednesday, June 3, 2020. ATTACHMENTS: Yp Staff Report Staff Report 6/2/2020 Meridian City Council Meeting Agenda June 4,2020— Page 117 of 164 STAFF REPORT E COMMUNITY DEVELOPMENT DEPARTMENT HEARING June 4,2020 Legend x ' DATE: Project Lflcfl�ian _-- TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner -- 208-884-5533 100 SUBJECT: H-2020-0014 Villas at Twelve Oaks East—MDA,AZ i LOCATION: 115 S. Linder Rd. in the NE 1/4 of Section 14,Township 3N.,Range 1 W. L��WTfT1T1�1If�ITf1TI"11I � I I I I I f f f f br�rr nl�Trr�'�`€i� I. PROJECT DESCRIPTION Annexation of 6.63 acres of land with a TN-R zoning district; and modification to the existing Development Agreement(Inst. #2016-095715)for the associated development to the west to include the subject property and proposed development plan in the agreement, and removal of the provision requiring an 8-foot tall concrete fence to be constructed. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 4.59 Future Land Use Designation Commercial Existing Land Use Single-family residential(SFR)and agricultural Proposed Land Use(s) Multi-family residential(MFR) Current Zoning Rl in Ada County Proposed Zoning TN-R(Traditional Neighborhood—Residential) Lots(#and type;bldg/common) NA(property is not proposed to be subdivided) Phasing plan(#of phases) 1 Number of Residential Units(type 64 multi-family apartment units of units) Density(gross&net) 13.94 gross/14.12 net Open Space(acres,total[%]/ 1.59 of an acre(34.6%) buffer/qualified) Page 1 Meridian City Council Meeting Agenda June 4,2020— Page 118 of 164 Amenities 10' wide multi-use pathway Physical Features(waterways, The Ten Mile Creek runs along the southern boundary of this hazards,flood plain,hillside) site Neighborhood meeting date;#of October 17,2019;7 attendees attendees: History(previous approvals) AZ-05-056(Hark's Canyon Creek Subdivision DA Inst. #106180812);MDA-13-008 (11 Addendum to DA Inst. 113103818);H-2016-0100(21 Addendum to DA Inst.#2016- 095715) B. Community Metrics Description Details Page Ada County Highway District • Staff report Yes (yes/no) • Requires No ACHD Commission Action es/no • Existing Linder Rd.is improved with 2/3-travel lanes,between 32-33'of pavement,and no curb, Conditions gutter or sidewalk abutting this site.There is 55' of ROW for Linder Rd. (25' from centerline). • CIP/IFYWP Capital Imprwements Plan 10112)fiIntegrated Five Year Work glen(IFYWP); Lnder Road is wrrenlly undar construction to be widened to 54anes from Frariklln road to Pine Avenue. Linder Road is listed in the-GI P to bo wide ned to 5-lanes}ram Frank.Ii n Rand to Overland Road between 2031 and 2035. This rs to be a tohpt project mth ITT. • The intersaclinn of Franklin Road and Linder Road Is listed in the CIP le be widened to 5- lanes on the north leg, 64anes an the south, 74anes east, and 7-lanes an the wrest leg, and signallzed between 2021 and 2025. Access(Arterial/Collectors/State One(1)25'wide driveway access is proposed via S.Linder Hwy/Local)(Existing and Proposed) Rd.,an arterial street Traffic Level of Service Acceptable(Better than"E")—Franklin&Linder Roads Stub Street/Interconnectivity/Cross A cross-access easement exists to this site from the property to Access the north.A driveway at the site's west boundary is proposed to be extended through the site to Linder Rd. Existing Road Network None Existing Arterial Sidewalks/ None Buffers Proposed Road Improvements None Page 2 Meridian City Council Meeting Agenda June 4,2020— Page 119 of 164 Fire Service • Distance to Fire Station 2.3 miles from Fire Stations#1 • Fire Response Time Falls within 5 minute response time • Resource Reliability 75%for Fire Station#1;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 required;the closest truck company is 4 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 Police Service • Distance to Police 2.5 miles Station • Police Response 3:5 minutes Time • Calls for Service 577 within a mile of site(3/1/2019—2/29/2020) • 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 67 within a mile of site(3/1/2020—2/29/2020) • Crashes 26 within a mile of site(3/1/2020—2/29/2020) West Ada School District 1.Distance arm rm � es IN- (elem,ms, Perrone Elementary 56Z 650 hs) Meridian Mld@Ie!khoal lw5 12M ILA 2.Capacity of Nbaridan H4h Schaal 1965 2400 .7 Schools 3.#of Students Due to the abu ndani a mpkinl of growth In the area.West Ada is actbm ly building new scN.uols,and buuridiprim are atways Enrolled ehafong.These future students could pozeniimpw 4tutnd Plea53nt view Elementary,and Owyhee H,gh School. 4.#of students 51 predicted for this development Wastewater • Distance to Sewer Directly adjacent Services • Sewer Shed Ten Mile Trunkshed • Estimated Project See application Sewer ERU's • WRRF Declining 13.9 Balance • Project Consistent Yes with WW Master Plan/Facility Plan Page 3 Meridian City Council Meeting Agenda June 4,2020— Page 120 of 164 • Impacts/Concerns Per the Sanitary Sewer Master Plan,this parcel is supposed to connect to sewer on the property to the north and ultimately to W.Franklin Rd.The current configuration has sewer going to the west.Under this configuration the sewage is pumped through two lift stations.It is unknown if the lift stations can handle the extra load.The City wants to avoid sending the waste to the west and through the lift stations.Please direct sewage to the north as shown in the master plan. 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 C. Project Maps Future Land Use Map Aerial Map (fLegend High��Den Legend10 PraiectLflca-non ReSld�"tli F{o'e LocaTMar. Eltliplyment 1 ,O EAU- o �` `igin 1 i U-Re 5 luy� Ira 8Rl fiC Ill IY' W.J ILLn, S1d nfi I II Jill 1 1 1 1 1 1 Fin 7 Il1TffPrr'{"i�� Page 4 Meridian City Council Meeting Agenda June 4,2020— Page 121 of 164 Zoning Map Planned Development Map Legend R-4 L'-O L10 0 (fLegend @ Pro"ec- Lcca-cr R.. I Project Luca=or _-- -��I.IT-�- ' rLlfYllk �-- -- +- i Plonrr--d Parve a _ R1WTF.L. - C- -N - RU, R 1 R R1 R-8 l UT -----' R1 I I I I I I I f I� RF�n� �l1lTfFrr'�'41� IaF�r.� �l1lTfFrr'�'41� III. APPLICANT INFORMATION A. Applicant: Jim Jewett—776 Riverside Dr., Ste. 204,Eagle,ID 83616 B. Owner: Same as Applicant C. Representative: Josh Beach, Sawtooth Land Surveying—2030 S. Washington Ave.,Emmett,ID 83617 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper notification published in newspaper 5/15/2020 Radius notification mailed to property owners within 300 feet 5/13/2020 Public hearing notice sign posted 5/20/2020 on site Nextdoor posting 5/13/2020 Page 5 Meridian City Council Meeting Agenda June 4,2020- Page 122 of 164 V. COMPREHENSIVE PLAN ANALYSIS LAND USE: This property is designated Commercial on the Future Land Use Map in the Comprehensive Plan . The Commercial designation will 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. The proposed high density multi-family development will provide housing options in close proximity to the rapidly developing Ten Mile area where employment uses are planned to develop. The proposed project is an extension of the Villas at Twelve Oaks project to the west and will share amenities and common open space. A segment of the City's multi-use pathway system is planned along the southern boundary of the site adjacent to the Ten Mile Creek which will provide a pedestrian connection from Linder Rd.to the west to the future employment uses in the Ten Mile area. 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 high density multi family apartment units will contribute to the variety of residential categories in the City and in close proximity to 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) Only one housing type (i.e. mutli family apartments) is proposed in this development which contributes to the variety of housing types in this area. In the abutting Villas at Twelve Oaks project, duplex style and 8-and 12 plex multi family apartments were approved. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed multi family residential use and site design should be compatible with multi family uses to the west, commercial uses to the north and single-family residential uses to the east across Linder Rd. • "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 be provided to and though this development in accord with current City plans. Page 6 Meridian City Council Meeting Agenda June 4,2020— Page 123 of 164 • "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 are required to be provided with development. • "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 multi family residential uses are proposed which are an allowed use in the Commercial FL UM designation. 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 for this area. VI. STAFF ANALYSIS A. ANNEXATION&ZONING The Applicant requests annexation of 6.63 acres of land with a TN-R(Traditional Neighborhood— Residential)zoning district. A conceptual site plan and building elevations were submitted showing how the property is planned to develop with 65 multi-family apartment units;this project is planned to be an extension of the multi-family project(Villas at Twelve Oaks) in the development process on the adjacent property to the west(see Section VIII.C,D). Multi-family developments are listed as a principal permitted use in the TN-R district per UDC Table 11-2D-2. All future development is subject to the dimensional standards listed in UDC Table 11-2D-6 for the TN-R zoning district. There is an existing home on the site that is proposed to be retained and used as an additional rental/manager's unit. The site plan depicts access to the proposed development via the extension of a driveway at the west boundary of the site and via S. Linder Rd. A non-exclusive vehicular/pedestrian ingress-egress easement (Inst. 113099953) exists to this site from the property to the north that is located approximately 145.3 feet from the west end of the concrete fence along the north boundary; there is an existing 8-foot tall concrete wall constructed on the property line that prevents access between the properties. To facilitate connectivity between the residential project and the abutting commercial development,the Applicant should remove a small section of the wall(up to 24.5 feet in width as allowed by the easement)to allow for a pedestrian connection to be provided as a provision of the amended Development Agreement(DA). Because this property is proposed to be included as part of the multi-family development to the west,the overall common open space and site amenities should comply with the minimum standards listed in UDC 11-3G-3 and 11-4-3-27. Staff has verified the overall common open space and site amenities exceed the minimum UDC standards. To ensure common open space and site amenities are shared between the two sites, Staff recommends a DA provision is included requiring such. The Pathways Master Plan depicts a segment of the City's regional pathway on this site along the north side of the Ten Mile Creek and along the west side of S. Linder Rd. The pathway along the creek is planned to eventually provide a pedestrian connection between Linder and Ten Mile Roads. With the original Twelve Oaks project to the west, a pedestrian bridge was required to be constructed across the creek for a connection from the residential neighborhood(Whitestone Estate Subdivision) to the south to the north to Franklin Rd. Because the Pathways Plan at that time didn't depict an east/west pathway along the creek, a pathway was not required between the east and west boundaries. In order to facilitate Page 7 Meridian City Council Meeting Agenda June 4,2020— Page 124 of 164 an east/west pathway connection between Linder and Ten Mile Roads and the Ten Mile area, Staff recommends a 10-foot wide pathway is constructed on the overall Twelve Oaks project in accord with the Plan as a provision of the amended DA. With development, a minimum 25-foot wide street buffer is required to be constructed along Linder Rd., landscaped per the standards listed in UDC 11-3B-7C. Typically,a detached sidewalk would be required within the street buffer along Linder Rd.,an arterial street,per UDC 11-3A-17; however, because a segment of the City's multi-use pathway is planned from the creek to the north,Staff recommends a detached 10-foot wide concrete pathway is constructed in lieu of a sidewalk in this location.The sidewalk south of the creek along Linder Rd. may be constructed in the future with the bridge widening project; ACHD is requiring a road trust for those improvements. Conceptual building elevations were submitted that are the same as those being constructed in the original Villas at Twelve Oaks development;no changes are proposed to the elevations in the DA(see Section VIII.D). All future structures are required to comply with the design standards listed in the Architectural Standards Manual. Detailed review of the elevations for compliance with these standards will take place with the Certificate of Zoning Compliance and Design Review application prior to application for building permits. Based on the analysis above in Section V, Staff is of the opinion the requested annexation with the TN-R zoning and proposed development is consistent with the Commercial FLUM designation for this site and uses desired in this area. 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 VIII.A. Additional land on the north side of the creek on the adjacent Villas at Twelve Oaks property to the west that was inadvertently not included in the previous annexation boundary legal description is included in the proposed annexation boundary to clean up the zoning in this area. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-6511A. Because a DA exists on the associated project to the west,the Applicant proposes to amend that agreement to include the subject property rather than enter into a new agreement just for this property(see analysis below). Staff recommends additional provisions are included in the amended DA as mentioned above as a provision of annexation of this property. B. DEVELOPMENT AGREEMENT MODIFICATION A modification to the existing Development Agreement(Inst. #2016-095715)is proposed to include the subject property and proposed overall conceptual development plan in the agreement, and removal of the provision requiring an 8-foot tall concrete fence to be constructed(provision#6.1.9.). A legal description for the overall property proposed to be included in the DA is attached in Section VIII.B. The concrete fence/wall was previously required along the east boundary of the original Villas at Twelve Oaks multi-family project to buffer the previous rural residential use on the property proposed to be annexed with this application. Because the residential property is now owned by the same developer as the adjacent project,a fence/wall is no longer needed as a buffer as the project is proposed to be integrated as one development with shared common areas and amenities. Staff is in favor of the proposed modification to the DA with the added provisions noted in Section VI.A. VII. DECISION A. Staff: Staff recommends approval of the proposed Annexation&Zoning and amendment to the Development Agreement per the provisions in Section VIII in accord with the Findings in Section IX. Page 8 Meridian City Council Meeting Agenda June 4,2020— Page 125 of 164 VIII. EXHIBITS A. Annexation&Zoning Legal Description and Exhibit Map 5awtooth Land urveyincj, LL 466 2030 5.WsShinyton Ave. J 044 Warthweat Med_,Ste.6 14 �"?.venue Eaat � Emmett, IQ 83G J 7 Caeur d'Akne,[a 83, 4 June, la 83338 �mt r 1 P: (208)338-8104 F={208}714-41544 F. (208)3c3�r303 F:{208}398-8I06 F={ 08}252 4463 F: (208)324-382 March 4,2020 Annexation Legal Description BASIS OF BEARING for this description is South 89113'17-East between a 5/8"rebar marring the N1 f4 corner of Section 14 and a brass cap mariang the section comer common to Sections 11, 12, 13 and 14, both in T 3 N., R. 1 W., B.M., Ada County, Idaho. A parcel of land being a portion of Lot 6,Block 1 cf Van Hees Subdivision as shown in Book 12 of Plats, at Page 683,Ada County Records and a portion of the Ten Mile Drain, located in the NE114 of the NE114 of Section 14,T. 3 N.,R. 1 W., B.M.,Ada County, Idaho,more palticulady described as follows; COMMENCING at a 513"rebar tap marking the N1/4 corner of said Section 14; Thence South 89013'17"East,€oincidentvah the north line of the NE14 of the NE1f4 of aid Section 14,a distance of 1993.41 feet; Thence South 0033'43"Wes#;,coincident with the west line of Lot 1, Block 1, of said Van Hees Subdivision, 296.60 feet to the NW comer of said Lot 6,Block 1,of Van Hees Subdivision and the POINT OF BEGINNING; Thence South 89113'17"East,coincident with the north line of said Lot 6,Block 1, of Van Hess Subdivision, 664.51 feet to the€enterli ne of S. Linder Road; Thence South 0033'08"West,coincident with said centerline of S. Linder Road, 233.15 feet; Thence Nolth 89026'52"West 24.99 fleet; Thence 37.45 feet along art of said curve and coincident with said south ban kof the Ten Mile drain, having radius of 76.40 feet,a central angle of 2SGOW59", subtended by a chord bearing, South 89a18'15"West, 37.07 feet; Thence South 75015'46"West,coincident YvKh the north line of Whitestone Estates Subdivision, 624.62 feet to a 518'reba r PLS 972; Thence South 7500143"West,coincident with said north line of Whitestene Estes Subdivision, 689.45 feet; Thence Nolth 0033'43"East, 124.41 feet; Thence Nolth 75007'43"East,689.45 feet; Thence Nolth 0033'43"East,276.88 feet to the POINT OF BEGINING; The above described parcel contains 6.63 acres, more or less. P a g e I I 13:12019119393-TVVELVE OAKS EXPANSIGNISurvey%Drawings%Descriptions119393 annexation legal RE;! 1.docx Page 9 Meridian City Council Meeting Agenda June 4,2020— Page 126 of 164 SIS OF BEARING c��Y6�rl h?114 CV..SrC.24 5 SrJ3'1 d64,�77�57,88l �� M13� err rzreaoosaar� �—— _, W. FRANKLIN ROAD `�� �4 1.3 i I 3 9 S r ' VAN BEES SLJHUIvLSfON AMVFCAKS w r 2,BLz)cK 1 `n 5 8913,1 3'f]"E _664.5!' f 63 -,4-3'j P47WT or f7rGINNING LU VAN HEES S OWVMOJV LOT 6,aLocx i J i ' - L1 G'1 , NIA 4,6 I ats 5 7 , LU e WHrTF5TCXff 057ATE S[WR951CW L07-5 d-9,;A 0CK! i 4MF TAKE I CFi f, faW I , IONTA , r[ u CtARVF TA18f_E I� CYS4L2 �1r�C1�hk�T71 011fa1 DaTAAW2E 1 CFIORDdE A199 1 OXAD!€hkZ7r C! 37.4i' 76.a0' 20'G459' LEGEND PROPER7Y SCUWMR'Y L YVE EX�S TMG OfI€o aR r)r Uw SECn,cftu LINE kXW OF WAY FOALP Iva'qFw AS foTk P m6 fUUW R4A.4S LAP W'W'M6114A1C'AF kS.14al # 5r: W'REWICAP PtS]422! CA 7, LCUIAT.5D Pa'NT � � RYT37R�INF{7.4�iM1TICk SfCT30f!14 2 FrSTIxc� rtaEk T 3 N„ R, 1 W!, BrX 2030 S, WASHZIYG `ON AVE. DWG d VILLAS A!'7WELVE MS EMMETT, ID 83617 1 g$s lWNEXA7-{C,hf EXHIE T OPEN ooaR RENTALS LLC P. (208)�9 -81&4 PRQIFCT/ MERID M, IDAHO I �- 398-6105 14393 ,SAFFT SATE. 9{4{c3720 l as d , [ -i} WWW.SAWT00Tf1LS-C()M J j�`! Page 10 Meridian City Council Meeting Agenda June 4,2020— Page 127 of 164 B. Legal Description&Exhibit Map for Property to be Included in Amended Development Agreement awto th Land Surveying, LL 2Q3Q S, Wssh.g on A— 11144 NKfhwe�.k blvd„Ste. G 1 4 1 1° A,,snua Exst Pmmett, IP 53617 C.,n d'Alene.is W814 jffomd�, 11)633- P: {20131 39b5$1 O4 F: (205)714-A5441 P: 120O)5P2 )-5303 F: (205)3.3a,81 5 F- i2 }?92-4453 F; t205}324.352 March 12, 2020 Devefapment regal Descriptior1 BASIS OF REAIRM4 for tflie desonpaw is South 89013'17"East between an alum;rrum cap marking the N114 corner of Section 34 and a brass Cbp marking the section corner Cornmon to-Sections 1 i, 12, 13 and 14,kxated In T. 3 N., R- 1 W., B,M-,Ada County,Idahm A parcel of Mild being Lots 1 and 2, Black 1 of Twelve Oaks Sutdiylsion as shown in Back I IM of Plan, at P2ge 15179 and a portion of Lot 6,BJock I of Van Heel 5utdvIsion as shown In Book 12 of Plain at Page 688,Add County Pecords and a portion of the Ten Mile Dram,kxated irk the NE114 of the NEI)4 of SeCtiOn 14,T, 3 N,, R. 1 W-1 f3,M.,Ada County, Tdaho, more particularly described as follows; COMMENCING at an altaminum cap marking the N114 corner of said Section 14; rtenue South ago 13'17"East, coincident vrlth the north line of saGd NEI14 of Sectian 14, a distance of 1328,94 fee; to E 1)16 comer of Said Section 14; Therm South 0030?West, +49.00 feet to dtie NW corner of said Lot 2, Block t, Tweve Oaks Violas Sub&.ri5on and the POINT OF RLIGJEtWING, Thence South 890 I3'17'East, ooincident with the north line of said Lot 1 and 2❑f Block X,Twelve Oaks 5ubdivl5ion,a distancze of 5%,16 feet, Thence North 89030'ff East, 10&33 facet In a SM"rebw PI.S 5802 marking the Northeast turner of said 4Ct 1,illock 1, Twelve Oaks Subdlvi:�lon, Thence South Da33410 west,tolncMent with the east fine of said Lot 1, Block 1,Twelve Oaks Subdivision,a distance of 250.17 feet to a 5)8*rebar PLS 14221� Theme South 89°13'17'Fast, coincident with the north line of Lot 6r Van limes 5013divi6ion, 639.51 feet to a W rebar PL5 14221, LPIWce South 0°33'08'West, M.25 Boat to ttie South right of way of Ten We Drain and the begInni ng of a nmr- targlent curve to the left; Thence 37,95 feet along arc of said cow,mirboident with Bald sout#k right of way Of Teri Mile Drain, having radius of 75.40 feet,a central angle of 28 I24 59", Subtended by a chard bea ring South 89018'15"ides[, 37-07 feet; Thence South 75015146"West, colnoident with saW South right of way of Tan Mlle Drain,624.62 feet to a 5/8'rmtmr PL5 972; � h Thence North 0033'55*E;35t, 129.41 feet toil 518"rebar pL5 14221; 'C E Thence South 150074Y West,coinckfent with Bald south right of way of Ten Mile drake, 6D9,45 feet 0 Thence North 0034'18"Bast, 710.64 feet to the POINT OF$66I#IN1FICs, OF Gt , The above described parcel Contains 14.019 acres, more or k�m P oi( I I P:L2019%19393•TINELVF-OAKS E PANSON)Survey%DrewingskDoscripl*ona119303 Deve4aprnent legal.docx Page 11 Meridian City Council Meeting Agenda June 4,2020— Page 128 of 164 &45S OF SIR W ................................:..................._.—..--.....sRsar���E 2657.81V F 1116 CDR„SEC 14 e329Cgy [7�F j1qU] as W.FAWLF1 RaW 23za, -— ... ms S$QZ 7tiiMUF C105 $ vl j 5118ISN[SfOh 3r*+ LTWRVEOAXS T4221 5891,23"' E oat-Sl• ac $ st�8or 2RUN I PLS 14 2! Wr2 ALOCKI I VAN FfF 55ta19 R75lOVP w, L t015 6'' I R8956GO210 r — ,A tea' W— _ PCS l4223 '`et p KTUE'TOW ESTATE RAW)NISM r l ZOT5 I-1 :OLOIQ[2 - LINE TAF4F OWF 'F I t J' .9f' TE x � G}+4RRLFH C3+OR9aEAR6`fG'�rAh41�E .�' saa°gars tir �a�as 2J �(). A&Wrv. � ���� Iws�7r arxulowRruvE r Cfy — €CPNGn€TooR LOT UNE SECrna4u rIME d1l RIGHT OF WAY Fmm QAAUfc,w1 CAP M MA)NEW OFF , SEr""raFav etdW PLS 1422f po ! S-Fr.V2�RMWeW PLS A4221 CAL W?33� IOW 5,E OfV 14 EU5T]hG LOT NW ER F,3 A�,,14, I UV., E.M. nrrs per owrut5q{p paL�e: 2030 5, WASHINGTON AVE. TWELVE OAKS EXWETT,m 0617 DEVELOPMENT AGREEMENT OPEN DOOR RENTALS LLC P:( 399-8104 aa�xacr* UG A VARY E7098rT F- ( 8)399-8105 19,m M E+U01AN, IDAHO nqTvr aaao Lav rel I-tc www.,sAiwnXm1L5.CQm J OF, Page 12 Meridian City Council Meeting Agenda June 4,2020— Page 129 of 164 C. Overall Conceptual Site Plan to be Included in Amended Development Agreement(dated: 11/25/19) I s EDr i r �a �.. �—R 7 ..1 r 4 cO1~,- f� fEu�lile�l � Page 13 — Meridian City Council Meeting Agenda June 4,2020— Page 130 of 164 D. Conceptual Building Elevations &Floor Plans(dated: 5/6/16) rn HCE►TVAL GE#94R aMAWIRQs SA 1a +y ' 44" 3 a[ ,. 2 . ❑ �. ❑ 1 rrr,Gu s,aE�rnTQN{rrrE:i 5i m r ♦ii ..- LitrSwa. .r 1 t IT'!DPL ICE&-f-WAT"IrrPE 7k +2Iy'e"FRONT ELkV. ER MPE 7.Sly CONCEPTUAL CENQ614RAWNOS SAAG 4R.. P. j TPK.J,ErJERHMTdDb rME41Im i q) f #w- -s. - ��ti r �� I ❑ *�,,� - 1 fir . L T — imr! ` — _ gR.ELEVB �I rYi�,a yl�ELeaR i Sx�+7'rtE�i +�i�_CtL/I�r�wat,pa{irFE+•L F14.i Page 14 — Meridian City Council Meeting Agenda June 4,2020— Page 131 of 164 GDNCEFTIIAL DETMH DRAWINGS s.G.10 IT m �fRrMT El[44T1cF:IwERT1 � "�1�+4�ELE+'Af 141PIEi4FT} _,1. �. i. rl - 3SLDE SLEYAT I N fMQ TTx i 4 S:CE E1F nT"I SOU--I-. 6.61 CONCEPTUAL DESIGN DRAWINGS 5.6.16 F- �.� i,xoalerl:ialli ram. � ✓-_. -zm. [or] — i — 1 FRONT ELEVATION(O1IFLEX❑I,O4,&O7) � e m � REAR ELEVATION(DUPLEX D1M.&❑7) - ILJC U — .. :. _ _ iH1PLE1f 1CI M of 04&a 4 SIDE EL'A"ON{➢l1 rx 1)1-Em&O7) ']31bE ELEVATION(DUPLEX O1 p4,&D74 A8.71 Page 15 Meridian City Council Meeting Agenda June 4,2020— Page 132 of 164 CONCEPTUAL13ESIONORA44ING4 5.F.Iii =- - 47,+ rNalt Cirw5[Rxq gaMr.a fLFb a oo � � 3 - q ❑ 1 -'eLV1�CvnI10n g}u�G7[Oe.6aa Wd C1 P &DE ELEV,4TCH iOf.PLFA CR Da a E]c4+TIMfAMEEKDaDai 9Ei 1'STT� CONCEPTUAL DESIGN DRAWINGS 5.6.16 El El E..i: +`FRONT ELEVATION[Oi1PLE%D3,136 8 091 �l dwg EJ ICI JI G 1 j REAR ELEVATION(M PLEX W.116&M) �._ � .___....._... ILL r j. ouaLor A SdE ELEVATION IDI1PlEX O3,O8 d O91 759OE ELEVATION(DUPLEX O3p8 8 DO Page 16 Meridian City Council Meeting Agenda June 4,2020— Page 133 of 164 CON-rEP TLIAL CESN]h DRAY 1,109 SAAS 10 } '..'INBL=110E ELEL'-'ICIh MDR%13MLE 94CE 1E'.AT104 � I I "�.FPf1Ff kl FH,71 CN ��• G.l0.�.riE4 rt 4 EAR ELEVOLU C0NC9P'rUAL OrSIGN DRAWINGS 5.6.16 nfAi — l N Y TYPICAL SIDE ELEVATION 0 y $ IC m L r 2T?NT ELEVATION I ELEVS- '_ GdRAGE 6 3REAR ELEVATION A6N�$2 Page 17 Meridian City Council Meeting Agenda June 4,2020— Page 134 of 164 CONCUTLOALEFE916YFORAWINGS SALIG r ri �i .1 �rtan[I api� - R I � t[1 rltl� �f�E E4[��4M 3AOE 4EMn4K AGl.O.7 CONCEPTUAL OF&IGN DRAWINGS 5.6.16 51[1E E:LE'VATFIXJ EU 3T?NT aEVATIGN _ _ FXf.ELEVS. GARAGE d REAR ELEVATION AB.84 Page 18 — Meridian City Council Meeting Agenda June 4,2020— Page 135 of 164 t LVGEM ED swis 714 4 ' 1 . R•i 2;:w M6FLxAPLH4.7Y7f 4 _ 1 LEEIEN} WT - md --t e s rrqr--2m^^ _,f .ne OpM►4+f+ 1+15 7 ��T/�p{,N hNl TYn4 7 � �•�!�'� �i Li _:n s is . "�lCOONG FL{i�a4IJ� "*PLi Page 19 Meridian City Council Meeting Agenda June 4,2020— Page 136 of 164 tT3 1 TYPCdi SipE ELEVATION � S _7 0 Q} � ^ZFTw ELEVATION rS�� EXT.ELEV5_ '"` GARAGE 5 �uaa 3R RELEVATION mmrwrso-rt AB„82 Page 20 Meridian City Council Meeting Agenda June 4,2020— Page 137 of 164 E. Proposed Amendments to Existing Development Agreement Staffs recommended amendments are noted in underline text. 6.1.9 An 8 feet tall eonefete fenee is r-equir-ed to be eenstnaeted along the east boundafy of th adjaeepA to the Ream pr-epeft-y(Par-eel No. R8956000200)to mateh the existing fenee along the 6.1.9 A pedestrian connection shall be provided between the Villas at Twelve Oaks East propeLty and the commercial property to the north(i.e.Van Hees Subdivision) as facilitated by the previously recorded access easement in the location and width specified in the easement(Inst. #1130999531 6.1.10 A 10-foot wide multi-use pathway shall be constructed along the north side of the Ten Mile Creek and a detached 10-foot wide multi-use pathway shall be constructed along the west side of S. Linder Rd. in accord with the Pathways Master Plan prior to issuance of the first Certificate of Occupancy within the Villas at Twelve Oaks East portion of the development. 6.1.11 A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the multi-use pathways on the site prior to issuance of the first Certificate of Occupancy within the Villas at Twelve Oaks East portion of the development. 6.1.12 The common open space and site amenities shall be shared between the Villas at Twelve Oaks and the Villas at Twelve Oaks East developments. IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. The amended Development Agreement(DA)proposed by the Applicant,including new provisions recommended by Staff as a provision of annexation of this property, shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A street light plan will need to be included in the final plat or building permit application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. 1.2 Per the Sanitary Sewer Master Plan,this parcel is supposed to connect to sewer on the property to the north and ultimately to W. Franklin Rd. The current configuration has sewer going to the west.Under this configuration the sewage is pumped through two lift stations. It is unknown if the lift stations can handle the extra load. The City wants to avoid sending the waste to the west and through the lift stations. Please direct sewage to the north as shown in the master plan.. 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. Page 21 Meridian City Council Meeting Agenda June 4,2020— Page 138 of 164 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x I I"map with bearings and distances(marked EXHIBIT B)for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall 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. Page 22 — Meridian City Council Meeting Agenda June 4,2020— Page 139 of 164 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 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.meridianciU.ory WWebLinkIDocView.aspx?id=186317&dbid=0&repo=MeridianCitE Page 23 Meridian City Council Meeting Agenda June 4,2020— Page 140 of 164 D. POLICE DEPARTMENT https://weblink.meridianciV.oLvlWebLinkIDocView.aspx?id=188198&dbid=0&re2o=MeridianCiU E. PARK'S DEPARTMENT https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=189330&dbid=0&repo=Meridian City F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) hops://weblink.meridiancity.org/WebLink/DocView.aspx?id=187167&dbid=0&r0o=MeridianCity G. CENTRAL DISTRICT HEALTH DEPARTMENT(CDHD) https://weblink.meridiancity.orQ/WebLinkIDocView.aspx?id=186408&dbid=0&repo=MeridianCity H. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridianciiy.org/WebLink/Doc View.aspx?id=186721&dbid=0&repo=Meridian City I. WEST ADA SCHOOL DISTRICT(WASD) hops://weblink.meridiancity.org/WebLink/DocView.aspx?id=18 7589&dbid=0&r0o=MeridianCity J. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https://weblink.meridiancity.or lWebLink/Doc View.aspx?id=188453&dbid=0&repo=Meridian City K. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancity.or lWebLink/DocView.aspx?id=187880&dbid=0&repo=Meridian City 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 6.63 acre property with TN-R zoning and develop multi family apartment dwellings on the site at a gross density of 13.9 units per acre consistent with the associated Commercial FLUM 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 regulations for the commercial district and with the Comprehensive Plan. Page 24 — Meridian City Council Meeting Agenda June 4,2020— Page 141 of 164 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 multi family residential uses should be compatible with adjacent multi- family, single-family 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 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. Page 25 — Meridian City Council Meeting Agenda June 4,2020— Page 142 of 164 Applicant's Presentation �1K Y OverallSitePlan _j I � T h �I+ J II y 1 �IJ • � 7 1Y p La S f - r 1. 1 : U .ICI ��'. � >r '-r 4. C•�. \ '���� � - - 11,�1 -� �'.�.� - .r*•`"l�•• � OYCR4l cwYU.c � G �� UZ " n:R secs: cwA.cr e a"r�•i .._.... ` � � tturn �- urn Z Z� W �.. � s is Ir.0��X�n:..aom3 avr r.t m'•�w n lvs+4 � r's.. :.. �!!�lRwc•o�ua � .• • Conceptual Site Plan w i -- -P —14--- T T 0APT L E [Wr3 a ter Lf aAPr rAPr ------ ry UH4rs �I —E � --- — - w - irr" fin y �o - � : L� !� o; ;I I I I I ' d AFT UWE _ 2R 0 AFT ¢U rrs L�4DS r E- wk _ H..F1F R OPEN SPACE Site Characteristics OVERALL CHARACTERISTICS: PHASE II CHARACTERISTICS: ZONING: C—C/TN—R ZONING: C—C/TN—R AREA: 12.58 ACRES AREA: 4.59 ACRES BUILDINGS: BUILDINGS: (16) 8—PLEX (8) S—PLEX APARTMENT BUILDINGS (2) 12—PLEX 64 APARTMENT DWELLING UNITS 152 APARTMENT DWELLING UNITS PARKING SPACES: (9) DUPLEXES 18 APARTMENT DWELLING UNITS REQUIRED: 128 — STALLS (1) RETAIL STORE [64 (MIN) TO BE COVERED DR ENCLOSED] 1 COMMERCIAL UNIT [6 (MIN) TO BE HANDICAP] PARKING SPACES: 6 — BICYCLE PARKING REQUIRED: PROVIDED: 15 — STALLS (RETAIL STORE) [1 (MIN) TO BE HANDICAP] 138 — STALLS [43 COVERED] 72 — STALLS (DUPLEX) [26 ENCLOSED] [36 (MIN) TO BE ENCLOSED] [6 HANDICAP] 304 — STALLS (APART'VENTS) 56 — BICYCLE PARKING [152 (MIN) TO BE COVERED OR ENCLOSED] OPEN SPACE: 69.159 sq ft (34.59%) [12 (MIN) TO BE HANDICAP] 14 — BICYCLE PARKING (APARTMENTS) PROVIDED: 15 — STALLS (RETAIL STORE) [1 HANDICAP] 72 — STALLS (DUPLEX) [36 ENCLOSED] 325 — STALLS (APARTMENTS) T ; [131 COVERED] [71 ENCLOSED] [14 HANDICAP] `S' 133 — BICYCLE PARKING OPEN SPACE: 202.529 sq ft (36.96%) p Open S ace and Amenities I � �T �io �=� a APT _ I rs a,Pr enwrs I aaRr 0APr -a I UmM LM4r5If I�E I • X T - H I I sW r, -i" " LLL rF II I 5 � = �aPr I _ Jr 5APr UNYrs a aPT -� •• 9..FF ri _ -- - -_ -- - _ •;mow_+ . r 10 foot multi-use pathway MKS __ __ ---- Elevations IL 31 +�` ._s � wr..e• Eli,, f ' ■ '` - `I�W�I�VE _ - Thank You Rezone AJ ji ��N he's.};� .. •� RI JL Comprehensive Plan Map � - i All- �L IL 'Y I • + R f � � r r: 1 _ ._I.I ._ r-L•_f ,'.'. � 1 1^ tia� r___�_�:- r-. , ail ' I :JI �I I X�J.. •�'i�r�d17141tij �I f•5. YY �� • �•, � - � �� it - � � • � �r�r kli r SitE � I 1+ -•!' ��� WEI�DIAN�' ITEM SHEET Council Agenda Item -4.E. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Chukar Ridge (H-2020-0025) by Investment Analytics Group, Located at 4005 N. McDermott Rd. Click Here for Application Materials Click Here to Sign Up to Testify at Hearing - Link to Sign Up will be available after 8 a.m. Wednesday, June 3, 2020. ATTACHMENTS: Yp Staff Report istaff Report 5/30/2020 Meridian City Council Meeting Agenda June 4,2020— Page 143 of 164 STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT A H O HEARING 6/4/2020 ' Legend DATE: feiPmt LcnnIan TO: Planning&Zoning Commission FROM: Alan Tiefenbach Associate Planner r 208-489-0573 SUBJECT: PP-H-2020-0025 Chukar Ridge ------- LOCATION: The site is located at 4005 N. McDermott Rd., in the NE 1/4 of Section 32, Township 4 N.,Range 1 W. 'ry L PROJECT DESCRIPTION Preliminary plat consisting of 63 buildable lots, 8 common lots and 5 other lots on 15.42 acres of land in the R-8 zoning district. 11. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 15.42 Future Land Use Designation Mixed Use Neighborhood Existing Land Use(s) Single Family/Rural Proposed Land Use(s) Single Family,63 Lots _ Lots(#and type;bldg./common) 63 Single Family Phasing Plan(#of phases) 1 phase Number of Residential Units(type 63 of units) Density 4 du/acre Open Space(acres,total 1.24 acres, 17%total open space, 10.2%qualified open [%]/buffer/qualified) space Amenities <20 acres,one required. Physical Features(waterways, McFadden Canal traverses the property along the northern hazards,flood plain,hillside) perimeter. Neighborhood meeting date;#of February 6,2020— 1 attendee signed in. attendees: History(previous approvals) H-2018-0075,DA 2019-005925 Page 1 Meridian City Council Meeting Agenda June 4,2020— Page 144 of 164 B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) No • Requires ACHD Commission Action Yes—ACHD hearing will occur on June (yes/no) 10,2020. Access(Arterial/Collectors/State Primary access is proposed to W. Hwy/Local)(Existing and Proposed) McMillan Rd. and W.Ustick Rd via north/south and west/east collectors being constructed by West Ada School District with development of Owyhee High School.Emergency access will occur along the McFadden Drain easement. Stub Street/Interconnectivity/Cross Access Two southern stubs are proposed that will connect to any future development at the south. Existing Road Network Local public streets Existing Arterial Sidewalks/Buffers A 35'buffer is proposed at the west for future development of Hwy 16. Proposed Road Improvements Local streets are being constructed to serve this development. Distance to nearest City Park(+size) Approx.3 miles to Reta Huskey Park, 4 miles to Keith Bird Legacy Park,and Heroes Park Distance to other key services Adjacent to future elementary and high school. Fire Service • Distance to Fire Station Fire Station No.2,3.1 miles • Fire Response Time 5 minutes.When SH 16 is constructed, response time will be longer. • Resource Reliability 76%-does meet the targeted goal of 80% or greater • Risk Identification Risk Factor 2. Current resources would IM E not be adequate to supply serve to project. • Accessibility Project meets all required access,road widths and turnaround. • Special/resource needs Project will not require an aerial device; cannot meet this need in the required timeframe if a truck company is required. Closest truck company is 13 minutes travel time. • Water Supply Requires 1,000 gallons per minute for one hour,may be less if buildings are fully sprinklered. Page 2 — Meridian City Council Meeting Agenda June 4,2020— Page 145 of 164 Police Service Meridian Police department - Chukar Ridge Location of new development- 4005 N McDermott Road Time Frame- 03/01/2019-02/29/2020 Level of Service(LoS)-Delivered 6y Reporting District(RD- M718/A096**) Calls for Service(CFS): Response Times: Dispatch to Arrival tall units) Average Response Times by Priority: 'City of Meridian' Priority 3 (MPo Goof is within 3 to 5 minutes) 3:4 Priority 2 (MPA Goat is within 8 to 10 minutes) 7:1 Priority 1 (MPU Goal is within 25 to 20 minutes) 10:4 Average Response Times by Priority:'M718/A096**' Priority 3 5:0 Priority 2 9:4 Priority 1 0:00** Calls for Service (CFS):Calls occurring in RD'M718/A096*` CF5 Count rotor 1 %of Calls for Service split by Priority in'M718/A096**' 95 of P3 CFS 7.1 of P2 CFS 71.4 %of P1 CFS 21.4 %of PO CFS 0.0 Crimes Crime Count Total Crashes *Crash Count Total li No comments were received on this West Ada School District application. • Distance(elem,ms,hs) A new elementary and high school are planned for construction adjacent to the site. Wastewater • Distance to Sewer Services McDermott Trunk is being constructed as part of the Owyhee High School Project. • Sewer Shed N.McDermott Trunkshed • Estimated Project Sewer ERU's See application • WRRF Declining Balance 13.91 • Project Consistent with WW Master Plan/Facility Y Plan • Impacts/Concerns Sewer mainlines/manholes are not allowed in common driveways or under sidewalks. Water • Distance to Water Services 0 • Pressure Zone 1 • Estimated Project Water ERU's See application • Water Quality Results in two dead-end water mains which may result in poor water quality.Development to the south will eliminate these dead-ends and correct problem. • Project Consistent with Water Master Plan Yes • Impacts/Concerns Development will need to be modeled at each phase at Final Plat to make sure minimum fire flow is met. Page 3 Meridian City Council Meeting Agenda June 4,2020— Page 146 of 164 C. Project Area Maps Future Land Use Map Aerial Map Legend Legend ' I�F�-ea-tLacai�an � ' � Fo"e�- Locaian - hAe d tH ig h } i Det ity ►wle ium, Resid tr it il- --� Density, idirntial IT — - I ' I ' Zoning Map Planned Development Map Legend F 01 Legend leiProject Lflca iiar Pen1e°t Lflc a=v I ' City Lines LIT — Planned Par- RUT — R-8' R-4 RUT III. APPLICANT INFORMATION A. Applicant: Investment Analytics Group—800 W. Main Street#1460,Boise, ID 83702 Page 4 — Meridian City Council Meeting Agenda June 4,2020- Page 147 of 164 B. Owner: Robert and Judith Spriggel—4005 N. McDermott Rd,Meridian,ID 83646 C. Representative: Matt Adams,the Land Group Inc—462 E. Shore Dr. #100, Eagle,ID 83616 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 5/15/2020 Radius notification mailed to properties within 300 feet 5/13/2020 Public hearing notice sign posted 5/23/2020 on site Nextdoor posting 5/13/2020 V. STAFF ANALYSIS A. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan) This property is designated Mixed Use Neighborhood on the City's Future Land Use Map(FLUM) contained in the Comprehensive Plan. The purpose of this 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. 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. This property was annexed and zoned to Medium-Density Residential (R-8) in October of 2018 as part of the Owyhee High School Annexation. The project included a high school surrounded by new detached single family residences. At the time of this annexation, the Comprehensive Plan recommended this area for Medium Density Residential. The purpose of the MDR designation is to allow smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre. Since this time the recommendations of the Comprehensive Plan have been changed, but development of the property under the standards of the R-8 zone district is now an entitlement. Staff notes there is a 40-acre property to the south of the subject property which is presently not within the City limits. This property is also designated as Mixed Use Neighborhood by the Future Land Use Map. Even though the subject property is already entitled with R-8 zoning, there is still an opportunity to encourage mixed use development within the area as envisioned by the comprehensive plan. A development agreement(H-2019-005925, DA #2019-005925) exists between Bob Spriggel and the City of Meridian with a concept plan that depicts a single family development as envisioned under the previous Comprehensive Plan designation. Page 5 Meridian City Council Meeting Agenda June 4,2020— Page 148 of 164 Comprehensive Plan Policies(https://www.meridiancioy.orglcompplan): The following Comprehensive Plan Policies are applicable to this development: • "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 density single-family detached homes will contribute to the variety of residential categories in the City; however, there is no variety in housing types proposed within the development. R-8 zoning and detached single-family homes are abundant in this immediate area. Within half a mile of the site, there are numerous single family residences and two proposed schools. • "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 total of 142,638 sf of open space. 88,606 square feet of this open space is within the McFadden Drain easement and the remaining 54,032 square feet is proposed as common open space. As discussed below, the project incorporates a small internal pathway loop. 5'wide attached sidewalks are proposed on both sides of all roads. This development is directly adjacent to both a future elementary school (to the west) and Owyhee High School (to the south) of which is anticipated to be completed in the fall of 2021. • "Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity". (2.02.011)) Attached sidewalks are proposed on both side of all streets. Sidewalks will be completed to the terminus of stub streets at the south which would connect to any future development of the adjacent 40-acre vacant parcel to the south (currently not within the City). Owyhee High School is being constructed to the southeast of the property, and a new elementary school is planned directly adjacent (east) of the site. The Owyhee High School Development Agreement requires a 10'detached pathway along the north/south collector street being constructed, and detached sidewalks to the subject property. • "Ensure development provides safe routes and access to schools,parks, and other community gathering places. (2.02.01 G)" As mentioned, the property is directly adjacent to sites identified as locations of a new elementary school and new high school. Per the terms of the development agreement between West Ada School District and the City of Meridian (DA 2019- 005924), the District will be required to construct a 10'wide pathway along the north-south collector serving the subject site to W. Ustick Road. The District is also Page 6 Meridian City Council Meeting Agenda June 4,2020— Page 149 of 164 required to construct an east/west collector street from the N/S collector to the subject property. Detached sidewalks or pathways will be required along this street. • "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. • "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. B. Existing Structures/Site Improvements: There is one existing single family residence on the site. This residence will be removed with development of the proposed subdivision. C. Proposed Use Analysis: Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning districts in UDC Table I1-2A-2. D. Dimensional Standards(UDC 11-2): All proposed lots and public streets appear to meet UDC dimensional standards per the submitted preliminary plat. This includes property sizes, required street frontages, and road widths. Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC I I-6C-3, including but not limited to streets, common driveways and block face. In addition, all subdivision developments are also required to comply with Subdivision Design and Improvement Standards (UDC I I- 6C-3) regarding common driveways. There are three (3) common driveways proposed; 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. A perpetual ingress/egress easement shall be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. Page 7 Meridian City Council Meeting Agenda June 4,2020— Page 150 of 164 Address signage should be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. E. Access(UDC 11-3A-3, 11-3H-4): The Chukar Ridge Subdivision is proposed to take access from three primary roads: W. McMillan Road, W. Ustick Road, and(temporarily)N. McDermott Road(see attached access exhibit). Access from W. Ustick and W. McMillan will occur from a north/south public collector roadway (shown in orange on the access exhibit) which would then connect to an east/west local street terminating into the development. The portion of the collector south of the subject property to W. Ustick Road is currently under construction and completion is anticipated this year. The portion of the public roadway north of the subject property to W. McMillan Road is required to be constructed as part of the Gander Creek Subdivision and construction is anticipated to be completed in late 2021. West Ada County Schools are constructing the east/west local street from the collector to the subject property per the 2019 Annexation Development Agreement (an elementary school is anticipated directly west of the subject property). Two stub streets are being provided with this development for any future build out of the property to the south, which is presently not in the City of Meridian limits. No more than 30 lots can be served without a secondary access. There was a secondary emergency access proposed which would(temporarily) occur from the north through Common Lot 2, Block 2 and to a gravel road eastbound along a utility easement adjacent to the McFadden Drain and to N. McDermott Road. However, at some point, a Hwy 16 extension east of the property will be constructed. This would terminate eastbound emergency access along the McFadden Drain. As an alternative, the applicant proposes access westbound along the McFadden Drain and to a north/south collector road that is to be constructed as part of the Gander Creek Subdivision and W. Ada County Elementary School. Meridian Fire has reviewed this plan and agrees with the access. Staff does have concerns with allowing a subdivision of more than 30 homes to be constructed before secondary access is established. Staff recommends as a condition of approval that no more than 30 homes may be constructed without a permanent secondary access. UDC 11-6C-3 prohibits lots with double frontages. This type of road configuration is shown along Lots I-10 of Block 2. Staff recommends a condition that the plat and landscape plan be revised to incorporate a 10'wide buffer in a common lot between the future north/south local street and Lots 1-10 Block 2. NOTE: The City has approved the second phase of the Gander Creek South Subdivisions. This phase does include a stub street in a location that will be extended when the elementary school is developed west of this property. Timing for the extension of this roadway is unknown at this time. ACHD has noted this preliminary plat will go to a hearing on June 10, 2020, after the Planning Commission hearing for this preliminary plat. The applicant has requested this preliminary plat move forward with a recommendation from the Planning Commission with a condition that any ACHD comments will be addressed 10 days prior to the City Page 8 Meridian City Council Meeting Agenda June 4,2020— Page 151 of 164 Council meeting or at the time of final plat. Staff is unsure if ACHD will require significant changes or whether changes would significantly change design of the development. The Planning Commission should discuss whether they are comfortable with moving forward on this application prior to comments from ACHD. F. 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. G. Pathways ( UDC 11-3A-8): Several pathways are proposed with this development and are being requested to be credited toward the qualified open space requirement. The applicant has submitted conceptual exhibits to demonstrate the alignment and distance. The pathways run north/ south along landscaped common open spaces in Block 2 from the southern periphery of the site to McFadden Drain, west a distance of approximately 330 feet west along the McFadden Drain, then north/south though landscaped common space in approximately the center of the development back to the southern perimeter. This entire loop is approximately '/ mile in length. There are several connections to this loop from the sidewalks on the interior road. Staff has requested these common areas along the "loop" include sitting and passive recreating areas. The applicant has agreed to this and proposes the conceptual pathway plan as part of the preliminary plat, with a condition of approval that an updated landscape plan with the final pathway plan will be submitted with the final plat. All pathways will be required to meet the requirements of section I I- 3A-8 of the UDC. H. Sidewalks(UDC 11-3A-17): Attached sidewalks are proposed along internal streets in accord with the standards listed in UDC 11-3A-17. I. Parkways (UDC 11-3A-1 7): No parkways are proposed with this plat. I Landscaping(UDC 11-3B): The development proposes approximately 142,638 sf of open space. 88,606 square feet of this open space is within the McFadden Drain easement and must remain gravel. The remaining 54,032 square feet is proposed as common open space. Common open space is required to be landscaped with one tree per 8,000 square feet of landscaped area in accord with the standards listed in UDC 11-3G-3E. The preliminary plat complies with this requirement. The preliminary plat sets aside an approximately 52,000 square foot parcel at the east (Lot 40 Block 2)for future development of Highway 16. Between the proposed plat area Page 9 Meridian City Council Meeting Agenda June 4,2020— Page 152 of 164 and the "highway parcel", the landscape plan proposes a landscape buffer of between 50'and 100'feet in width in accordance with UDC 11-2A-6. A 35'wide buffer adjacent to entryway corridors is required; the rest of the buffer is being used for their trail system and common open space. K. Qualified Open Space (UDC 11-3G): The applicant proposes 54,032 square feet of qualified open space, or 10.2%. The majority of this qualified open space comprises a walkway loop and passive recreation area with an approximately 16,500 square foot open space area at the center of the development (please see the conceptual pathway plan). Landscaping will surround a paved trail on the south side of Lot 37 and the length of Block 2 (east perimeter). This open area will connect to the McFadden Drain (which must remain gravel), then the pathway will return south through the center of the development. The landscaping as proposed meets the minimum requirements of 11-3B but it is not reflected on either the preliminary landscape plan or open space exhibits whether any additional amenities such as benches or outdoor seating areas are proposed. Also, the conceptual pathway plan evolved from discussions with staff and the applicant late in the design process. The applicant understands the landscape plan must be revised 10 days prior to City Council to indicate the pathway alignment, type and design of construction, any outdoor seating, and other passive recreation areas. This landscape plan should clearly indicate Lot 25, Block 2, which is both providing emergency access out the McFadden Drain and serving as a walkway to the loop system, to contain landscape strips of a minimum of 10'wide on either side of the gravel access. These requirements have been added as a condition of approval. L. Qualified Site Amenities (UDC 11-3G): Based on the area of the proposed plat(15.4 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 one (1) qualified amenity, their pathway loop. As mentioned, this system consists of several lengths of paved walkways running through common open space areas that tie to the Mcfadden Drain as well as proposed sidewalks to complete an approximately '/ mile loop. The proposed qualified open space and trail loop would meet the minimum requirements for at least 10%qualified open space as long as the pathway meets the minimum requirements of UDC 11-3A-8 and were landscaped in accordance with UDC 11-3B-12. As the conceptual pathway plan resulted in discussions with staff and the applicant late in the design process, the applicant understands the landscape plan should be revised to indicate the pathway alignment and any outdoor seating and other passive recreation areas prior to City Council. This has been added as a condition of approval. Page 10 — Meridian City Council Meeting Agenda June 4,2020— Page 153 of 164 M. Waterways(UDC 11-3A-6): The Mcfadden Drain runs along the northern perimeter of the property within a 65 foot wide easement. The applicant proposes to use this area for emergency access westbound. The Applicant also proposes to connect their pathway system to this area. The applicant should coordinate with the irrigation district to ensure public access will be authorized within this area. Prevention of public access could affect whether their trail loop receives credits as qualified open space and an amenity. UDC 11-3A-states "Irrigation ditches, laterals, canals, sloughs and drains may be left open when used as a water amenity or linear open space. " The applicant intends to leave the McFadden Drainage open and connect it to their pathway system. Staff does not object to this but is adding a recommendation that the McFadden Drain be landscaped as allowed by the irrigation district. N. Fencing(UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-6C and 11-3A- 7. Fencing is proposed as shown on the landscape plan and consists of 6' high open style metal fencing along the common areas serving the pathways and 6' vinyl closed style fencing behind(north) the lots on Block 2 adjacent to the McFadden Drain. O. Utilities (UDC 11-3A-21): Public services are available to accommodate the proposed Development. All lots within the subdivision will be provided domestic water and sanitary sewer service by the City via extensions available along the south side of the McFadden Drain. P. 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 VII.F). The single-family homes are depicted as two-story structures with two-car garages, and a variety of finish materials with stone and lap-siding combinations. The submitted sample elevations appear to meet design requirements for single-family homes. VI. DECISION A. Staff: Staff recommends approval of the requested preliminary plat with the conditions noted in Section IX.A per the Findings in Section IX. Page 11 — Meridian City Council Meeting Agenda June 4,2020— Page 154 of 164 VII. EXHIBITS A. Preliminary Plat(date: 2/20/2020) ---- ;a i ------------ .--------_ .ro,� im,itif 4rt I t Uri - I ..��".;Ire i� r' - _ '�"a•.,V_ ..., I -r - '-�J'' • _ry-- ��4aq e_Ry �����. +' ,'�Y�-', - - -i� may_ �, - - .u,.. •- -__ -_ +�i-__�-_-' �.• _ 'may JM.rte', ,•�i_ `'-`--= T'a. _ i J _____ L__�____J •L________1 r-__ ___� rL�" 11_�1e;- r___�—_, -,�-p � �lel r x `J ,L---'---J �_�'._eva =ti��" • .� .N `� t rti� --1i I,I � �� ' 77 11 Iff ;. wrw. J _ C d Prelimin Plat•#Iverview - _ Page 12 — Meridian City Council Meeting Agenda June 4,2020— Page 155 of 164 B. Landscape Plan(date: 2/20/2020) Ree NA+gagm 0811 0 r I ;t j I`" s - ��� I ' 7+- _ 1 L _ J—�yr �s 1 r�--I� WAchleunmt 3l _- - n Ti I - I .-. _—•--� �a_-mac., � �f n I C. Pathway Plan(date: 2/20/2020) Pink - Gravel Blue - Asphalt - Green - Sidewalk - - Orange - Asphalt or Gravel � w+mxasa jI - ._ Page 13 — Meridian City Council Meeting Agenda June 4,2020— Page 156 of 164 D. Access Exhibit(date: 5/21/2020) lllllM 1�{1�, Mc .._ GarFEIEr Creek 5ubdlYisian Gander Cree P95 2 Stub St _ w PROJECT SITE ,r } future Elementary , U] ~ ~� � ICOV.i f.10q I TiiL E T - I ; W 4 O'wvfxee High Ly Srhoal I W 1 J J I r.00AI STREF I 7" jLr W. 11 IfL RDA E. Emergency Access Exhibit(date: 5/21/2020) %CDNEGANOH.CPE EX.PHASE 2 ME ST PE rF • ' —LIM---------—-- ?AR- r' i F ms WFAII ___ _ - '"5+'•.. - -I _ •- }fir C - • 34 .�.•..� __�.. ��a�- _ — ��I���- ���I��' __�- �3-• � -_. I 1. r7r11EM111Y A•CiE# •:�5.=_ .. —— _—___ � -—....�- + _— �T _ I Ak lip 7. �PI171111[RtlCi'R .._. �FUTVNf A2C155 + � • • 111 Page 14 Meridian City Council Meeting Agenda June 4,2020— Page 157 of 164 F. Conceptual Building Elevations (date: 2/25/2020) q,_ - ;4 r Page 15 — Meridian City Council Meeting Agenda June 4,2020— Page 158 of 164 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. The preliminary plat, dated 02/20/20, shall be revised as follows: a. Lot 40,Block 2 shall be restricted to development and reserved for the future expansion of State Highway 16. b. No more than 30 homes shall be constructed unless a permanent secondary emergency access is established. c. The plat and landscape plan be revised to incorporate a 10' wide buffer in a common lot on the west boundary of Lots 1-10 Block 2. d. The applicant shall obtain all approvals from the irrigation district to allow public access across the portion of the McFadden Drain easement necessary for a complete connection of the walkway loop system. 2. The landscape plan included in Section VII.C,dated 01/31/2020, shall be revised as follows 10 days prior to submittal of the City Council: a. The landscape plan shall provide a detail of a berm or a berm and wall combination within the 35' buffer along Lot 40,Block 2 as required by UDC 11-3H-4D. b. The walkway loop system shall be depicted on the landscape plan. Materials and dimensions shall be indicated and shall meet the requirements of 11-3A-8 of the UDC. Gravel is strictly prohibited except in Lot 25. c. The pathway connection—emergency access through Lot 25 will consist of a 20' gravel access drive, at least 10' of landscape area on either side, and a 5' paved walkway. d. Provide details of the sitting and passive recreation areas and depict their location on the revised landscape plan. e. The developer shall landscape along the McFadden Drain as allowed by the irrigation district. 3. Future development shall be consistent with the minimum dimensional standards listed in UDC Table I I-2A-6 for all buildable lots. 4. Off-street parking is required to be provided in accord with the standards listed in UDC Table I I- 3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 5. 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 11-6C-3D. Page 16 Meridian City Council Meeting Agenda June 4,2020— Page 159 of 164 6. For the common driveway that serves a dual purpose(i.e. driveway/emergency access), signage shall be provided to notify residents that the common driveway is a no parking zone. 7. Applicant shall construct homes consistent with the homes elevation in Exhibit VII(F). 8. Developer shall comply with all ACHD conditions of approval. 9. The applicant shall comply with all previous conditions of approval associated with this site (H- 2018-0075 and Development Agreement 2019-005924). 10. The Applicant shall have a maximum of two (2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 11. Staffs failure to cite specific ordinance provisions does not relieve the applicant of responsibility for compliance. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 Sewer mainline/manholes are not allowed in common driveways or under sidewalks. Run service lines down common drive but make sure required separation can be met. 1.2 Sewer mainline connection for property is to the north and west, and is being installed with the Owyhee High School. Service to this property will not be available until such time as these mainlines are accepted by the City. The 14-foot wide compacted gravel roadway over the sewer and water mains along the north and west boundaries must be protected during construction. 1.3 Results in two dead-end water mains which may result in poor water quality. Development to the south will eliminate these dead-ends and correct problem. 1.4 Development will need to be modeled at each phase at Final Plat to make sure minimum fire flow is met. 1.5 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. 1.6 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. 1.7 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 Page 17 Meridian City Council Meeting Agenda June 4,2020— Page 160 of 164 feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x I I"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available,a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall 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. Page 18 Meridian City Council Meeting Agenda June 4,2020— Page 161 of 164 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities, etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 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.meridiancioy.orp,lpublic 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 Page 19 Meridian City Council Meeting Agenda June 4,2020— Page 162 of 164 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. MERIDIAN POLICE DEPARTMENT https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=188192&dbid=0&repo=Me ridianCity&cr=1 D. MERIDIAN FIRE DEPARTMENT(MFD) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=188650&dbid=0&repo=Me ridianCity E. DEPARTMENT OF ENVIRONMENTAL QUALITY https://weblink.meridiancity.org/WebLink/DoeView.aspx?id=I 887l8&dbid=0&repo =MeridianCity IX. FINDINGS 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) Staff finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section HIT. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff f nds public services can be made available to the subject property and will be adequate to accommodate the proposed development. Page 20 — Meridian City Council Meeting Agenda June 4,2020— Page 163 of 164 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's CIR 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. 5. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8- 30-2005, eff. 9-15-2005) Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. Page 21 — Meridian City Council Meeting Agenda June 4,2020— Page 164 of 164