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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 - VWMW(01V QWJWA V000@ A@Vft�ft KpN t%,ZW%�INW3%4f4W2 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 ------ —__...: __.__.. ____.._.m._I Page 2 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 --—--------- Page 4 Meridian City Council Meeting Agenda TS,2020- Page OVA V2 - - - -- , 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 ' Page 6 . ~^ ' • "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% Page 7 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, ..........................................I------- Page 9 ---------—---------------------------------------------------- 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. Page1.0 ---------------------------------------------------------------- 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. ------___ Page I I Meridian City Council Meeting Agenda"IS,2020- Page 501bbll W2 - ' ' ' ' � 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 - -'' - 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. Page 13 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, .. page 15 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 unat W O the wit '�9 )iqil atr.alr cIri11"r : . 111 4vw. Mims zdlKjo"4�r'�a- -a-rs J ns ttd Rays} 'u,to-au31.-r Vicar ortin Via., 1n c ? rttan.._ caxt C. Gariolentin ,. otw; d1 " rrtt ntesti.r it ; Milo r:d]e,"tow"' . r, -ta prc er titl aP?h anon van a. 11 `, Key si*ggls) ? rmlli t stiliinn °r a. Now TTt _ trhetrt text fnr rnnva tiae,_rettrit°ertanlutryide ?_i t_ nt1t be sp:Q buff rms A ?. T}aePr fir ror fu tar nta, Ilr} ra. ..pro s th fit? ligt t.}.nAg wrntrigrc' 1 ta( tir n"Of the. 1 c o rrt tt r latton to tarn jsion r 5 1 ii= argp!;isec r1u -n- uid ,l rae Anil erata . tat cI vatrr�n r t1� sclera i t} 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 . d T1t Appltgarat. ru r,re t tc r_clio q uf, ,htti�dri aat it to b r Su d fil dir eorna , b �u n_� rhotn rr � u ea e }I P }ie�rnt t � s Ivor undyat r 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 lRLVLffp Vpdated P d t 1 444,4 t f dh t In ...........t V �&"2 0 !� ;� �RAtlWIHl � As x 1 k yy{ 9 t tjSSSD r �� t s �M 6�p 100 4 t � ', �" VW O L Y, WIAL .. ;EWER " s i st t Proposed Concept/Bubble Flan: : �� YLeFn tix0 H �tiN'� p�+ y t � H i t 4 { n y } t xyx. la,tubw 30,2�z� Ct5F3GE6"ruAt .*yLi�l�.C9"fm LH�9Fv�: �.�'`� Proposed Changes to the Text'[p s. -3 of Second Amendment to Development Agreement Inst. #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: t t 4 3; Y 1 t y 3 { ti 1 1 � v �t � t � y t HMLIS CENTURY FAQ NORTH ZONING . EXISTMG PROPMED w..._....._ Pale 2 ._.._ 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` ' ' / ' ' 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 ' ' Meridian City &�� � ^ ' W" MMMIM �xm�� � ` . /�-___ `_--~_-� _-~_.� ~~ _---`.~--^ �020R,,639,6930 ' , 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 ' ' ," ' ` ~ 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 0 6: 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 mm wtsl,STATF MEK 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, w 12459 o Ov ZZ4- ------------------------------------ --- Meridian City Council Meeting Agenda"TS,2020— Page"21(bbil W2 � ' ' ' ' ' ' ' ~ "POINT OF COMMENCEMENT Unplatted PONT OF L1 BEGINNING N, Unp'a 21 tt ed 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 � � Meridian Cit 2020_ �� ' - il � ' - ' C. Overall Site Plan (date. 10/30/ 01 IMVS, CENTURY FARM r" t of r Ir „r t b Y w { S s October 3 ,2019 CONCEPTUAL-SUBJECT TO,CHANGE _...__ .... ... ................................................................................................................................................................................. Page 30 ......._ _......_ ................................................................................................................................................................................ w. Meridian City Council Meeting Agenda TS,2020 Page bI W2 ~ - � ' ' D. Site Plan & Landscape Plan for Storage Facility(dated: October 8 and 18,2019 IP VII tz ttt 177 41P TI LI AD hm n ' ' ~-=- - � ~Meridian City Council Meeting Agenda"TS,2020- Page 74 IbbIl W2 � - '� ' * r i t � iFk k.WNy l S?r�"5l R3 E L4i EJ St u< jai r12, a T . .�: R OWNtkt VAry USE PE1RMI LANDSCAPE PLAN _._ ___ _...._1 � ____� & �t` I'ma "` .,..,'�'§exa:. erns,nt.ct .sa,. —.. _.._ Fags 3 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 k 4 6 4 I _ I 1 jF e rvc .... 21 gin,. — Fm { 1 4 1 I w -USCEEb101 A,Nl NOi a A t —Wry HH S CENTURY M-M OORTw: r 1 Page 33 Meridian City Council Meeting Agenda TS,2020 Page 7Qbbl 592 I w � a I m � w i f �r �z n '. __•,.� 1 k44LlWCE9il'fttRY Fdkp�.Po Pd(}R�'ti a� r---� t Y hm _..._. Page 3 _ —----- Meridian City Council Meeting Agenda&W Tg,2020 Page 722)bl292 F. Landscape Plan for Subdivision (date: 4W244W 4/2/20 0 REVISED Tmv .. w 4 ' tx a�g ��� ®_ 57 �T n�.,,.� �# ��`"��� � �� Ids` `„'` °5 ..�.r�` "' •±s°� :� '�,:,� � ,,�..C""� �,�,# � ,� ,w� � �. 1 ", t& _.ii.�.,.,.A,..-.„�w .<.s',.,a"' :u.... <ss ik: ( fi"5ti'k R ! ##ttz cx�t 'ilA4 �5ap Ht gF F 1 a.t: n+ a n ury x 7 .. �� a � d h r �. J * e, •'mu'a�"� ��� E SLG6h8TR'�5 R€iA[&"da1SiS6'WA'"1+y�.NASE ST�9FE7't.'Y.ffi15R$ .- day '�""'•" ��� ° °� �•m ""e' a (tom ,....,"..._. ..�_,... STR�Pi1fl.C4t3,4RRON'�6 FP,EM df3d',6F� 77 c w„ °'ram -'*�`s Y FF. "'�" r h! 4 m .. LAND'CAP(COVER Era sH U-r s i asCENTURY WMNcR7# Fagg 3 _.:. Meridian City Council Meeting Agenda T%2020 Page ONA.W -- 77 IT .- �. i 4 ' 4 a j j€ .fKif kW,' w @1 r " a a kn rva..wr�wnnv,rwuzw "-`•a'"� � ��W. TIT ..n"s m: r "4'n T� x .. i ,. , usrr�sscaag r�ua� m me ___ .—. � U 5tXU4 iTAdWF�a�I.'.M1Sf "ihM'. SWYxi44a." nztOM Mi MMURTeAxm 'I€ — ^ ., �..^. n4 � . Meridian City Council Meeting Agenda TS;2020- Page 72,W W2`' G. Qualified{open Space Exhibit(date: 3/17f 0 0) HILL'S CENTURY FARM NORTH OPEN SPACE EXHIBIT �ta m a x { N , 5 ---- PEN SPACE FORBIT €aitk�af�fianrovaR°»+ncna&�i c MA- �, nae,ta xra r+ur a �r a, __.,......._ Pagw 37 _ Meridian City Council Meeting Agenda 29 2020-:Page Sgbbl W H. Residential Setbacks for Cadence at Century Farm n��{t'Ft{'41r1't�tt{}�4g k x } s 5r^T.rTst s'r'y�jss. ,� s a Y era Ft} t a 4 t SifSt lir>kt f i `; t � iti S t tt Soy { D 1 �`F � �?'i i 4 `r•; 4i ;)�`rS k}� r�t Yx { �' t}= F S� .,.z s��bri}s{tt`�tk s t �t {t4 S tr tflt J r rt'��' t '✓t r 4 '2 g f t r aF�i k r 1 tr F� { S s���a'} .� �d„ u.`•xu..,a� ,n„4 w:m.a atu�..�,.��i�£...,:2.,.�s ,:, ,!,'�. .,� �w � � �:GI:°53"IC+tCs"E��..I P:lI^PeitSi^ PIrON AND OUTSUILONG ti 4t�'r};`Si/ S ras rslY""°"y�"rt4ritT }yd rF`atFtr tj :; i•• r7 HOME d LSAT T PE& FRION'T; "FLAW. SlOry STREET SIDE. EFAE. _. 04" CADENCE FBI AT V-V Ix-tr CENTURY FARM _.w _ w _. w __w_ .. f TM1INDAR31 Kn.sFa'<'CJ+wex 95 x,�x 2u'*t' aSK,—10-1—£Ki^—. _...._ ..... __:M _u.— bags 3 Meridian City Council Meeting Agenda ` 18,2020-Page 8 6bt W2:' 1. Building Elevations(date: 10/14/ 01 ) ) k r— IP P1 -1 4111": Am# n #of i;F"3 t Y P Aktv15 t FIJ 5,R.7fi.A.GL. s` a d - 4^a wM TYPICAL PATIO HOME ELEVATION 1. $S pp TYPICAL ALLEY HOME ELEVATION J. Conceptual Building Elevations& Design Guidelines for Residential & Commercial Development __.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 I A- 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- fl— D- 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 I­ -x"X.Xv �WX-Wvg.g 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 htUi 0id=181966&dbi(1=0&r po�AkridiunC ate. D. POLICE DE PXRTMENT "ic 0=1v�1=182147&dbid=0&)j, -P -'ridianc, itv E. PARK's DEPARTMENT id '18 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 1R"ebLinLcQ tic 11'iej s iu, 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 itr^ a 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. Page 48 . - '� 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: ------.1-1111-----.-,--...,--1 Page 49 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. Page 50 Meridian City Council Meeting Agenda TS,2020— Page 93W W2