Hill's Century Farm North (H-2019-0134) Development Agreement Third Addendum (2) ADA COUNTY RECORDER Phil McGrane 2020-059662
BOISE IDAHO Pgs=60 CHE FOWLER 05/20/2020 01:46 PM
CITY OF MERIDIAN,IDAHO NO FEE
THIRD ADDENDUM TO DEVELOPMENT AGREEMENT
PARTIES: I City of Meridian
2. Martin L. Hill,Hill&Hill Properties, L.P.,Owner/Developer
THIS T H I R D ADDENDUM TO DEVELOPMENT AGREEMENT is dated thisl9thday of
May 2020, ("THIRD ADDENDUM"), by and between City of Meridian, a municipal
corporation of the State of Idaho ("CITY"), whose address is 33 E. Broadway Avenue, Meridian,
Idaho 83642 and Martin L. Hill , Hill & Hin Properties, L.P., whose address is 3625 E. Amity
Road, Meridian, Idaho 83642, hereinafter called OWNER/DEVELOPER.
RECITALS
A. City and OWNER/DEVELOPER entered into that certain Development
Agreement that was recorded on July 9, 2015 in the real property records of Ada County as
Instrument No. 2015-061375 ("DEVELOPMENT AGREEMENT) and Addendum to Development
Agreement that was recorded on December 8, 2016 in the real property records of Ada County as
Instrument No. 2016-119080 ("ADDENDUM TO DEVELOPMENT AGREEMENT") and the
Second Addendum to Development Agreement that was recorded on April 24, 2019 in the real
property records of Ada County as Instrument No. 2019-033207 ("SECOND ADDENDUM TO
DEVELOPMENT AGREEMENT").
B. City and OWNER/DEVELOPER now desire to amend the Development
Agreement (Instrument no. 2015-063175), the Addendum to Development Agreement (Instrument
no. 2016-119080) and the Second Addendum to Development Agreement (Instrument no. 2019-
033207) with this Third Addendum to Development Agreement which terms have been approved
by the Meridian City Council in accordance with Idaho Code §67-6511 on April 28, 2020.
NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties
agree as follows:
1. OWNER/DEVELOPER shall be bound by the terms of the original Development Agreement
and all subsequent Addendums, except as follows:
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owner/Developer shall develop the Property in accordance with the following
special conditions:
a. Business hours of operation in the C-N district shall be limited from 6:00 am to 10:00 pm
as set forth in UDC I 1-2B-3A.4, except for the YMCA which is allowed to operate from
5:00amto 10:OOpm.The residential care facility use does not violate the limitation on the hours
of operation.
Hill's Century Farm North H-2019-0134 Page I
Meridian City Council Meeting Agenda May 19,2020-Page 34 of 150
b. Future development of this site shall be generally consistent with the amended concept
plans dated October 30, 2019, included in the Staff Report attached to the Findings of
Fact and Conclusions of Law from the modification to development agreement (H-2019-
0134), attached hereto as Exhibit "A".
c. Future development of this site should include a pedestrian pathway network that links
the mixed use area with the residential and the elementary school/YMCA site as well as
adjacent off-site properties. Vehicular connections should also be provided for
interconnectivity within the site.
d. The existing home in the R-8 zoning district that is proposed to remain at the south
boundary of the annexation area midway between S. Eagle Road and S. Hillsdale Avenue
shall be required to hook up to City water and sewer service within 60 days of the final
platting of the estate lots, per MCC 9-1-4A; the existing home that fronts on E. Amity
Road that is proposed to be removed with redevelopment of the site and the existing home
that fronts on S. Hillsdale Avenue that is proposed to remain in the C-N district as long
as the Hill's reside there are not required to hook up to City services.
e. The rear or sides of homes on lots that face S. Eagle Road shall incorporate articulation
through changes in materials, color, modulation, and architectural elements (horizontal
and vertical) to break up monotonous wall planes and roof lines.
f. To ensure future development is consistent with the objectives and vision of the MU-N
designation the following items will be considered in reviewing development
applications:
1. Community serving facilities (i.e. a school, park, YMCA, library, hospitals,
churches,daycares,civic buildings,or public safety facilities) should be provided;
11. Street sections consistent with the Ada County Highway District Master Street
Map are required;
111. Neighborhood serving uses and dwellings should be integrated;
iv. Residential uses should comprise a minimum of 40% of the development area with
net densities ranging from 4 to 8 units per acre with supporting non-residential
services. Non-residential uses should be smaller scale and provide a good or
service that people typically don't travel more than a mile for and need regularly
V. Non-residential buildings should be proportional to and blend in with residential
buildings consistent with the design guidelines and conceptual elevations
presented by the Owner/Developer and approved by City Council included in
Exhibit J of the Staff Report attached to the Findings of Fact and Conclusions of
Law attached hereto as Exhibit "A";
V1. Employment opportunities for those living in the neighborhood are encouraged
VII. The mixed use project should be directly accessible to neighborhoods within the
section by both vehicles and pedestrians
v I 11. Planning of the C-N property north of the park and YMCA shall consider
appropriate visibility , parking and emergency access to the future neighborhood
park.
Hill's Century Farm North—H-2019-0134 P a.-e 2
Meridian CityCouncil MeetingAgenda May 19,2020-Page 35of 150
ix. Sample uses appropriate in the MU-N area would include: townhouses, multi-
family developments, neighborhood grocer, drug stores, coffee/sandwich/ice-
cream shops, vertically integrated buildings , live-work spaces, dry
cleaner/laundromat, salons/spas, daycares, neighborhood-scale professional
offices, medical/dental clinics, gift shops, schools, parks, churches, clubhouses,
public uses, and other appropriate neighborhood uses.
g. The annexation area shall be subdivided prior to issuance of any building permits beyond
those required for the development of the school, YMCA and park site, a wireless
communication facility, the assisted living facility, medical clinic, and the Hill's Century
Farm North community center complex on common Lot 101 as shown on the revised
conceptual development plan dated October 30, 2019.
h. The buildings in the retail/professional office area shown on the conceptual development
plan shall be arranged to create some form of common, usable area, such as a plaza or
green space as desired in Mixed Use designated areas as set forth in the Comprehensive
Plan.
i. Building sizes in the commercial retail/office portion of the development shall be limited
to a 20,000 square foot building footprint as desired in MU-N designated areas in accord
with the Comprehensive Plan (see page 25). If a structure contains a mix of both
residential and office, or residential and commercial land uses, the maximum building
size may exceed 20,000 squarefeet.
J. A through driveway shall be provided on the Hill Property (Lot 150, Block 1) from E.
Hill Park Lane to W. Rockhampton Ct. for emergency access purposes.
2. OWNEWDEVELOPER agrees to abide by all ordinances of the City of Meridian that are
consistent with the terms of the Development Agreement and the Project Site shall be subject to
de-annexation if the DEVELOPER , or their assigns, heirs, or successors shall not meet the
conditions of this Addendum as herein provided, and the Ordinances of the City of Meridian
that are consistent with the terms of the Development Agreement and all Addendums
3. If any provision of this T h i r d Addendum is held not valid by a court of competent
jurisdiction , such provision shall be deemed to be excised from this Th 1 r d Addendum and the
invalidity thereof shall not affect any of the other provisions contained herein.
4. This T h 1 r d Addendum sets forth all promises , inducements, agreements, condition, and
understandings between OWNER/DEVELOPER and City relative to the subject matter herein, and
there are no promises, agreements, conditions or under-standing , either oral or written, express
or implied, between OWNER/DEVELOPER and City, other than as are stated herein . Except as
herein otherwise provided, no subsequent alteration, amendment, change or addition to this Third
Addendum shall be binding upon the parties hereto unless reduced in writing and signed by them or
their successors in interest or their assigns, and pursuant, with the respect to City, to a duly adopted
ordinance or resolution of City.
5. Except as herein provided , no condition governing the uses and/or conditions governing
development of the subject Project Site herein provided for can be modified or amended without the
approval of the City Council after the City has conducted public hearing(s) in accordance with the
Hill's Century Farm North—H-201 9-0134 Page 3
Meridian City Council Meeting Agenda May 19,2020- Page 36 of 150
notice provisions provided for a zoning designation and/or amendment in force at the time of the
proposed amendment.
6. This Third Addendum shall be effective as of the date herein above written.
7. Except as amended by this Third Addendum, all terms of the Development Agreement,
Addendum to Development Agreement and Second Addendum to Development Agreement shall
remain in full force and effect.
ACKNOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this agreement and made it
effective as hereinabove provided.
OWNER/DEVELOPER:
A
Martin L4Hil
CITY OF MERIDIAN ATTEST:
By:
May r Robert . Si son Chris Johnson, 1ty Clerk�`a
Page 4
STATE OF IDAHO,
: ss
County of Ada
On this 'day of L&4 2020, before me, the undersigned, a Notary
Public in and for said State, personally app&red Martin L. Hill, known or identified to me to be
the MjfflA L 4'1 tt of Hill & Hill Properties, L.P. who signed above and acknowledged
to me that he executed the same of behalf of said partnership.
IN WITNESS WHEREOF, I have hereunto s my hand and affixed my official
seal the day and year in this certificate first abov written.
(SEAL) 9a
Not4ry Public for Idaho
A 'ANDA W Residing at
RAL,,I
KAIVE`SION
My Commission Expires":
IN
STATE OF IDAHO
ss
County of Ada
On this 19th day of May
2020, before me, a Notary Public,
personally appeared Robert E. Simison and Chris Johnson, known or identified to me to be the
Mayor and Clerk, respectively, of the City of Meridian, who executed the instrument of behalf of
said City, and acknowledged to me that such City executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official
seal the day and year in this certificate first above written. chalbzu�� )
(S Notary Public for Idaho
C HARLENE WAY Residing at: Meridian,Idaho
COMMISSION#67390 Commission expires: 3-28-2022
NOTARY PUBLIC
STATE OF IDAHO
MY COMMISSION EXPIRES 3128122
Page 5
EXHIBIT A
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND DECISION & ORDER
In the Matter of the Request for Modification to the Existing Development Agreement for Hill's
Century Farm Commercial(H-2018-0127,Inst.#2019-033207)to Update the Conceptual
Development Plan and Certain Provisions of the Agreement to Allow for the Development of a Self-
Service Storage Facility and Retaii[Professional Office Uses where Single-Family Residential Uses
are Currently Approved, Rezone of a Total of 39.9 acres of Land from the R-8 Zoning District to
the C-N (4.9 acres),C-C(4.35 acres),and R-15(30.65 acres) Zoning Districts-, Preliminary Plat
Consisting of 1.47 Building Lots and 18 Common Lots on 43.02 Acres of Land in the R-8, R-15, -
and C-C Zoning Districts: Planned Unit Development for an Age-Restricted 55 and Older Gated
Community with Deviations from Certain Development Standards, and Conditional Use Permit for
a 73,730 Square Foot 44-3-Unit Self-Service Storage Facility on 3.89 Acres of Land in the C-C
,Zoning District by Martin L. Hill, Hill & Hill Properties.
Case Nuts). H-2019-0134
For the City Council Hearing Date of. April 21,2020 (Findings on April 28,2020)
A. Findings of Fact
1. flearing Facts(see attached Staff Report for the hearing date of April 21,2020,incorporated by
reference)
2 Process Facts(see attached Staff Report ror the hearing date of April 21, 2020,incorporated by
reference)
3. Application and Property Facts (see, attached Staff Report for tile hearing date of April:'21, 2020
incorporated by reference,)
4a Required Findings per the Unified Development Code(see attached Staff Report for the bearing
date,of April 21,2020, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975," codified at Chapter 65,Title 67, Idallo Code (1,C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title I I Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Amended Comprchensi-ve Plan of the City-of
Meridian,which was adopted April 19,2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4 Due consideration has been given to the comment(s) received frorn the governmental
subdivisions providing services in the City of Meridian,planning_urisdiction.
5. It istbund public facilities and services required by the proposed development will not impose
expense upon tile public if the attached conditions of approval are imposed.
FINOINCJS OF FNCT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR HILL'S CENTURY FARM NORTH -ALT,CJJP,MDA.PUD.PP,RZ.PS FI-2019-0134
- I -
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6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
Community Development Department,the Public Works Department and any affected party
requesting notice.
T That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of April 21, 2020,incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall Meet Such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1, The applicant's request for conditional use permit,development agreement modification,
planned unit development,preliminary plat and rezone is hereby approved per the provisions in
the Staff Report for the hearing date of April 21, 2020,attached as Exhibit A.
D. Notice of Applicable Tirne Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat,combined preliminary and final plat,or
short plat shall become null and void if the applicant fails to obtain the city engineeCs signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC I I-613-7A).
In the event that the development of the preliminary plat is rnade in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC I 1-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with I 1-6B-7.A,the Director may authorize a single extension of tirne to obtain the City
Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC I I-
613-7Q.
Notice of Conditional Use Permit Duration
Please take notice that the conditional use permit,when granted,shall be valid for a maximum
period of two(2)years unless otherwise approved by the City.During this time, the applicant
shall commence the use as permitted in accord with the conditions of approval, satisfy the
requirements set forth in the conditions of approval,and acquire building permits and
commence construction of permanent footings or structures on or in the ground. For
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR HILLS CENTURY FARM NORTH—ALT,CUP,MDA,PUD,PP,RZ,PS H-2019-0134
-2-
Meridian City Council Meeting Agenda"28,2020— Page 465)bl W2
conditional use permits that also require platting,the final plat must be signed by the City
Engineer within this two(2)year period.
Upon written request and filed by the applicant prior to the termination of the period in accord
with I 1-513-6.6.1,the Director may authorize a single extension of the time to commence the
use not to exceed one(1)two(2)year period. Additional time extensions up to two(2)years as
determined and approved by the City Council may be granted. With all extensions,the Director
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title I l(UDC 11-5B-6F).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-651 IA. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved,said development agreement shall be signed by the
property owner(s)and returned to the city within six (6)months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6) month approval
period.
E. Notice of Final Action and Right to Regulatory Takings Analysis
I. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing,and must be filed with the City Clerk not more than twenty-eight(28)days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian,
When applicable and pursuant to Idaho Code § 67-6521,any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight(28)days after the date of this decision and order
seek a judicial review as provided by Chapter 52,Title 67,Idaho Code.
F. Attached: Staff Report for the hearing date of April 21,2020
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR HILLS CENTURY FARM NORTH--ALT,CUP,MDA,PUD,PP,RZ,PS H-2019-0134
®3-
Meridian City Council Meeting Agenda"28,2020— Page 4 (bbli W2
By action of the City Council at its regular meeting held on the 28th day of Al2Xil ,
2020.
COUNCIL PRESIDENT TREG BERNT VOTED AYE
COUNCIL VICE PRESIDENT BRAD IIOAGLUN VOTED AYE
COUNCIL MEMBER JESICA PERREAULT VOTED AYE
COUNCIL MEMBER LURE CAVENER VOTED AYE
COUNCIL MEMBER JOE BORTON VOTED AYE
COUNCIL MEMBER LIZi STRADER VOTED AYE
MAYOR ROBERT SIMISON VOTED ------
(TIE BREAKER)
Mayer Robert E. Siison
Attest:
Chris Johnsen
City Clerk
Copy served upon Applicant,Community Development Department,Public Works Department and City
Attorney.
By: Dated; 4-28-2020
City Clerk's Office
EXHIBIT A
STAFF REPORT C�WE
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING April 21,2020 Legend
Ell
TO: Mayor&City Council
FROM: Sonya Allen, Associate planner
Brice Freck-leton, Development w � �� ��4. � � �-�,ri -L
Services Managera
%i § 2]
SUBJECT: H-2019-0134
Hill's Century Farm North � �� _ � ��' .
MEN
LOCATION: Southeast corner of S. Eagle Rd. and E. t�,,a�
Amity Rd., in the SW 114 ofSection 33, by �
T.3N., R.I C
1. PROJECT DESCRIPTION
The Applicant:requests approval of the following applications.,
• Modification to the existing development agreement for Hill's Century r Farm f. rnanercial(14-
201 -f1127, Inst. 2019-033207)to update the conceptual development plan and certain
provisions of the agreement to allow for the development of a sell":-service storage facility and
retail/professional office uses where single-family residential uses are currently;approved;
• Rezone of a total of 39.9 acres of land from the R-€1 zoning district to the C-N (4.9 acres), C-C
(4.35 acres), and R-1 (30.65 acres)zoning districts;
• Preliminary plat consisting of 147 building lets and. 18 common lots on 43,02 acres of land in the
R- , R-1 ,C°-N and -C"zoning districts;
• Planned unit development for an age-restricted 55 and older gated community with deviation;
from certain development standards;
• Conditional use permit for a 73,730 square foot 4 ®unit self-service storage facility on 3.89 acres'
of land its the C-C zoning district;
• Private streets for access to single-family attached and detached units in a gated development
and,
+ Alternative compliance to UDC I I-3174A.41) to allow 124'units accessed off private gated
streets, and to l 1-317 4A.6 to allow 2 common driveways off private streets.
MW..... , ,. . .,...—. -- Page I
Meridian City Council Meeting Agenda kW TS,2020 Page 44 fal 2172
t. SUMMARY OF REPO.RT
A. Project urnniaty
Descrl tion Details Ua e
Acreage 43
Existing Proposed Zoning It-it(Medium-Density Residential)and C-
(Neighborhood Business)
Future Laud Use Designation on MU N(Mined Use—Nei hbrarlrotad)
Existing Land Use(s) V acanttagTic altural land,(2)single-family homes and a
cell tower
Proposed Land Use(x) Single-fat ily residential,self`-service,stcara e-facility`aud
retail/office
Lots(#and type,bldg./common) 147 buildable lots/]8 common lots
Pht shigg flan( ofphas s) 4 phases(2 t'esidential&2 commercial)
Number of*Residential Units(type 137 single-laanily attached and detached
ol;snits)
Density( trss&it et) 4,01 unWj/acre( toss) utrits+'acre(net)
Open Space(acres,total 5.55 acres(16.4%)
[%]/t uffer/q uali fled)
Amotities 2 atnetifties required;,,A clubhouse,swimming pool,
se rttetit of the rraa.rlti-use pathway system,and otatdoot
activity, complex Ispeciftc amenities in this area are to be
det nnined at CZC review o the.clubhouse)arc rop sed
Physical Features(waterways, None
hazards, flood plain,hillside)
Neighborhood hborhood meeting date:#of Novemberl4,201' ,5 attendees(see sign-in sheet
attendees: included in application)
History(previous approvals) t"l'AM-15'-001,AZ-1 5-004(DA 2015-06137 ) 1-1-2016-
Illy?(MDA #201 -1 190801�14-201 -00 7 (CUP for cell
tower); H-2018-0127(1v11 A-2"d`Addendum to DA
#201 cl-03 I17)
B. Contmunity Metrics
D!!e r•l Mott Details Page
Ada County Highway
ay
District
• Stat1`report(vesmo) Ices(a Traffic Impact Study was not required)
+� lfcuits A 'l-l'I. lair
gonna ission ct.ion
s1do
Access � Access is proposed from the vw,cst via S.,Eagle Rd, (W,Rockhampton
(Arterial/Collectors/State SO and from the north via E.Atnity Rd (S.Tavistock Ave.),both
Flvq/Local)(Existing and arterial streets;from the south via.S. Wayland Ave.,a local street;and'.
Proposed) train the cast via.Hill Park St,
Traffic Level ofService' Better thati"V(.t c epta ale lew'et of sc rt`ice for a 4att ,princi at amour
arterial is"EK"),
Stub Stub streets are proposed.to be extended into this site from the south
Street,llnte:r-corrnectivitylt"ros boundary(S. Wayland Ave.)and from the cast boundary(Hill Park St.
s Access approved but not yet constructed)
Existing Road Network None
Existing Arterial Sidewalks/ None
Buffers
Proposed load Amity Rd,-,Widen,pavement to 17'fl`om centerlitre&construct
ltnprovern ntt detached sidewalk:36' from centerline
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Meridian City Council Meeting Agenzda " TS.2020—`Page 4ftbl W2
13e cri tion Details Page
Eagle Rd..Widen pavement to 1' I"rom center me&construct '
detached sidewalk 41" fitom centerline
Distance to nearest City Park Hillsdale City Park is in the development process at the project's cast
(+size) boundary;
Fire Service
* Distance to Fire,Station I,S rariles,
+'Fire Response Time 3-00 minutes ttrnder,ideal conditions)t'rdna Station#4
* Resource Reliability 78%-does not meet the target goal of 8011%a or greater
*<Risk Identification ] and 3—current resources would be adequate to supply:service the
proposed project
*'Accessibility Meets all required access,road widths&turnarounds
* Special/resatirce needs Aerial device not required
* rater Supply Residential requires 1,000 gallonshninute dor-one hour;Storage requires
1.1io0i gallons/nrit ute for two hours
Police Slice
• Distance to Police 4 miles
Station
* Police'Respon e Tire Priority,t 3.48
Priority 2 7 F0
Priority t °47'
* Calls far Service ` 177 ')
%rat•:culls tot service f P3 CF5 0,7 '
split by priority X of P2 US sl 7
of P7 US 37,741
of PO Cirs 913%,
* Crimes l (,in RD'M779'y
'Crashes ti tint Rl � 7 '1
West Ada School District
Distancemiles
(elrxt rrasp Its) rrrn rnrtt r
N.is
* Capacity of Schools *ether SW Ele"Votaw, "7 405 4X miles
* 9 ofSttadents trrrrlled
l,atwe Hazel Middle School 1085 1000 is rtwlts
Mountain View High Schram 226Z 2; 41 miles
Wastewaterr
* 'Distance to Sewer Directly adjacent to site:
Services
* Sewer Shed South Black Cat trunkshed
* Estimated PrqJJect Sewer See apptieation
RU'
* WRRp Declining 1,182
Balance
* Project C onsi t rrt with Yes
WW Master
Plaw acili Flan
* InipactlCo cerns Manholes cannot be located in landscaped areas winless they are located
within an access road per City standards'provided.
Water
* Distance to Water Directly;adjacent to site
Services
'Press
sure Zone 4
_v_. Page
Meridian City Council Meeting Agenda 2S 2020 Page 40 btal W
Deser!gtion Details Page
• Estimated Prqject Water See application
ERU's
• Water Quality None
• Project Consistent with Yes
Water Master Plan
• Impacts/Concerns A portion of the proposed 8"water main will need to be upsized to 12".
The reason,for the 12"size is for future abandonment of the existing 12"
in.Eagle Road due to avoiding utilities crossing the roundabout at the
Ainity intersection.
C. Project Area Maps
Future Land Use Map Aerial Map
Legend Legend
Loco tor,
Fro"'ec,L
X0yy
n
id n al
iial
Zoning Map Planned Development Map
Legend Legend
L P�va,- Loc a*,Cr
1W
J
R--
0 L w
r
Rul
\,RUT WT
UT
"VIM,
Iffi
U
RUT OU
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Meridian City Council Meeting Agenda TS,2020- Page OVA V2
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between single-family homes and the commercial uses as depicted on the conceptual MU-N plan in
the Comprehensive Plan,attached dwellings on smaller lots are proposed along the northern shared
boundary. Although Staff would prefer more of a transition in uses in this area,the required 25' wide
landscaped buffer on the commercial property and the 6' tall cedar fence proposed along the
residential boundary will assist in buffering the residential frorn,the commercial uses.
'The north phase of the residential area will have narrow(i.e, 29') tree-lined streets. The storage
Eacility will provide a needed service forarea residents and ihe commercial uses should provide
employment opportunities and services for residents in the area,
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 nalics):
• "Provide for a wide diverqity of housing types(single-family, modular,inobile hornes and multi-
family arrangements)and choices between ownership and rental dwelling units for all incorne
groups in a variety of locations suitable for residential development.-(107.0313)
The proposed inix attached and detached hotnes with standard atid age qualyied
(55+)options will coluribute to tire variet-v of housing�ipes available in the City,
• "Provide housing options close to employment and shopping centers."(3.07.02D)
Tire proposed developtnent will Provide housing options in close proxiinitt,to q/ 'ce and
connnercial uses planned to develop in this area.
• "Require open space areas within all development,"(6.01.01A)
Air alien space eyhibit is included in Section VIILG that complies with the mininnon UDC
standards listed in UDC I 1-3G-3.
• "Pert-nit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City."(101,01F)
Theproposed develojwnent is currenttv ivithin the City!and urban services can be provided to this
• "Restrict Private curb cuts and access points oil collectors and arterial streets."(3,06.02D)
One (1)publiestreel access (U. Rockhampton St.) is proposed via 5. Ea�gle Rd. and one(1)
public street access (S. Tavistock Ave.) is proposed via E. Arnity Rd Staff is of the opinion the
• "Require pedestrian access connectors in al I new development to I ink subdivisions together to
Promote neighborhood connectivity as part of a community pathway system." (3.03-03B)
Detachedsidewalks are proj.)osed throughout the development along internal local streets and
adiacent to abutting arterial streets (i.e. Ea�qle Rd. &Arnitv M). There are no pathivay
connections to this developinentftoni thesouth aicept,tbr thesideiva/Ar along thestub street to
this,-property. A pathivall,slub is proposed to the conitnercial portion qfthe development to the
north for intereonneetivitv.A iniero-path connection is atyo proposed mid-block at the wes/
In reviewing development applications,the following items will be considered in all Mixed Use
areas, per the Comprehensive Plan(pgs.23-24): (Stqft`,V anaNsis in italics)
� �"Residential densities should be a rniturnum of six dwell ings/acre
aaet
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• "Where feasible,higher density and/or multi-family residential development will be encouraged,
especially for projects with the potential to serve as employment destination centers and when the
project is a4jacent to US 20/26, S11-55, SH-1 6 or SH-69."
Axtedium defisilvsire gle- a ace I I St le
fiamily residential uses are proposed, this is not dj n to a
Highiva,v although it is within ti mile q1T Lake Hazel Rd., a mobiliti,eoriidor.
• "A conceptual site plan for the entire mixed-use area should be included in the application,"
.A conceptual development plan vvassuhtniltedlire the prol,)osed inixed use clevelopilleny, included
it?Section 17111,C
• "In developments where multiple commercial and/or office buildings are proposed (meet
residential),the buildings should be arranged to create some fortu, of common,usable area,
such as a plaza or green space."
Sta recom mends the future buildings in the retaillprqfessional Qffice area are arranged in
ff
accord with this provision. To ensurrefiture consistencj,,tvith this provision,Staff recommends
a concept plait Jeer that overall area is submitted prior to the City Council hearing that
demonstrates how this will be accomplished.
"The site plan should depict a transitional use and/or landscaped buffering between commercial
and existing low-or triediurn-density residential development."
There are no existing residential uses, ontil proposed residential rises, ai#acent to the cornmercial
portion of the developmenil-a otinimunt,25'wide dense landscape bqf.fer landscapedper the
standards fisted in CDC 11-3,A-9C will be required on the carmen ercialproperf,1,with
development.
"A mixed-use project should include at least three types,of land uses [i.e. commercial(includes
retail, restaurants,etc.), oft-ice, residential, civic(includes public open space,parks,entertainment
venues,etc.). and industrial]. Exceptions may be granted for smaller sites on a case-by-case
basis,"
The, roposed development will include to mir.ofra-vidential, conlinercial retail, tr/fi'ee, and
industrial(storage units) uses as ilesirett
"Community-serving facilities such as hospitals, churches, schools, parks, dayeares, civic
buildings,or public safety facilities are expected in larger mixed-use developments."
Medical offices(St. Luke's), a City Paj*(Hillsdale), the YNICA and an eIenientary school
(Hilbythile)all arist uilhin 14 tifile to the east of this site,
"Supportive and proportional public and/or quasi-public spaces and places including but not
limited to parks,plazas,outdoor gathering areas, open space, libraries,and schools are expected-,
outdoor seating areas at restaurants do not count."
A City Park abuts,the east boundarj7 of this site and an elementar)7 school, YAICA and small
librart,is on the cast side of'the park.A site Tarr is meet include fir the retaillqfflce portion of
the development. The Applicant should design,this area ivith buildings arranged to create settle
form of common, usable area,such as a plaza or green space in accord with this provision.
"All inixed-use projects should.be directly accessible toneigliborboods within the section by both
vehicles and pedestrians."
The conimerrialportion of they development vill be accessible to the residenlial neighborhood Ity
vehicles via a loc-al public street;a pedestricin conneetion is proposed tit the north boundary of
the residential area to the connnercialarea.
"Street sections consistent with the Ada County Highway District Master Street Map are required
within the Unified Development Code,"
Tire Nlaster StreetVap does not depici anY streets across this properiy%
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Meridian City Council Meeting Agenda"18,2020- Page 5050 W2
site and text changes to some of the provisions in Section lt5.I of the agreement as noted in
Section VIILA of this report.
The existing approved concept plan depicts a bubble plan for rnedium density residential,a
proposed cell tower,commercial (C-N zoned), elementary school, YMCA,City Park, library, and
health center complex uses on the site. The proposed plan still includes these uses but amends the
northern portion of the residential area to also include self-service storage and retaillprofessional
office uses, and amends tile southern portion of the commercial (C-N zoned)area to also include
independent living, and assisted living(see Section VULA).
The northern portion of the site proposed for storage and commercial uses is proposed to be
rezoned from R-8 to C-N and C-C"and the portion proposed for independent living is proposed to
be rezoned from C-N to R-IS to accommodate the proposed uses. Because the proposed uses are
all listed as allowed uses in the applicable zoning districts per UDC Tables 11-2A-2 and I I-2B-2
and are uses that are desired within the MU-N FLUM designation, Staff is supportive of tile
proposed MDA.
The proposed changes to the text of the agreement-,ire noted in strike-out lunderline lorrnatq
Staffs conurients in response to the proposed changes are noted in italic text.
Staff is supportive of the proposed MDA request,
B. REZONE(It Z)
A rezone of a total of 39.9 acres of land from,the R-8 zoning district to the GN (4.9 acres),C-C
(4.35 acres), and R.-1 (30.65 acres) zoning districts is proposed, is depicted oil the legal
descriptions and associated exhibit maps in Section VIII.B. The proposed rezone and uses in
these districts are consistent with the MU-N FLUM designation as discussed above in Section V,
the C-C zoning district is requested for the storage facility as such uses are prohibited in the -
district.
The City may require a Development Agreement(LEA)in coo junction with a rezone pursuant to
Idaho Code section 67-651]A. In order to ensure future development as proposed with this
application is consistent with the associated design elements of the Mixed Use FLUM
designation,staff recommends new DA provisions are added to the proposed amended DA
pro-visions included in Section VIII.A.
C. COND(TIONAL USE PERWT(CUP)-SELF-SERAICE STORAGE FACILITY
A CUP is proposed for a 73,730 square foot(sf)443-unit self-service storage facility consisting
of 8 structures ranging in size from 7,075 to 13,709 square feet on 3.89 acres of land in the C-C
zoning district in accord with UDC Table I 1-2B-2. Development of the facility should be
consistent with the dimensional standards listed in UDC Table 11-2B-3 for the C-C zoning
district.
A variety of storage tin-it,sizes are proposed ranging from 5` x 5' to 14' x 35' as shown on the
schematic site,plan D a Section VFJI. . One hundred thirty two (132)of the storage units proposed to be climate controlled,
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Meridian City Council Meeting Agenda,"TS.2020— Page 59-bbll.W2
Specific Use Standards: The proposed use is subject to the following standards.- (Staff comments
VDC 11-4-3-34,Self-Service Storage Facility,as follows:
A. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial
place of business.The,manufacture or sale of any item by a tenant from or at a self-service
storage facility is specifically prohibited. TheApplicant shall conill4y.
B. On site auctions of unclaimed items by the storage facility ow-ners shall be allowed as a
temporary use in accord with chapter 3, article E,"Temporary Use Requirement,%",of this
title. The Applicant shall eoinp y,
C, The distance between structures shall be as minimum of twenty five feet (25'), The
proposed site plan complies.
D. The storage facility shall be completely tenced,walled, or enclosed and screened from
public view- Where abutting a residential district or public road, chainlink shall not be
allowed as fencing material, The perinleter buildings and as 6'aillfence(where no buildings
arc,proj,,2osed) ivill screen the site, public vielv.
E. If abutting a residential district,the facility hours of public operation shall be limited
to six o'clock(6:00)A.M. to eleven o'clock(11:04) P.M. The site abuts planned re,,,ddenthd
uses,along the south boundary; the Applicaittsdiall comply.
F. A rninirnum "verity five foot(25')wide landscape buffer shall be provided where tile
facility abuts a residential,use,unless a greater buffer width is otherwise required by this title.
Landscaping shall be provided as set forth in subsection I 1-3B-9C of this title.A 2-5' ivide
landscape bqj&r is propa)-ed along the southern femur daty qf'the site adjacent to planned
residential uses: th as ffer should be planted with a mix of materials i.e. evergreen and
deciduous trees,shrubs,lawn or other vegetative groundeover)that results in a barrier that
allosils trees to touch at maturity—more treesIshrubsshould be added to achieve the desired
barrier. To prevent incidences of crime in this area that isn't nisi bleftom it public street,
Staff recommends the area is ennead off roar public access in accord with CPTED(Crime
prevention through parr irearnmen al Design)guidelines.
G If the,use is unattended,the standards in accord with section 11-3A-I 6, "Self-Service
Uses",of this title shall also apply. See standartis beloiv.
R.The facility shall have a second means of access for emergency purposes.A secondal-1,
eintorgency only accc,;s is proposed at the ivest end qfihesite wise E-Aim 4,RJ as depicted fill
the site pla it-
1. A]I outdoor storage of material shall be maintained in an orderly manner so as not to create
a public nuisance. Materials shall not be stored within the required yards. Stored items shall
not block.sidewalks or Parking areas and may not impede vehicular or pedestrian traffic. The
,,113plicant shall comp4l,
J. The site shall not be used as a"vehicle wrecking or junk yard" as herein defined. the
-Applicant shall coniply.
K. For any use requiring the storage of fuel or hazardous material,the use shall be located a
minimum of one thousand feet(t,000')from a hospital. Nofacl or hazardous material ivill be
stored on the site.
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Meridian City Council Meeting Agenda,"IS,2020— Page iftbl W2
UDC 11-3A-16, el Sep Uses,as follows:
Any unattended, self-service uses, including, but not limited to,latindromats. automatic teller
machines(ATMs),vehicle washing facilities, fuel sales facilities, and storage facilities, shall
comply with the follouing requirements. The Meridian Police Chief or desi&mee may approve
alternative standards where it is determined that a similar or greater level of security is
provided.
A. Entrance or view of the self-service facility shall be open to the public street or to
a4ioming businesses and shall have low impact security lighting.
B. Financial transaction areas shall be oriented to and visible from an area that receives a high
volume of traffic, such as a collector or arterial street.
C. Landscape shrubbery shall be limited to no more than three feet(Y) in height between
entrances and financial transaction areas and the public street.
Staff has reviewed thesestandards and found the proposed plan to be in general compliance with
these standards with the recommended coriditions.
Access: Access to[lie-facility is proposed via a driveway fi-oin E. Amity Rd. on the east side of
the site,the entry to the facility faces future commercial uses to the cast. An emergency only
access is proposed via E.Amity Rd. as depicted on the site plan.
Common Driveways(UDC 11-6C-3): All common driveways are reqWred to comply with the
standards listed in UDC I 1-6C-31 .Two (2)common driveways Lire proposed that comply with
UDC standards.
An exhibit is required to be submitted with the final plat application that depicts the
setbacks,fencing,building envelope and orientation of the lots and structures. Driveways
for abutting properties that aren't taking access from the common driveway(s)should be
depicted on the opposite side of the shared property line away from the common driveway.
Solid feneing adjacent to common driveways is prohibited unless separated by a minimum
5-foot wide landscaped buffer.
A perpetual in easement for the common diivewa (s)is required to be filed with
the Ada County Recorder,which shall include a requirement for maintenance of a paved
surface capable of supporting fire vehicles and equipment.A copy of the easement should
be submitted to the Planning Division prior to signature on the final plat.
Signage should be provided at the ends of the common driveways on Lots 19 and 54, Block
I for emergency wayfinding purposes as requested by the Fire Department.
Parking: Off-street parking for the office associated with the storage facility is required to be
provided in accord with the standards listed in UDC I I-3C-6 Based.on 800 square feet for the
proposed office,a minimum of one(1) space is required; a total of 4 spaces are,proposed in
excess of the minus uni required.
Landscaping: A 25' wide street buffer is required along E. Amity Rd, as set forth in UDC Table
I I-41B-3, landscaped per the standards listed in UDC 11-3 B-7C-1 the proposed buffer complies
with UDC standards. Landscaping is proposed in accord with UDC standards. A 25' buffer to
residential uses is also required as discussed above,
Sidewalk/Pathway: A detached sidewalk is required along E. Amity Rd.,an arterial street,per
UDC 11-3A-1 7C, The Park"s Department requests a 10' wide detached multi-use pathway is
provided instead of a 5' wide sidewalk.
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Meridian City Council Meeting Agenda"IS,2020- Page 501bbll W2
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flours of Operation. Business hours of operation in the C-C district are limited frorn 6.00 am to
11:00 pin when the property abuts a residential use or district per UDC I I-2B-3B consistent with
UDC 11-4-3-34E,
Building size: As discussed above in Section V,the Comprehensive, Plan states,building size
should be limited to a 20.000 s.f building footprint il"thestructure doesn't have a residential
component with the office or commercial use;this applies to at] future cornmercial retail/office on
the site. The Applicant requested a deviation from this standard for the storage facility; however,
none of the individual structures exceed 20,000 square feet,therefore, a deviation from this
provision is not necessary.
Building Elevations: Conceptual building elevations were submitted for the storage facility
structures, included in Section VIII.I. Building materials consist of vertical reveal metal panels
with stucco finish., fiber cement panels Nvidi metal channel reveals, and typical fascia with stone
wall accents. Structures have step-backs for modulation along E_Amity Rd,
As discussed above in Section V,the proposed elevations do not demonstrate a cohesive
design that is proportion to and blends with the residential buildings within the
development as desired in the MU-N FLUM designation.Therefore,the proposed concept
elevations are not approved. Revised concept elevations(or design guidelines)should be
submitted accordingly prior to the City Council hearing. Final design is required to comply
with the design standards listed in the Architectural Standards Manual.
Certificate of Zoning Compliance/Design Review: A Certificate of Zoning Compliance and
Design Review application shall be submitted to the Planning Division and approved prior to
submittal of building permit applications for the site. Prior to submittal of these applications
the property is required to be subdivided.
D. PRIELIMINARYPLAT
The proposed preliminary plat consists of a total of 147 buildable lots(t37 residential and 10
commercial) and 1,8 common lots on 43 acres of land in the R-8, R-1 5,C-N and C-C zoning
districts. A phasing plan is depicted on the plat that reflects four(4) phases of development(see
Section VIII.E);bowever, the residential phase is anticipated to develop in one phase.The storage
facility is proposed to develop first.
Existing Structures/Site truprovements:
There is an existing home and accessory structures at the northeast corner of the site that are,
proposed to be removed with development; these structures should be removed prior to the
City Engineer's signature on the final plat for the phase in which they are located.There is
'
which complies with the dimensional standards (i.e. setbacks)of the R-8 district listed in UDC
' also an existing home and accessory structure that is proposed to remain oil Lot 150, Block I
][able l
Dimensional,Standards (UDC 11-2):
All development should comply with the dimensional standards for the applicable district as
follows: UDC Tables I I-2A-6(R-8 district); I 1-2A-7�R-1 5 district), and I 1-2B-2 (C-N and C-C
� �
listed in UDC
ock
An
' standards , ^ - 'streets,alleys, ^common � ^- ~ ='face. etc.). ^'
Meridian City Council Meeting Agenda TS.2020- Page SftblW2
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exception to UDC I 1-6C-3A.1 which prohibits through properties is requested through the PUD
(see analysis below).
Access(UPC 11-14-3):
Access is proposed on the plat as follows: One(1)public street access(W. Rockhampton St.)via
S. Eagle Rd.-, one (1)public street access (S. Tavistock Ave.) via E. Amity Rd.;and one shared
driveway access for the proposed storage facility and commercial retail/office development. via E.
Atnity Rd. Staff believes the proposed access is consistent with the standards listed in UDC I I-
3A-1
Private streets are proposed for internal access within the North Phase of the development(see
analysis below), two(2)common driveways are also proposed off private streets.
Private Streets: Private streets are required to comply with the standards listed in UDC 11-3F4,
Private streets are not intended for single-family developments other than those that create a
conunon triew through the site design or that propose a lititited gated residential development,
Private streets are proposed,within the North Phase of the development for access to proposed
attached and detached units; two(2) gated entries and mews with alley accessed homes are
proposed in the central portion of the developinent.
The private street standards restrict dcvelopinent to no more than 50 dwelling units and don't
allow common driveways off of a private street. The Applicant requests alternative compliance to
UDC I 1-3F-4A.4b to allow 124 unit-,accessed off private gated streets- and to I 1-3F-4,A,6 to
allow 2 common driveways off private streets.
Requests for alternative compliance are only allowed when one oi-more of the conditions in UDC
l 1-513-513.2 exist. The Applicant's justification is,"The proposed design includes innovative
design 'features based on"new urbanism,"'"neotraditional design."or other architectural ardor
site designs that promote walkable and mixed use neighborhoods,"The Applicant believes the
unique site design of gated,private streets, alleys, and common drive%vays; and common areas
and pathways in combination with the character and diversity of the proposed dwellings achieves
the aforementioned objective. Further,the Applicant believes approval of the alter-native
compliance request will provide a superior means of meeting the reqttirements of the UDC as is
the intent for requests for Alternative Campliance� For these reasons,the Director has approved
the Applicant's request for private streets and alternative comp]iaDce as it meets the requirements
for such a request; see associated Findings in.' ection X.E and F.
The.417pheant oi-Ovimer shall have one j,,eai,to conyVete the tasky lisied in UDC 1.1-3F-3Bfor
final al)[now'd of the private sheets proposed within the development, No buil(ling peratil shall be
issned,fbr carry stritatwe tising a pritale streelfin-access to a public stir et unfil the prii,ate street
has been approved.
The Applicant should coordinate with Terri Ricks and Fire Dept.for addressing lots
accessed by alleys without frontage an a public street.Address signage for wayfinding
purposes should be provided in these areas as well as at the private street for homes
accessed by common driveways.
Pathways(CILICII-14-8):
The Park's Dept. requests a 10'wide multi-use pathway is provided within the street
buffers in place of sidewalks along S. Eagle Rd.and E. Amity Rd.within a 14"wide public
use easement.The pathway should be depicted oo a revised plan submitted with the final
plat application.
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Meridian City Council Meeting Agenda TS,2020— Page 26 bbl W2
Fencing(UDC - 4- 171 3 -.
All fencing is required to comply with the standards listed in UDC 11- -7. Sig:-foot tall solid
stained cedar fencing is proposed(or exists) along the perimeter boundary of the subdivision,
Open vision wrought iron fencing and some closed vision fencing is proposed ac�aacent`to internal
common auras; fences abutting pathways and common open space that aren't entirely visible
from a public street such as on the east side of Lot 107, Bloch 1,shall be revised to comply
with the standards listed in UDC 11- A-7 ►.7.A detail of the ripen vision wrought iron fence
that complies with the standards listed in should be included on a revised landscape plan.
Utilities shall be installed with development in accord with the standards listed in UDC I I- A-
1:
Building Elevations: Conceptual building elevations were submitted for the single-s ory, single-
family attached and detached dwellings in "Cadence",the age restricted 55 and older portion of
the development; included in Section V111.I. Building materials consist of a variety of materials-
including vertical, horizontal and shale siding and stucco with stone/brick accents. Conceptual
elevations were not submitted.for the instate lots in the R-8 district along the southern boundary of
the development. Final design of the attached structures is required to comply with the design
standards listed in the Architectural Standards Manual. A Design n Review application is required
to be submitted to the planning Division and approved prior to submittal'of building pen-nit
applications for the single-family attached units; all attached structures are required to comply'
with the design standards listed in the Architectural Standards Manual.
A Certificate of Zoning Compliance and Design Review application is required to be submitted
for the clubhouse and swimming pool:area and approved prior to submittal of a building permit
application. The design of the structure is required to comply with the design standards listed In
the Architectural Standards Manual. The Applicant requests approval for this area to be
constructed prior to subdivision of the property- Staff is amenable to this request.
A Planned Unit Development is proposed to enable the provision of a inix of attached and
detached age-qualified +dwelling units that incorporate;a variety of housing types and
setbacks unique to unit and site:.design.The development is proposed to be gated for security
purposes and have private streets,alleys and it common driveway for access to the units within
the developments
Setbacks: Deviations to the typical R-15 building setback requirements are proposed as noted
below,and to UDC I 1-6Ca l3. .which requires alleys to be designed so that the entire length is
visible from a public street. Althouggli not visible from a public street as Public streets anent"t
proposed within the PUD area,the entire length of the alleys are visible from internal private
streets.
HONE t LOT Typtst r IM
STIRIECTr r AR:
i t � ra,aaa_� �� � t°�a� 4'. 0
'maps - °,t,
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Meridian City Council Meeting Agenda,"TS..2D20— Page l)VA W
No deviations to the setbacks are requested or approved to the setbacks along the periphery of the
planned development in accord with UDC 11-74A.L
Tb rough Properties: The UDC(I 1-6C-3A.I) prohibits through properties except where it is
shown that unusual topography or other conditions make it impossible to meet this requirement;
through properties shall be limited to one street access on one frontage,designated by a note on
the final,plat. Lot 1_50,Block 1,where the existing home is proposed to remain,is a
considered a"through"lot as it has frontage on two streets(E.Hill Park Ln.& W.
Rockhampton Ct.).As part of the PUD request,the Applicant requests Council approval of
an exception to this standard due to the unusual 2.57 acre size of the proposed lot,the
northerly orientation and location of the residential structure,and its separation from the
detached shop structure 150' to the south to allow access to be provided from both streets
(E. Hill Park Ln.for the home and W. Rockhampton Ct, for the shop).
Parking(UDC L1-
Off-street-parking is required to be Provided in accord with the standards listed in UDC Table I I-
3C-6 for residential uses,which requires parking pads to be provided in addition to garage
parking spaces based on the number of bedrooms per unit(i.e. 1-2 bedroom units require 2 spaces
per unit with at least one of those being in an enclosed garage,the other space may be enclo.wd or
a minimum 10' x 20' parking pad-,3-4 bedrooni units require 4 spaces per unit with at least two
of those being in an enclosed garage,the other spaces inay be enclosed or a ininimurn 10' x 20'
parking pad),
The standard- front garage and patio- front garage units allow for 20' parking pads but the
traditional alley garage and traditional-alley Park side lots do floc Aft-opplie*15-on Iff.
"e,off-street par-l-oug-standards listed in UDC Table 11 3C-6 fo.r
try flwVk*etorIW4or-_4he--G�
Two-car garages are proposed for these 2-bcdroornjjnits vvlriela corrtply with
tile,aforementioned parking standards,therefore, alternative conipliance is not required.
Because 29' wide private streets are proposed within the development, parking is only allowed
on one side of the street and should be provided on the street side adjacent to the alley
accessed units rather than the patio homes with front accessed garages to allow for more
spaces that aren't encumbered by driveways.An extra 30 parking spaces are proposed in the
central portion of the development next to the coan-nunity center which can accommodate guest
parking in addition to on-street parking,
Analysis of Compliance with PUD Standards(UDC LL-_7-4
Theproposed uses, n4thin the PUD areattre intereonnected through to sYlstenl(#'private
streets and path tva.vs throtkgb con anon areas.
Buihl ngs are clustered to enable larger, wore usable areasfor coininon use and enft.�pnent.
A initannan qf 80 squareftet o,f-private, it.,vable open sir ace is required lo be provide?d,16r
each astir,` this reqtdreineni can be sathyied through porchcs, patios, decks and enclosed
,ands as set,lin-th in UDC 11-7-4B.
A varie(y qf hotisingr qpas are proposed consisting qfconventional singlefivni�y detachcd
honiev on estate lots, single- ainiky allachedpa h lio ntne v, iradifianal deta d a chellf y-loaded
, fi
hofnes and traditional detached aflei,'puf*side hoines.
The ravidenlialgrocs densilV a � , rastriciedporfion) ql'th
e
' f the north phase(i.e, ge c
deve-loptnent is 4.66 unit.vMcr(,., with a net densitv qf'9.0-3 anitslacre, whieh is Consistent 114th
the DeveloInnent Agreement provisions fear-desited density,
Page 16 ---
Meridian City Council Meeting Agenda"IS,2020- Page 294)bl 2(B`2
IL DECISION
A. Staff: Staffrecommends approval of"the proposed DA modification, lC b Ply, CUP and PUD
applications-, the Director approved the request for AL°l and tentatively approved the P
request.
B. The Meridian Planning&Zoning Commission heard these items can March 5 and l 2tl tl. At the
public hea-in on March 1 ` . the Commission rnoved to recommend a rov$al of the sttb ect
UP,MICA,PU ,PP and RZ re uest .
1 ummaty of Commission public hearing
a. In favor: Mile Wardle David Tutnlarrll
ly, l ositiona hone
C. Commenting: None
. Written testinatny- David Palumbo; Mike Wardle: Brighton Co ► re(nent
with staff repcartl
. Staff presenting a ligation:`Son a Allen
f, Other Staff ec-rntrient�i gunqppligation, None
2. Key issues)of public testimony:
a. Would like to see the inv rov°i tractat i e® -lane roadway expansion)to.l . Amity lid.
corn aleted ari�i�-to an develo naettts in this area:c�ata�r�ttFn�inj
b. Concerti pertaining to the adecluacv'of nark-in laroposed for the development;'
3- Kgy issues of discussion by Commission',
a. Desire fear the story e unit structures to have nice deli n elements not''ust metal due to
its location on a prominent corner
b. Question as to whether or not proposed dwelling units will.be owner-occupied or rental
units(answer is there is a section of independent living units next to the assisted living
& memory care units that will be rental units for folks transition ingfrom a Cadence
Witte rtaduct sotsaevhere in laetween servfiee wi6l be shamed between the assisted
living& the independent livirtnl<
c. In favor of this type of use in close roxini to the YMCA and the Citv nark°
d, Ott aortive ofate- ctaliried ttse its this location date to area schools being over caaaci
eSuemestion that the Ant)licant consider an "L"shape for the:story e facility that would
allow more commercial retail/office uses in fronLj4 ac t to A nit , &L brad o:�sibl
extend the story Le facilitv farther to the east on the bac 'side,
Commission claangi(s)to Staff recommendation:
a. done
. Outstanding issue(s) for City Co cil:
The Applicant submitted revised site and landscape plans included in Section VUL and a
fives once to the Cotnn�sssivaa's rccornrasention atad Feasted elaancs here; tatalic°crrrr's
.s rarase tiff s related cotnnaetats are Isere: firer Ys rrra nmertr
b. The A ; licant requests Council approval of modilicati an to DA arovision ,le
MwLh la rersuires tla c!isup Mary Till's la ntc tq hoca a to i water and server
service within Matt days of:ser"a tc:°es becominz available,fixi rr the atliacent -8 zoned
pr'o eLty per MCC -1-4,4 to instead require the home to be hooked up to City services
within 60 days of the inert 3lcrrrlrr o the c'Mstcrte l(�ats,
b. In response to Staffs recommendation its OA provision 5.Ig.vi in Section V111, the
Applicant submitted design`guidelines for the commercial and residential builclin s
itlaita tlae. develo antertt Govcried b tlae IAA as follows. c.s° rr Clcarcl lures
u Page, 17 _.:w_u w -------------
Meridian City Council Meeting Agenda g 2tt20— Page 905bt
Thy.MerWian i.t '+�`�?tar eil he"'vd he:� items;oft.Merit?.} � At!J? ?'i . , ad V the
`.tau c rl 111 .' to,_ ? t tJ ub t_ }. ,MN _PP AnAIRZ, P-sts
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a. Now
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be sp:Q buff rms A
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riot the aWyi,,-oj tta the NT ,. �r _ tiara iz�tie u��� re3�+�t1wi
Pura i'crr�a�art r���dettal dui}dine ttt hrcttarrtii� l tn_ r_ad�alercl rra.��•�ta x• �� �.t�tiu}
ltui ldin .
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eorna , b �u n_� rhotn rr � u
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e }I P }ie�rnt t �
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xvitbbi 6 rlways t the tjnal-V intitt o1 LI be,Q tgtel ts,.
sty 'n to i.1 lane t t ion,rowaimer dWip W
I7r } to t s ttditi to # ] .ham c a#I}3a.vata l tryer ratttin . lrY- rduap t r,a _ n
cis ya rn nt utorrr mit wd
1 . 3c3 an nu c tea nrtdztt ca;°lr .l nrf#T that�yrtrnl .a11± l uildirr to rW nt t be
i rt r} ftarth car $r rriart a nt r arRinr to t3a rrt tr streets re in .fintxl a rrrr l rad
— a,
o _1ayircclad !
9. Modify- 4uPt vrst sea # _ sail. t}tc t erra I twee. Mart I�It.I}" .. ^r..lica- up,t
mates And seNy; r service drtl eta,+ a of the fity'a T sting tt-Mbe_u�tut� }rats,
`l'he_ toms; ants sled n 1s rewired-tQ be consist rtt Wit_oth cornnl r sal_structures an
i . rtla u t_-to.AJI dqsr n_ aid in for the tleyf lc aia en c'o- "Jet d r t.}.tt I .tcx
rdndititaw . �. _
P� ,throw- It rive ya ftcat .__ itl 1'at 1 n i �_ ac a tnt t. tl, l is r i_ d woon
the Hi11;_ ttt aett l i l d Block 1„l for e t etc ..�c�,e ���uz s
AA d
' 111. EXHIBITS
A. Existing& Proposed Conceptual Development Plans and Text Changes to Development
,Agreement lust. 0 -033207 for Proposed Development Agreement Modification
Existing Concept Plart;
- -- __- ___________________ v. Page 1
Meridian City Council Meeting Agenda " IS,2020 Page Oftbl W
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#2019-033207(H- 0I -01 7): (Staffs comments in italics-not to be included in final A)
Page19 ...............................................
Meridian City Council Meeting Agenda TS;2020 Page 92-bbl W 2
L OWNEWDEVEl OPE shall be bound by the terms of the original Development Agreement,
except as specifically amended as follows:;
. :, CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.L Owner/Developer shall develop the Property in accordance with the following
special conditions.
by Ada G-ou.-ty Higliway . o longer arj.pfic°a ale(stretn has been c'on sirricle l).
b. Business hours of operation in the -N district shall be limited from. 6:00 any to 1 t :00 put as set
forth in UDC"l 1- B-3A.4,except for tl c YMCA which is allowed to operate from .0 am to 111:00
pry. The residential care facility use does not violate the limitation on the hours of operation.
i:. Future development of this site shall be generally consistent with the amended concept plans dated.
Deee bef!8_2 1 CC ctober-30,2019 includ d in the Staff Report attached to the Findings of Fact
and.Conclusions of Lava from the modification to Development Agreement( 20,* n„271-1_211
0134)attached hereto as Exhibit"A" /Updaled per 1 W rerizaes
& Future development ofthis site should include a pedestrian pathway network that links the mixed
use area with the residential and the elementary school/YMCA site as well as adiaeent off-site
properties Vehicular-connections should also be provided for interconnectivity within the;site.
e. The existing home,in the R-8 zoning district that is proposed to remain at the south boundary o °the
annexation area midway between S. Eagle Road and S. Hillsdale Ave. shall be
required to hook,tip to City water and sewer service within 60 days of �
the fit 41 Lalattl n t tl tit bats, per
MCC -14A; the existing home that fronts on E. Amity Road that is proposed to be removed with
redevelopment of the site and the existing home that fronts on S. vro,,t+� �, Hillsdale Ave. that
is proposed to remain in the C-N district as long as the:Hills reside there are not required to Book
tap to City services. (Street name chant,ear!)
f The rear or sides of Motives on lots that face S. eagle load and . y�'a..—I ?'u:. shall incorporate
articulation through changes in materials,color,modulation,and architectural elements(hori ontaI
and vertical)to break rip monotonous wall planes and roof"lines. f ''ca Ionger°ra lalic able-no lectures
are pr•o rrr:(ed along Amity al.t'
. To ensure future'development is consistent with the objectives and vision:of the U-N deli graatican
the following iteins will be considered in reviewing development applications:
i. Community serving;facilities(i.e. a school, park, YMCA, library, hospitals,churches,
da cares,civic buildings,;or public safety facilities) should be provided,
gathering
/c nAwr°applicable-these areas have been pr°crt°lcled u4th elevelrInne rt qfthe C'iia,Park,
}°"cWC:.4 and libr°axry and elearentarr-
y school at arl?; ia_A:r`rracrtc#la. 20% ark the aaa3rrca1l
develca rrrrent area.
.
in, Street :sect]ons consistent with the Ada County Highway District Master"Street Map
are required,
iv, Neighborhood serving uses and dwellings should be integrated;
V, Residential uses should comprise a rninirnum of 0%ofthe development area with Ilea
densities ranging, from 4 to 8 units per acre with supporting non-residential services.
_ page 20
Meridian City Council Meeting Agendas . 2g 2D2D— Page 68 tat
Non-residential uses should be smaller scale,and provide a good car service that people
typically don't travel more than a mile for and need regularly
vr Non-residential buildings should be proportional to and blend in with residential
buildingssomislef[L tb llr:Ags va
t atimms'pr e t d-ley
the
,R) taprm it'includled,i ,lath J,
-4-
A he
App&wn" to the 4oiwge AeU4 eo..WV Mis
provkfof--and- wdm1h, eo
indep ident mv.iff,,— mfiiA Ma 4---
a4td-hkwd+ A gk-fitm-1 I baadi*gs PPMP to the cit.V Co"he
W-the
DA lror the eve"11 d—WIF-..
vnr Employment opportunities for those living in the neighborhood are encouraged-,
viii. The mixed use prcject should be directly accessible to neighborhoods within the
section by both vehicles and pedestrians-,
i x Planning of the C-N property north of the park and YMCA shall consider appropriate
visibility,, parking and emergency access to the future,neighborhood park.
X, Sample uses appropriate in the MU-N area would include. towuliouses', multi-family
developments, neighborhood grocer, drug stores, coffee/sandwich/ice-crearn shops.,
vertically integrated buildings, live-work spaces, dry cleaner/laundromat, salons/spas,
daycares, neighborhood-scale professional offices, tnedical/dental clinics, gift shops.
schools,parks,churches,clubhouses,public uses,and other appropriate neighborhood
uses,
h. A land uffer io r-esidential eses is "at rvqmffled 0 the .1. h me a,
etw*e
eemple,* an".e prepefty will, eventually be pw4 of the VNICA sit The City Park is ill the
(levelopinent procays and the YMCA and school is alreadl,construcled: no bliffier itws required to
the Hill properti,and this provision is no longer qpj)licable.
i. The annexation area shall be subdivided prior to issuance of any building permits beyond those
required for the development of the school, YMCA and park site, and a wireless communication
facility, the assisted livi-n L&gjfijy,_Mgdical clinic, and Century Fa ll' i-1111 North comUDU
mnit— j and t4— --
center comvlex on common Lot 101 as shown on the revised conceptual development plan dated
October 2-2 30,244-20 t 9;and-the ass.sted living4aei lity dieal Glinie she t4le-detai4ed
ite P . U 'Vil
i ila"arpfoved '014
Page21 ------------------------------------------------------------------------------------
Meridian City Council Meeting Agenda"TS,2020— Page eftbl W2
B. Legal Descriptions,& Exhibit Maps for Rezone
Overall Zoning Exhibit:
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EXISTMG PROPMED
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Meridian City Council Meeting Agenda ;2020- Page 9ftbf W2
9233 WEST STATE STREET I RCISEAD 3714 1 209 39 6939 � FAX t3U33 693Ei
Project o..1&137';
HI iT
LESAL DESCRIP111ION FOR
REZONE T
A Parcel of land being a ps rtlon of t he North 112 of tN Northwest 1/4 of Secridn 33,To wnsfnpt 3 North,Rangy
1 Fast,Boise Meridian,Cityof ialdridian,Ada County,Idaho and being more particularly desc Kbed asfnllcwv
Commencing at a found altavinum cap marking the Northwest comer of said Section 33,which bears
N89°15'22'W a distance of 2,66 62 feet from a found brass caps marking the Nmth 1/4 comer of said Secftn
33;
Thence following the northerly pine of the NW 114 of Section 33,SR 'T 5322`F a distance.of 892.60 feet to the
POINT Of BEGINNINM
Thence,following said northerly lire,S89*1 '22F'E a distance of 609,12 feet to a point;
Thence leaving said northerly line S00'16'11"W a distance of 3507 feet to a point;
Thence N 941S122"W a distance of 612.02 feet to a point;
Thence C'aA' rE a distance of350.16 feet to the POINT OF BEGINNINa
Said parcel contalns 4,90 acres,,more or less,and Is subject,to all wdsting easements and/or rights-of-way of
record or Implied,
Ataached Is EXHIBITS and by this reference;made a part of,
o,1245 as
OY
ILI. 1B
FINGINEERS I SORVEYORS i PLANNERS
www.kmengllp.com
Meridian City Council Meeting Agenda S 2020—=Page 60 bial W2`
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NW COR SECTION 33 E.Amity Road
POINT OF BASIS OF SWINGS NORTH 1/4 MR
BE
POR
LU CURRENT ZONINQ 7%
Hill's Century Farrn
Commercial S6b, No.I
UNPLATMD
UNPLATTED
—2----1
Healthy Living,
Subdivision
N LEGEND
BRASS CAP
ALUMINUM CAP
CALCULATED POINT
REZONE BOUNDARY
SECTION UNE
"—RIGHT—OF—WAY LINE
CENTURY FARM NORTH
A PORTION OF THE N 1/2 NW 1/4
,Page24 '
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Project No. 18-137
EXHIBIT A
LEGAL OESCRtPT(ON FOR
REZONE TO CC
A paroel of land being a portion of the Northwest 1/4 of the Nort,hwest 1/4 of Section 33,Township 3 North,
Range I East,Boise Meridian,City of Meridian,Ada County,Who and being more particularly described as
Commenciing at a found aluminum cap marking the Northwest corner of said Section 33,whk,.h bears
N89*IV22'W a distance of 2,660,62 feet from a found brass cap marking the No,041/4 cornerof said Section
33,
Thence following the northerly line ofthe NW 1/4of Section 33,589'1572"E a distance of 350,16 feet to the
POINT Of BEGINNING.
Thence following said northeriV One,S0901T22"E a distance of 542A4 feet to a point,
Tbence feaving said norther�fine,=44�38""Wz distance of 350.16 to et to a point,
Thence NO91572"W a distance,of 539,24 feet to a point;
Sakl parcel contains 4.348 acres,more or less,and Is subject to all existing eatemoints and/or rlghts-of-WaV of
Attached is EXHIBIT 0 and by tNs reference made a part of,
^
' ENGINEERS SURVEYORS PLANNERSPage 25
Meridian City Council Meeting
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POINT OF' COMMENCEMENT
NW COR SFCTION 33
E,Amity Road
RKSM OF BEARINGS NORTH 1/4 COR
NSW15*22V 2660,61' sEcroN 33
350 16, -A SWIS-22-E, i542,44.'
'e R
Oro 1 V I 3'E Total Rezone:4,348± S00,44138,w
350.17' Aft S1133223010 (POR.) /,350,1 W
CURRENT ZONING: R-8
PROPOSED ZONING; O-t
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V 539.24'
UNPLATTED
UNPLATTED
Healthy Living
Subdivision
N LEGEND
10� BMW CAP
19 ALWNUM CAP
A CALCULATED POINT
REZONE HOtINDARY
—SECTION LINE
0 150 300 RIGHT-OF-WAY LINE
1"--300'
ENGINEERS,5ONVIYOPS-"KERS
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wsL mAIV 03714
PRON1 08)M-69.19
fAX(2091 094,M EXHIBIT B -REZONE TO C-C
CENTURY FARM NORTH
A PORTION OF THE NW 1/4 NW 1/4
SHEET:
1 or I SECTION 33,T ., R. 1 E, B.M.,ADA COUNTY, ID
Page 26
Meridian City Council Meeting Agenda TS,2020- Page e9V*W2
9233 WESTSTATE STREET 1 6 lSE,li7 3714>1 208439.6939 1 FAX208,139,6930
December 24,2i11g'
Project No--13-137`
EXH'1 tT A
t»E AL DESCRIPTION FOR
REZONE T S
A parcel of Nand being a portion of the earth 112 of the Northwest 1/4 of Section 33,Township 3 North, Range
1 Fast Boise Meridian,Cityo Meridian,Ada County,Idaho and being more particularly described as folio rs:
Commencing ata found aluminum cap marking the Northwest conger of said Section 33,which bears
NOW13"13"E a distance of 2,67730 Net from a found aluminum cap marking the West 1/4 corner of said;
Section 33,
Thence following the westeriy line of the Northwest 114,of Section 33, "13`13"W a distance of 350.17 feet
to the POINT OF SEQNNING.
Thence leaving said westerty line,S '15' "Ea distance of 1,874.00 feet to the subdivision boundary of hill's
Century Farris ommeri:W Subdivision No.1(Book 115 of plats at pages 1.7,„131 through 17,134,records of Ada
County,Idaho);
Thence following said subdivision boundary the followir six(6)courses.-
1, 44'38" a distance of 27. feet
1 S39°46'03"E a distance of 134.55 feet:
3, Sits'44" " "a distance of 29756 feat;
4, S671619" 'a distance of 11%feet;.
l8,-q"46'03" a distance of 16.60 feet;
6, S00*13"57" a distance of 31.50 feet
Thence leaving said subdivision boundary,N8 46' 3"W a distance of 17528 feet,
Thence 231,25 feet along the arc of a circular curve to the right said curve having a radius of 500,00 feet,a
delta angle of 6"Mr,a chord bearing of N76'31'040W and 4 chord distance of 229,20 feet,
Thence NGY16'050W a distance of 105.11 feet,
"Thence 184.36 feet along the arc.of a circular curve to the right,said curve having a radius of 170SO feet a
delta angle of 61°57 ilf",a chord bearing of S5 �33' and a chord distance of 175.5 feet;
Thence Nff2752"W a distance of 52,53 feet,;
Thence '32'68" a distance of 397.94 feet
Thence S60'37'0-/"W a distance,of 1S ,12 feeto
"Thence lei&9 7'52," a distance of SR330 feet;
Thence 72.41 feet along the arc of a curve to the right,said curdle having a radius of 180,00 feet,,4 delta angle
of '07'55" chord bearing of N77° 6" 4"'W and a chord distance of 71. 7 feet
Thence N6624'SM a distance of 40,65 feet,:
Thence 215,16 feet along the arc of a cwve to the right,said carve having a radios of 7 f.5ti feet,,a delta anoe
of 61"2WO8',,a chord bearing of S59"4734"W and a chard distance of 204.99 feet,
Thence Ng9'27'52"W a distance of 273.35 feet to a point on the said westerly line of the Northwest 1/4 of
Section 33
Thence following said westerly line,N '13'13"E a distance of- 1107 feet to the POINT F BMINNING.ENGINEERS I SURVEYORS l PLANNERS
www ,krnengftp,cc n
Meridian City Council Meeting Agenda"2R..2020 Page 70 50 W
Said parcel contains 3,0.65 acres,more or hss,and is subject to all existing easements and/or rights-of-way of
record or implied,
Attached is EXHIBIT B and by this reference made a part of,
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Meridian City Council Meeting Agenda"TS,2020— Page"21(bbil W2
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"POINT OF COMMENCEMENT
Unplatted
PONT OF L1
BEGINNING
N, Unp'a
21
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N89'2752V Ls
CURRENT ZONING.- R-B 28.
PROPOSED ZONING- R-15
400
,3 N89r2752*W 'Are
Hill's Century Farm 1-1111's Century Farm
Subdivision Phase I
FaSubdivislon Ph�ase 2
CURVE TABLE
CURVE RAMS LENGTH DELTA CHORD ORG3 CHORD LINE TABLE
20
- 92]
.99
C.
ZWEST 1/47—COR -
CALCULATED POINT
lam REZONE SOUNOARY
PHONE p(s)m-6939
CENTURY FARM NORTH
CAM, 10-24-200
Page29 �
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C. Overall Site Plan (date. 10/30/ 01
IMVS, CENTURY FARM
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D. Site Plan & Landscape Plan for Storage Facility(dated: October 8 and 18,2019
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Meridian City Council Meeting Agenda TS 2020— Page"22(bbl W2''
E. Pi-eliminary Plat(date: 11/18/2019
HILL'$CENTURY FARM NORTH PRELIMINARY PLAT
P: e6 FAML OF LANF25IHTJAIEVEN THE NW 1/4 OF SECTION 33.rOW45M P 3 N0A`H4,RAKE I
e®o E AST,@CSL�E4Ektli}IAfi.CITY IDR MF,47.iEii.PVe d4Y?A.COUNT 4{@,9,kiC7
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F. Landscape Plan for Subdivision (date: 4W244W 4/2/20 0 REVISED
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G. Qualified{open Space Exhibit(date: 3/17f 0 0)
HILL'S CENTURY FARM NORTH OPEN SPACE EXHIBIT
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Meridian City Council Meeting Agenda 29 2020-:Page Sgbbl W
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Meridian City Council Meeting Agenda ` 18,2020-Page 8 6bt W2:'
1. Building Elevations(date: 10/14/ 01 )
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__.w.. ...._u -------------- .u._ --- Page 39
Meridian City Council Meeting Agenda ` 28,2020 Page 82-bbl W
IX. CITYIAGENCY COMMENTS & CONDITIONS
A. PLAINNINc DIVISION
Rezone:
i . New development provisions shall be added to the proposed amended Development
Agreement(DA)provisions in Section VI1tA of this report as a provision of the Rezone.
Prior to approval of the Rezone ordinance,an amended DA shall be entered into between the
City of Meridian,the property owner(s)at the time of rezone ordinance adoption,and the
developer. The amended DA shall be signed by the property owner and developer and
returned to the Pfarwning):Division within six(tw)months of the City until granting the
rezone. The amended DA shall incorporate the following provisions:
a. The buildings in the retailJprofessional office area shown on the conceptual development
plan shalt be arranged to create some form of common, usable area,such as as plaza or
green space as desired in Mixed Use;designated areas as set forth in the Contprehensive
Plan(see:.pg. 1 ').
b. Building sizes in the coarranerciaal retail/office portion of the development shall be limited
to a 20.000 square foot building footprint as desired in MU-N designated areas in accord
with the Comprehensive Plan(see pg. 5), 'aa struclurre contains as araix ol'b ath
re.sidentiral and(#fl e, or resh entiaal and corrarr ercial karate°uses, the raacr-vi,rrrum building;
size mta i^a-weed 20,000 s qu at ejeet
tlia3att7bll tnitao_ 1, llpput ct:1' Fla _fct .
,,Hill Par-La to,:W.-RoQ hWWton-Kuf__dot`c rpa r r�qy sZg fs.tar ens s,
Conditional Use Perinit(Storage Fheiliit�):
Im The site plan;included in Section VULD,dated October 10,2019, shall be revised as follows,
a. The buffer area(and other areas as applicable)not visible from at;public street or
driveway behind the storage facility on the south side:of the building shall be fenced off
from public access to prevent incidences of crime in accord CP"TED guidelines.
Rd. as FeEjt*fed-by4he,*&fl
3, The landscape plan included in Section V111.1 , dated October'10,2019, shall be revised a
follows:
a. Depict additional evergreen and deciduous trees and shrubs within. the 25' wide buffer
along the southern boundary of the.site: to result in a baai.Ti r that allows trees to touch at
maturity in accord with the standards I isted in UDC 1 1- f -p '
b, To prevent incidences of crime in buffer areas that aren't isn't visible from a public
street, Staff rµecinnmen s the area is fenced off from public access in accord OPTED
guidelines.
Vfffll
d. 1J:artend the ' wide pathway at the north boundary through the 25' wide buffer into the
commercial site
Magi:40
Meridian Gay Council Meeting Agenda ` 2g.2020 Page 82W W2
4. Compliance with the standards for self-service storage facilities listed in UDC H-4-3-34 is
required.
5, The entrance or view of the facility shall be open to adjoining businesses and low impact
security lighting shall be provided in accord with UDC 11-3A-16A.
6. If abutting a residential district,the facility hours of public operation shall be limited to six
o'clock(6:00) A.M. to eleven o'clock(I 1--00) P.M.
7 The design of the storage structures shall comply with the design standards listed in the
Architectural Standards Manual and w tb, it
j
the.site a IN C.5 for the dev Q atvc nt contained in the De:Velopyno tit
-p
9. The property shall be subdivided prior to submittal of at Certificate of Zoning Compliance
(CZ and Design Review(DES) application for any structure beyond the Community center.
A CZC and DES application shall be approved prior to submittal of building permit
applications for the site.
Preliminary Plat:
.."The preliminary plat included in Section VIILE, dated November 18, 2019, is approved as
submitted.
10, The landscape plan included in Section VULF, dated O etc bef 24, 21*49-April 2,2020,
shall be revised as follows prior to the Ci" i. ,G',7 Goune-il ...'--g:
a. 10' wide detaefied multi use pathw-Ry wifliiii the st+eet huffei-s along S. Eagle
.......................
b. gfee
tai 4W*Wef�4+19-
t:he eon4+ttetion standat-ds of the transp-o-r.a4ion auihof4y afld landseape the Fefnai*4e4-
I
i 6WH of oth .—e-gFoliftd-eovef aS-6e.* f014h in UDC- . . .<
3 B Depicied
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H 5' WIde jafidgeaped-huAm pef UDG 11, 6C 3D.5. H
landseaping in aeear-d wid+4h4-s .Depieted
d. an the L-as4 S;Ae()f,l ot 107, Bleek 1, shall be fevised to comply with the
C 11, 3 A 7A. Complies
e. laelude a detail 4;qF the -1111— fi�aee 4hat eemplies with thestai+dar-ds,listed in UDG
41 3A 7 Include'd
11, The existing home and accessory structures at the northeast comer of the site shall be
removed prior to the City Engineer's signature on the final plat for the phase in which they
are located.
4-21�4 a 1 4 wide,p",--des--ion ---i V-41,—A+4 pathwHyaloiig IF 1...... DA
and S Eagle R-i . ihe Platming Division Prior-
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13, The Applicant or Owner shal I have one year to complete the tasks listed in U-DC 11-3F-313
for final approval of the private streets proposed within the development.No building permit
shall,be issued for any structure using a private street for access to a public street until the
private sti-eet has been approved, jO -Qc,!�,L dl-itc, cep
the common i c
Page 41 ----- ----------- -
Meridian City Council Meeting Agenda"2S,2020— Page 849A31972
14, The Applicant shall coordinate with Terri Ricks, Land Development, and Joe Bongiorno, Fire
Dept., for addressing lots accessed by alleys without frontage on a street.
15, An exhibit shall be submitted with the final plat application that depicts the setbacks, fiencing,
building envelope and orientation of the lots and structures accessed via common driveways,
Driveways for abutting properties that aren't taking access from the common driveway(s)
shall be depicted on the opposite side of the shared property line away from the common
driveway, Solid fencing adjacent to common driveways is prohibited unless separated by a
truninuon 5-foot wide landscaped buffer.
16. A perpetual ingresi/egress easement for the common driveway(s)is require to be filed with
the Ada County Recorder,which shall include a requirement for maintenance of a paved
surface capable of supporting fire vehicles and equipment. A copy of the easement shall be
submitted to the Planning Division prior to signature on the final plat.
17. Address sIgnage shall be provided at the ends of the comn-ion driveways on Lots 19 and 54,
Block 1; and for lots accessed by alleys that don't have,frontage on a private street for
emergency wayfinding put roses.'
18, A mininium of 5.5 acres of qualified open space shall be provided in accord with the
qualified open space exhibit in Section Vlll.G,- and qualified site amenities shall be provided
consisting of a clubhouse, swimming pool, segments of the multi-rise pathway system,and
outdoor activity complex (specific amenities in this area are to be determined at CZC).
19. All common driveways shall comply with,the standards listed in UDC 11-6C-3D.
20. Parking is restricted to one side of the 29-foot wide streets and shall be provided on the street
side adjacent to the alley accessed units rather than the patio bornes with front accessed
garages to a]I ow for more spaces that aren't encumbered by driveways.
Planned Unit Development(PUD):
21, Development of the R-15 zoned gated portion of the development(i.e. Cadence shall be
consistent with the Residential Setbacks exhibit in Section VIILH and the conceptual building
elevations included in Section VIII.I.
21 Access to the through property on Lot t50, Block I is allowed via two access points—one via
E. Hill Park Ln. for the house and one via W. Rockhampton Ct. for the shop associated with
the house, unless otherwise approved by City Council.
21 All alleys shall comply with the standards listed in UDC 11-6C-3B.5 with an allowance for
the,entire length to be visible from a priv ate street rather than a public street.
24. A rninimurn of 80 square feet of private, usable open space shall be provided for each
dwelling unit,this requirement can be satisfied through porches,patios,decks and enclosed
yards as set forth in UDC I I-741
25. Ait-applieati-on fof Afternative
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Division and approved by the Direetor pfior to the, City Couneil hearirlgi Thiv
aptification was determined to riot be required as the proposed plan complies ivith the
parking standards listed in UDC Table I 1-3C_6
............... Page 42
Meridian City Council Meeting Agenda AW TS,2020— Page Oftl W2
I Site Specific Conditions of Approv d
L l No civil utility plans were submitted for the sanitary sewer with this application, therefore no
specific review or model ing has been completed.
12 A portion of the proposed " water-main will need to be upsized to 1 ". The reason for the
l " size is for future abandonment of the existing l " in Eagle Road due to avoiding utilities
crossing the roundabout at the Anaity intersection. Specifically frorn.l a ,le toad through the
common area to Paliatino,them down Dalrymple to the common area and then north to Amity
Road:
13 Manholes cannot be located in landscaped areas unless they are located within an access road
per City standards are provided.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer inain size and;routing with the.PublicWorks
Department, and execute standard fortris of easements for any mains that are required to
provide service outside:of a public ri ht-of-Nvay. Minimum cover-over sewer mains is
three feet, if cover from top of pipe to sub-grade is less thin three feet than alternate
rnatcrials shall be used in conformance of City of Meridian Politic Works Departments
Standard Specifications.
2,2 Per Meridian City Code(MCC),CC), 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 MC - - .
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 20afeet 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 l'onns. The easement shall be pr•api-d ally depicted irrr the plat to]-
reference purposes, Submitan executed casement(on the fora,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 )and an 1/ "x l f"`
naap with bearings and distances(marked EXHIBIT ) for review, Both exhibits must be
scaled, signed and dated by a Professional land Surveyor. DO NOT RECORD. Add
note to the plat referencing this docanaient. All easements must be submitted,reviewed,
and approved prior to development plan appri-,wal.'
2 n The City of meridian requires that pressurized irrigation systems be supplied by a year-
round source of water MCC 12-1 - . ). The applicant should be required.to use,any'
existing surface or well water for the primary source. If at surface or well source is not
available,a single-point connection to the culinary water system shall be rewired. if a
single-point connection is utilized,the developer Neill be responsible for the payment of
assessments for the common areas prior to prior to receiving,development plan approval.
15 Al l existing structures that are required to be removed steal I be prior to signature on the
final plat by the City r 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
Page 4 _.. .�u .w . ._._ ..._ a . ..
Meridian City Council Meeting Agenda IS,202D— Pace 96 bbl
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.
?_7 Any existing domestic well system within this project shall be removed 1'rom,domestic
service per City Ordinance Section 9-14 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-dornestic purposes such as landscape irrigation if approved by
Idaho Department of Water Resources Contact Robert B. Whitney al (208)334-2190.
2.8 Any existing septic systerns within this prqject shall be removed from service per City
Ordinance Section 9-14 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 bKpl that
rcq,gired,f _tyre,qmnin' n4y,"itter.
2 10 A letter of credit or cash surety in the amount of 110%will be requited for all
uncompleted fencing, landscaping,amenities, c1c.,prior to signature on the final plat.
111 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 I I-5C--L3B.
2.12 Applicant shall be required to pay Public Works development plan review,and
construction inspection fees, is deteri-n-ined during the plan review process,prior to the
issuance of a plan approval letter.
113 It shall be the responsibility of the applicant to ensure that all developirient 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
Pentritting that may be required by the Army Corps of Engineers.
2,15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 Allgrading of the site shall be performed in conformance with MCC I 1-1 2-31'1.
117 Compaction test results shall be subinitted to the Meridian Building Department for all
building pads receiving engineered backfill,where footing would sit atop fill material.
118 The design engineer shall be required to certify that the street centerline,elevations are set
a miturntrin 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 I-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 fait under the jurisdiction of an irrigation
district or ACffD.The:desigm, 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.,
---------__ Page 44 —— ---------
Meridian City Council Meeting Agenda"TS,2020— Page Ubbl W2
121 A street light plan will need to be included in the civil construction plans, Street light
plan requirements are fisted in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found at
http-,,�,/www,nieridiancity.org/public—woj-k-s.aspx?id=272.
122 The City of Meridian requires that the owner post to the City a performance surety in the
amount of 1,250/4 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 tine 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 to]-
surety,which can be found our 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 it ern 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. F IRE DFPARTN1EjNT
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ate.
D. POLICE DE PXRTMENT
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E. PARK's DEPARTMENT
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F. CONIMUNITY PLANNING AssocIATION OF SOUTHWEST IDAHO(COMPASS)
?id 182235d-d L,bitl=Q& em=Mc dianC
G. NAMPA& MERIDIAN IRRIGATION DISTRICT
H. BOISE PROJECT 130ARD OF CONTROL
182167&(Ibitl=O&rdi)o=,,Afet°idi(,zllC
itv
I. CENTRAt,DISTRICT HEALTH DEPARTMENT
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Page45
Meddian City Council Meeting Agenda"TS,2020— Page 88bblW2
J. DEPARTMENT OF ENVIRONMENTAL'"QUALITY( 1
i tt
K. Wcsr ADA SCt1OOL DISTRICT(WA IF)
&WL&-,1/ivehliLiLf �i�:sridi Ni-t D&I rra—Zaileridi(mI—C
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L. ADA COUNTY l-fIGHNN,, y DISTRICT( Mlle
limos.•f'srjlrlitil�ntiicprraliaarta�irrr°.���; �fi'�� ir�T��°" r��Ii����R;���,��.'irk=i`��xi� � r��ai��'=fir �•c��ara���l��°r��rrr '
X.
FINDINGS
A. Rezone(_LJD w°, I I-5B-3E)
Required Findings: Upon recommendation from the commission,the council shall male a full
investigation and shall,at the public hearing, review the application, In order to grant d rezone:,
the council shall make the following findings;
1. The map amendment cornplies with the applicable provisions of the comprehensive plan;
The City Council.finds the proposed rezone an d stadrsc.cJuent development plan.is consistent
with the applicable provisions of`the Comprehensive Plan,ffir°the AIU-N FL UNI designation.
(See section V aabov fear more infiVrnaation.,t
?. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The ,aitly 'ouncil fdticls the proposed inap artrien drt ent and ade veloptnent e onipli s areith the
purpose statement cdf'the residential districts at that it still contribute toward they range of
housing arpportuniti s available within the+C°ily; and rs=ith the purpose staatenient gfth
commercial distticts,in thaal it will, rorr=ide film the retail and service vice needs of the c'cartrnitaaih,
consistent with the Coniprehensive Plan.
a The map amendment shall not be materially detrimental to the public health;; safety, and
welfare;
The City, Council find s the proposed mop a mendinent.s rind not bedetr°inientarl to thepublic
health, scale v and Welfare as the proposed ine dita n density re.siaderniaal uses, storaag fcae°idi(t°
and commercial retail and qfirice uses should be cornpolidale with aa#ac cnt axisting scan d,fit Tara
resiadenliaal, commercial and pu li liptcasi patrdilicdevelopment.
4, The map amendment shall not result in an adverse impact upon the delivery of services by
any p liticat subdivision providing public services within the city including,but not limited
to, school districts, and
The Vita.°Council.fin ds City services are ttiwilat le, to be provided to this development. That
school district submitted coininents starting that the ele r entaar('and hi h sarlrartrls are curTrentli,.
under enrollment eaattaac°iPtt but that the mie,'ladla school is over caapa'tcit.
, The annexation(as applicable)is in the hest interest of city.
This° n din is not ardrlrlic:as ale as the request is fi)r as rezzo e, not annexation,
.... ....... 11-11 Page alb
Meridian City Council Meeting Agenda TS..2020- Page SWA
B. Preliminary Plat Findings:
Its consideration of a preliminary plat;combined preliminary and final plat,or short plat,the
decision-making body shall snake the following findings;
l The plat is in c€infon-nance with the Corn rehensive Plarn;
The City Council finds that the pr-hosed plaat rustle Sh(#'s recommendations is in substantial
cotnpliaanee with they adopted Coinprehensive Plan in regard to hand use, derrsifs
traarnl)cartaation, aaraalpedest�iaan coon c°tiviti% Pleasesee Comprehensive Plait Policies in,
Section V (this rxe$prrr-t,fear°anore itafcrrination.
2. Public services are available or can be trade available and area adequate to accommodate the
proposed development;
They (7h�,,Council finds that public seri.'ie e hill be provided to the subject pr•o1 rty upon
alai,>a It taarrc rat (See EThihit 8 aaf ih 'taaff' epor1 i)r raraare a etari,l ,fi•aainpublic seri,ice
prari�ic�rs.}
, The plait is in conformance with scheduled public improvements irr accord rvitb the C stye
capital improvement program,
Because City itzaatc rx and ses r and(arr-i�other tatlfrtae u ill be In-ov*le l b'v the de�i,ealtynne rat al
their e vii cost„ the7tv �"ca ncil finety that tlra�.�tal�aa't�ta`.ion will not require the axpe ditur of
ccalaitarl ariaar°aaiae:rrtc�rat fiaracls>
There is public financial capability arsupporting services for the proposeddevelopment;
The C°iti,Council finds there is publie n annual e al)arhilrtt�aaf's alalrraa tin �servic es f�b�-1he
proijosed a evc'lola went hawed aal)on cointrientsfront, the public service providers (ix., Police,
Fire,AC H.D eater.). (See Section 1 fair more irafiarin atiaata)
5. They arl ivlaapwent ivill not be detrimental to the publie health, saaf"gv or general welfare:find,
The City Council is not aware gt'onv health, satf is#, or eiii=ir-crizt)ieritillpr-aablelits associated
ivitli tlae plcattitig arf`this pi-opeart.ill.AC HD considers"road saafctrr issues in their canaalr 4sis.
6, The development preserves significant natural, scenic or historic features.
The C io,,Council is un alv arse(-rf an y sign fic•aant natural, semi at-historic fi'aataares Mai csist
on this site that require preser yr ing.
C. Conditional Use Permit(UDC l l-5B- E
The Commission shall base its de en-nination on the'Conditional Use Pen-nit request upon the
following:
l. That the site is large enough to accomm date the proposed use and meet all the dimensional
and development regulations in the district in which the use is located.
The Cittd C`a)uncil„fusels dace'the saa je l property is large enough to acco nrnodaate the
prvpmed use and c i nensionaal and deverlirprnent regulatiotis(#'the C-C'"district(Vee An a fi°sViS,
.Section 17,161-more irrfin-Inatiott).
2 -That the proposed use will be harmonious with the Meridian earidian omprehensive flair and in
accord with the requirements of this Title.
......._ _ Page 47 u
Meridian City Council Meeting'Agenda IS,2020—'Page 9350 Ltd
- - -
'
'
The Ciry Council it the is consistent ivith the Co"17-Nx-41ensive
Plan FLUAIdes�gnation qf MU-Nandis allowed as a conditional use in UDC Table 11-12B-2
Provide a needed sei'vice within close proxhni(i�to residenlial itses,
3. 'Illat 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~ changeessential character oftbe Sallie area.The Citv Councilfinds that�Ohe ajyplicani coniplics with the conditions oullined in this
gefiwilitJ should be compatible lvith
other uses in the general neighborhood anti with the existing anti,ittlendetf charaeter qflhe
4, That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property ill the vicinity.
The City Councilfinds 1hat�fthe applicant complies with the conditions outlined in this
report, the proposed use will not adler.ve�y qfi
.1ect other propertl it? the area.
5, That the proposed use will be served adequately by essential public fiacilities and Services
such as highways,streets,schools,parks,police and fire protection-drainage structures,
refuse disposal,water,and sewer.
The Cirt,Councilfinds that essentiatpublic services are availtible to this propeqy and Mat
the use wi/1 be adequately served 1�y thcwjacilities,
D. PLANNF.DUNI'rDEVEI,OPMEN'I'(UDCII-7-5):
Upon reconit-nendation from the Commission, the Council. shall make a full investigation and
shall,at the public hearing,review the application, In order to grant a planned development
request, the Council Shall make the following findings-
I The planned unit development demonstrates exceptional high quality in site design through
the provision of collesive,continuous, visually related and functionally linked patterns of
development, street and pathway layout,and building desigg,1.
site, design with amenities rhatprovides tinique housing,optionsfin-Yhose 55 and older in the
I The planned unit development preserves the sigilificam natural,scenic and*historic
The City Council is nnanwre Qf an'll Sog I�IiWln 17otUral, scenic andlor historieftatures their
fna-j' ewisl on this site,
-~ The� ement of uses and/or structures in the ment does not cause or nuisance to persons or property in the vicinity.
damage, hazard or nuisance to persons or prqpertv at the viciniri?,
4. The internal street, bike and pedestrian circulation system is designed for the efficient and
safe flow of vehic les,bicyclists and pedestrians without having a disruptive influence upon
the activities and functions contained within the development, nor place an undue burden
upon existing transportation and other public set-vices in the swrroanding ar ea.
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.
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The 00, Council finds the internal private streets shouldprovide or sop internal access to
honie-v within the develcqnnenl andproposed pedesirian pathitqv will provide a S(!IL-bievcle
and pedestrian route to the ai#acent conifnercial development.
5a Cwnniumty facilities,such as a park,recreational,and dedicated open space areas are
ffinctionally related and accessible to all dwelling units via pedestrian and/or bicycle
pathways.
The Citv Council finds the proposed subdivision amenities(i.e, swinnning pool, co ever unitv
centei-and outdoor activitv care a)are accessible to residents ivithin the development-via
internalsideivalks.
6. The proposal complies with the density and use standards requirements in accord with
chapter 2, "District Regulations",of this title.
The On, Cr#aittcil./inds the proposed single- a fiordlvresidential use qfthe de ,elotnnenl iv
principalperinitled use in the R-8 and R-15 zoning disiricis andfid/s ivithin the densiti,,
desired in this area.
7, The amenities provided are appropriate in number and scale to the proposed development.
The City Council finds the proposed amenities are appropriatefin-this develoy.nnent and
provide as varietj of entertaininent.f6r residents.
8. The planned unit development is in conformance with the comprehensive plan.
The CC"il,v,Council finds the proposed PUD is in general eoqlbrinance ivith the Comprehensive
Plan.
E. PRIVATE ST REET(UDC 1L::-1
�F-4
In order to approve the application,the Director shall rind the following:
I The design of the private street rnects the requirements of this Article,
The Directorfinds dtmi n ql'theprol-i(,?.Yei.lptriA�t,,ite streets coinlVies ivith the standards listed in
UDC 11-3F�4.4 except as approved through alternative conipliance, See analYsis in Section V'
fior inore iqlbraunion.
2. Granting approval of the private street would-not cause damage hazard,or nuisance,or other
detrinient to persons,property,or uses in the vicinity. and
The Directorfinds the proposed private streets shouldn't cat sre terse-haaard,nuiscance or other
detriment to persons.propertY or uses in the vicinitY!fthen,are dec signed as proposed and
constructed in accord with the standards listed in UDC 11-3F-4B.
3. The use and location of the private street shall not conflict with the comprehensive plan
and/or the regional transportation plan.
The Direclorfinds the location of theprivale streets dot--s not conflict with the Comprehensive
Platt, andl6r the regional transportation plan.
4. The proposed residential development(if applicable)is a i-neNv or gated deNclopment.
The Directorfinds the proposed gated residen tial develcolintent includes ineivs,
F. ALfERNA'I'[NTtCOMPLIANCL(UDCII-3A-19.2A)
In order to grant approval for alternative compliance,the director shall determine the following
findings:
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Meridian City Council Meeting Agenda"18,2020- Page 92bbl.W2
Strict adherence or application of the requirements is not feasible,, OR
1,17hile itsfi�aslhle ainin, to private
,16r the applieant to votnplv ivith UDC standai-ds pert
sty eets, the Directorfinds the proposed developuient qf,16-s a unique deN,ign as proposed with
theplanned uni?dc-welopment.
The alternative compliance provides an equal or superior means for meeting the
requirements;and
The Dire etoo inns the planned unit developinent proposed ky the applicant as a ivhole
pro vitles tin equal or superior inn ans,fire the tin the requirenients in that it contributes to the
unique character and diversity in housing f1pes a vailable within the City.
3. The alternative means will not be materially detrimental to the public welfare or impair the
intended uses and character of the Surrounding properties.
Th,e Director'finds that the proposed a r na a ltelive inens,will not be den-itnental to the public
we4 ,re or inipair the intended uselcharacter of the surrounding properth;w and wifl actually
cop,a)-ibate to the character and variely of housing tvjxs in this area(n"the QV.
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Meridian City Council Meeting Agenda TS,2020— Page 93W W2