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CC - Commission Recommendation to Council 6-23 STAFF REPORT C� W COMMUNITY DEVELOPMENT DEPARTMENT HEARING June 23,2020 Legend DATE: Project Lacfl�iar --- TO: Mayor&City Council FROM: Sonya Allen,Associate Planner 208-884-5533 SUBJECT: H-2019-0122 Ascent Subdivision -" LOCATION: North side of W. Franklin Rd., east of N. Black Cat Rd. in the SW %4 of Section 10, Township 3N.,Range 1 W. r I. PROJECT DESCRIPTION Annexation of 5.25 acres of land with an R-15 zoning district; and, Preliminary Plat consisting of 43 buildable lots, 11 common lots and 1 other lot on 4.97 acres of land in the R-15 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 4.97 (the configuration of the parcel has been verified to be an original parcel of record in accord with UDC 11-1A-1) Future Land Use Designation MHDR(8-12 units/acre)in the TMISAP Existing Land Use Agricultural Proposed Land Use(s) Single-family attached and townhome dwellings Current Zoning RUT in Ada County Proposed Zoning R-15 Lots(#and type;bldg/common) 43 building/11 common/1 other Phasing plan(#of phases) 1 Number of Residential Units(type 43 units(4 attached units&39 townhome units) of units) Density(gross&net) 8.65 gross/16.93 net Open Space(acres,total[%]/ 0.55 of an acre(11.5%) buffer/qualified) Amenities Tot lot with a children's play structure Physical Features(waterways, The Purdam Stub Drain crosses the northeast boundary of this hazards,flood plain,hillside) site Page 1 Neighborhood meeting date;#of March 24,2019;4 attendees attendees: History(previous approvals) H-2019-0122 Ascent Subdivision(withdrawn) B. Community Metrics Description Details Page Ada County Highway District • Staff report Yes(draft) (yes/no) • Requires ACHD No Commission Action(yes/no) • Existing Franklin Rd.was widened to 5-lanes in 2017 and fully improved with curb, Conditions gutter and sidewalk abutting the site;no ROW is required to be dedicated and no frontage improvements are required. • CIP/IFYWP Capial Improvements Plan(CiP)0 lri"raled Five Year Work PWn QFMPJ: i Black Cas Roect is 1--jsed in The GIP to be widened�v 5-lames from Cherry Land tv Frenklin Road balwwri 20,71 and 2025 Black Cal Road is listed in the CIP 11a bi3 widened to 3lenesfrom Mend Road to Franklln Rued beTwmm 2426 and 2030. Access(Arterial/Collectors/State One temporary(1)access proposed via W.Franklin Rd.,an Hwy/Local)(Existin and Proposed) arterial street Traffic Level of Service Acceptable(Better than"E")—Franklin&Ten Mile Roads Stub Street/Interconnectivity/Cross 2 stub streets are proposed to the west and 2 stub streets are Access proposed to the east for future extension;no stub streets exist to this site Existing Road Network None Existing Arterial Sidewalks/ Existing sidewalk on Franklin;no buffer Buffers Proposed Road Improvements None Fire Service • Distance to Fire Station 3.4 miles—split between Fire Stations#1 and#6 • Fire Response Time Falls within 5 minute response time • Resource Reliability 63%for Fire Station#1;unknown for Station#6—does not meet the target goal of 80%or greater • Risk Identification Risk factor of 2—current resources would not be adequate to supply service to this project(see comments in Section VIII.C) • Accessibility Project meets all required access,road widths and turnarounds • Special/resource needs An aerial device is not required;the closest truck company is 6 minutes travel time(under ideal conditions)—Fire Dept. can meet this need in the required timeframe. • Water Supply Requires 1,500 gallons per minute for 2 hours;may be less if building is fully sprinklered,which all are proposed to be • Other Resources NA Page 2 Police Service • Distance to Police 3.5 miles Station • Police Response 3:5 minutes Time • Calls for Service 1,372 within a mile of site(2/1/2019—1/31/2020) • Accessibility No issues with the proposed access • Specialty/resource No additional resources are required at this time;the PD already services the needs area • Crimes 141 within a mile of site(2/l/2020—1/31/2020) • Crashes 44 within a mile of site(2/l/2020—1/31/2020) West Ada School District 1.Distance Enrollf"s UDIM 3tWin a.g (elem,ms, PeregHH&ElOMMIew W 650 2.3 hs) MerkHan Mlddl4 School 1?92 1230 3.2 2.Capacity of Schools Ml'"Ilish 5choo, is 2400 1.9 3.#of Students Enrolled OWD W the abunda nt amourll of growl h in the area,West Ada Is arthrely building new iebml%a nd bowldaties are always omri I These fMle.re sruElents could polentiaNy att@rod PkaMnt V►ew EIaffnem vy.irnd Owyhee High School. 4.#of students 34 predicted for this development Wastewater • Distance to Sewer Directly adjacent Services • Sewer Shed South Black Cat Trunkshed • Estimated Project See application Sewer ERU's • WRRF Declining 13.92 Balance • Project Consistent Yes with WW Master Plan/Facility Plan • Impacts/Concerns None Water • Distance to Water Directly adjacent Services • Pressure Zone 2 • Estimated Project See application Water ERU's • Water Quality None Concerns • Project Consistent Yes with Water Master Plan • Impacts/Concerns None Page 3 C. Project Maps Future Land Use Map Aerial Map (fLegend Legend Rik I�Pro}ect Laca�iar � �- iU I�JrProjea#Loc�:-.;�. i ti 31 - _ - h Density 'fie rrr aynre ensity Hi 1MD e sity Em P rnt Residren io' Y� F MU-Res 4 ._ JL- Zoning Map Planned Development Map (fLegend R. �� (fLegend � I�Prnpeof Luca-nor � IPra�ct Lacai6n --- ' R-$ R-1sr ;_ City unyk RUT — p R b� j o-v ' OWN R1 M-E - - --- R1 RUT, hA1 - L"�D C,N + hA1 R- RUT R R- - C-C ' Ic III. APPLICANT INFORMATION A. Applicant: Matt Schultz, Schultz Development—PO Box 1115,Meridian, ID 83680 B. Owner: Christiansen Family Limited Partnership—576 E.Vivid Sky Dr.,Meridian,ID 83642 Page 4 C. Representative: Same as Applicant IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper notification published in newspaper 5/13/2020 6/5/2020 Radius notification mailed to property owners within 300 feet 5/12/2020 6/2/2020 Public hearing notice sign posted 5/12/2020 6/10/2020 on site Nextdoor posting 5/12/2020 6/2/2020 V. COMPREHENSIVE PLAN ANALYSIS Staffs analysis on the project's consistency with the guidelines in the TMISAP applicable to this development are in italics. LAND USE: This property is designated MHDR(Medium High Density Residential) on the Future Land Use Map in the Comprehensive Plan and is within the area governed by the Ten Mile Interchange Specific Area Plan (TMISAP). The MHDR designation allows for a mix of dwelling types including townhouses,condominiums, and apartments. Residential gross densities should range from 8 to 12 dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. Per the TMISAP,MHDR designated areas should include a mix of housing types such as row houses, townhouses,condominiums and apartments with higher densities near MU-C and Employment designated areas transitioning to smaller-scale and lower density buildings as the distance increases from higher intensity uses. The proposed development includes a mix of single family attached dwellings and townhome units at a gross density of 8.65 units per acre is consistent with the mix of uses and density desired in MHDR designated areas. Part of the larger MHDR (&HDR) designated area to the east closer to MU-C designated land has already developed with apartments at a higher density as desired; the remainder of the MHDR designated area surrounding this site has not yet developed. TRANSPORTATION: The ACHD Capital Improvements Plan(CIP)/Integrated Five Year Work Plan(IFYWP)lists Black Cat Rd. to be widened to 5 lanes from Cherry Ln. to Franklin Rd.between 2021 and 2025; and Black Cat Rd. to be widened to 3 lanes from Overland Rd.to Franklin Rd. between 2026 and 2030. Franklin Rd. was widened to 5 lanes in 2017 and fully improved with curb,gutter and sidewalk abutting the site. Street Network(3-17): The Transportation System Map included in the TMISAP does not depict any streets planned through this site. Page 5 Connectivity(3-17): Connectivity to adjacent parcels is proposed with two (2)stub streets to the west and two (2)stub streets to the east which will result in connected neighborhoods and better access for emergency personnel in accord with the Plan. Perugia St., a local street to the east should connect to the northern east/west street(W. Tomahawk St.) in this development when the property to the east redevelops, which will provide a connection to Franklin Rd. via Umbria Hills Ave. Access Control(3-17): In order to move traffic efficiently through the Ten Mile area, direct access via arterial streets is prohibited except for collector street connections. Until the property to the north redevelops and a street network is established in this area, this site has no other access than W. Franklin Rd., an arterial street. A temporary access via Franklin is proposed until such time as access is available from the adjacent property then the access will be closed except for emergency and pedestrian access, in accord with the Plan. Complete Streets (3-19): The TMISAP incorporates the concept of"complete streets,"meaning all streets should be designed to serve all users,including bicycles and pedestrians unless prohibited by law or where the costs are excessive or where there's clearly no need(pg. 3-19). The proposed development includes attached and detached sidewalks for pedestrian use and on-street parking but no bicycle lanes; because no collector streets are proposed, Staff does not recommend bicycle lanes are required. Streetscape(3-25): All streets should include street trees within the right-of-way. The proposed development incorporates tree-lined streets with detached sidewalks along the main north/south street (W.. Chair Lift St) through the development from Franklin Rd. adjacent to alley-loaded lots. The east/west streets (W.. Chair Lift St. & W. Ski Hill St.) that provide access to front-loaded lots adjacent to Franklin Rd. (Lots 1-7, 11-14, Block 6 and Lots 3-4, Block 5) and two other front-loaded lots (Lots 2-3, Block 1) at the north end of the development have attached sidewalks. To more closely comply with the Plan,Staff recommends detached sidewalks with 6'(with root barriers) or 8'wide landscaped parkways(without root barriers)are provided along both sides of W. Ski Hill St. and W. Chair Lift St. which could be accommodated through narrower streets in these areas consistent with Traditional Neighborhood design. DESIGN: Street-Oriented Design—Residential Buildings(3-33): Usable porches should be a dominant element of these building types. Porches should be located along at least 30%of the front fagade of the buildings (the facade facing the primary street) although a higher percentage is recommended as is porches on one or more facades as well. When possible, garages should be loaded from a rear alleyway. Where garages must be accessed from the front,the garages must be located no less than 20' behind the primary faVade of the residential structure.Front-loaded 2-car garages that are visible from the primary street must be designed with two(2)separate garage doors. The proposed alley-loaded townhomes have porches along 40% of the street frontage;front-loaded townhomes and single-family attached dwellings do not have porches facing the internal street but do have covered patios facing Franklin Rd. at 56%of the street frontage although they won't be visible because a 6'tall solid vision fence is proposed to provide privacy of rear yards. Front-loaded garages are not located 20'behind the primary faVade of the structure,nor do they have two(2)separate garage doors as required. With the current lot configuration, compliance with the garage setback requirement is not possible—lots would need to be widened and the number of units reduced to comply.If the number of units are reduced by 3 or fewer, the density of the development will still comply with that desired in the Ten Mile area,however, if reduced by 4 or more, the density will be below that desired in the Ten Mile area. Staff recommends the Applicant explore alternate design options to comply with this requirement while maintaining a gross density of at least 8 units per acre; an alternate plan should be submitted in accord with this provision prior to the City Council hearing. Page 6 All of the proposed elevations for front-loaded homes depict one garage door instead of separate garage doors for each parking space as required—these elevations should be revised to reflect separate garage doors for each parking space in accord with the Plan. Buildings to Scale(3-34): The key elements to consider are the continuity of building sizes,how the street-level and upper-level architectural detailing is treated, elements that anchor and emphasize pedestrian scale,roof forms,rhythm of windows and doors,and general relationship of buildings to public spaces such as streets,plazas, other open space and public parking. Human-scale design is critical to the success of built places for pedestrians.Staff believes the proposed 2-story homes demonstrate continuity of building sizes within the development; the street level and upper level architectural detailing corresponds with each other to unify the design, while the awnings and overhangs over the first story along with tree-lined streets and ground floor windows anchor and emphasize the pedestrian scale of the development as desired. Neighborhood Design(3-36): In the Ten Mile area, all residential neighborhoods should be developed in consideration of traditional neighborhood design principles and concepts,which include mixed housing stock,architecture and design, streetscapes and streets. A mix of housing stock is proposed consisting of single-family attached and townhome dwellings,which contribute to the diversity of housing stock desired in this area. Currently, front-and alley-loaded single-family detached homes, townhomes, and multi-family apartments exist in this area. Relatively short block lengths are proposed with several stub streets to adjacent properties,which allows for better and more convenient pedestrian and vehicle connectivity. Staff recommends landscaped parkways are provided throughout the development for a streetscape consistent with the Ten Mile Plan and neighborhood design concepts. Building Form and Character(3-37): Architectural character should establish a clear sense of place and distinct identity in each activity center and neighborhood while each building should maintain a degree of individuality. The proposed conceptual elevations demonstrate the coordination of key design elements, materials and colors, while maintaining individuality for each unit(see Section VIII.F). Building Facades: The primary facade of the structures should be placed at the minimum setback as close as possible to the street for a consistent street-scape. The primary facade should always include an entry into the building as close as possible from the primary street for direct access from adjacent public spaces. The space between a building facade and the adjacent sidewalk should be appropriately landscaped with a combination of lawns,groundcover, shrubs and trees. The Applicant states the individual yards will be maintained by the HOA for a consistent appearance;Staff recommends a combination of lawn,groundcover, shrubs and trees are provided in each front yard as desired in the Plan. Building Heights: Low-rise buildings of 2-4 stories in height over much of the area is desired. The proposed attached and townhome units are all 2-stories in height in accord with the Plan. Stoop Frontage: For street and block frontages along residential streets and areas with a moderate amount of pedestrian activity, it is recommended that ground floor elevations be 18 to 24 inches above sidewalk grade and that the individual units open directly onto adjacent rights-of-way. Because this is a smaller development and isn't in a mixed use area, there won't be a lot of non- local pedestrian activity; therefore, Staff doesn't recommend required compliance with this guideline. Porch and Fence Frontage: The porch and fence frontage provides a building facade set back from the street to allow room for a private fenced yard,which signals the break between the public realm of the street and sidewalk to the private realm of the yard and porch. Porches along the front of the building allow residents the opportunity to interact and engage in activities in the public domain Page 7 while maintaining a level of privacy.Although not a requirement, Staff recommends the Applicant consider this guideline in the design of the project. Roofs: Because the Ten Mile Area includes a wide variety of individual buildings, it's assumed there will be a mix of flat and pitched roofs. Pitched roofs are required for MHDR designated areas and should be,where possible,symmetrical hips or gables,with a pitch between 4:12 and 12:12 and have an overhang of at least 12 inches. The overhang can extend to a maximum of 2.5' beyond the fagade of the building.Roof brackets and rafter tails are encouraged. Staff recommends the proposed structures include roofs consistent with this guideline. Public Art(3-47): Public art with a high quality of design should be incorporated into the design of streetscapes.No public art is proposed. Staff recommends public art is provided in the streetscape in accord with the Plan; this could be incorporated into the subdivision identification sign. Goals,Objectives,&Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) The proposed medium high density attached and townhome units will contribute to the variety of residential categories in the Ten Mile area as desired. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer service is available and can be extended by the developer with development in accord with UDC 11-3A-21. • "Avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City."(2.01.01 G) Two housing types (i.e. single-family attached and townhomes) are proposed in this development which contributes to the variety of housing types in this area.Lot sizes are proposed ranging in size from 2,057 to 6,036 with an average lot size of 2,492 square feet(sf.) which will accommodate the proposed 2-story attached and townhome units. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed residential dwellings and site design should be compatible with future development on adjacent properties that are also designated for MHDR uses. • "With new subdivision plats,require the design and construction of pathway connections,easy pedestrian and bicycle access to parks, safe routes to schools,and the incorporation of usable open space with quality amenities." (2.02.01A) The proposed plat depicts a large usable common open space area at the east boundary of the site with children's play equipment as an amenity and detached sidewalks with landscaped parkways. Sidewalks are proposed along all stub streets to adjacent properties, which provide for pedestrian connectivity; no segments of the City's regional pathway are planned on this site. • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems;services are proposed to Page 8 be provided to and though this development in accord with current City plans. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be provided with development as proposed. • "Annex lands into the corporate boundaries of the City only when the annexation proposal conforms to the City's vision and the necessary extension of public services and infrastructure is provided." (3.03.03) The proposed development plan is consistent with the City's vision in terms that medium high density residential uses are proposed. Public services and infrastructure are proposed to be provided. In summary, Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan in regard to land use, density and transportation. VI. STAFF ANALYSIS A. ANNEXATION&ZONING The Applicant requests annexation of 5.25 acres of land with an R-15 (Medium High-Density Residential)zoning district consistent with the Medium High Density Residential(MHDR)Future Land Use Map(FLUM) designation in the Comprehensive Plan. A preliminary plat,landscape plan and conceptual building elevations were submitted showing how the property is planned to develop with 39 townhome and 4 single-family attached units(see Section VIII). Based on the analysis above in Section V, Staff is of the opinion the requested annexation with the R-15 zoning and proposed development is consistent with the MHDR FLUM designation for this site. The proposed annexation area is contiguous to City annexed property and is within the Area of City Impact Boundary. A legal description and exhibit map for the annexation area is included in Section VII.A. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-651 IA. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section VIII. B. PRELIMINARY PLAT The proposed preliminary plat consists of 43 building lots, 11 common lots and I other lot on 4.97 acres of land in the proposed R-15 zoning district. The minimum lot size proposed is 2,057 with an average lot size of 2,492 square feet(s.f.). The plat is proposed to develop in one phase. Existing Structures/Site Improvements: There are no existing structures on this site,the site is vacant/undeveloped. Dimensional Standards (UDC 11-2): The proposed subdivision and subsequent development is required to comply with the minimum dimensional standards listed in UDC Table I I-2A-7 for the R-15 district. Staff has reviewed the proposed plat and it complies with these standards. Zero lot lines should be depicted on the plat where single-family attached and townhome structures are proposed to span across lot lines. Access(UDC 11-3A-3): One temporary right-of-way access easement is proposed on Lot 9,Block 6 via W.Franklin Rd., an arterial street; two(2)local stub streets are proposed to the west and two(2) are proposed to the east for Page 9 future extension and interconnectivity. The temporary right-of-way easement is required to be released when a local street connection is constructed to this site from a neighboring development; at such time, the access will be restricted to emergency and pedestrian access only. Twenty(20)foot wide public alleys are proposed for access to rear-loaded units along N.Ascent Ave. in accord with the standards listed in UDC 11-6C-3B.5. All alleys should be signed"No Parking Fire Lane" and have an address sign at each entrance to the alley; each residence that has a back to an alley should have an address posted on the front of the building as well as on the alley side. Secondary emergency access to the site is not required by the Fire Dept.because all of the structures will be sprinklered. This property does not have an access easement via Zimmerman Ln.,the private lane along the west boundary of the site which is part of the property to the north. Pathways(UDC 11-3A-8): There are no pathways depicted on the Pathways Master Plan for this property. Sidewalks(UDC 11-3A-17): A detached sidewalk was recently constructed along the frontage of this site adjacent to W. Franklin Rd. when ACHD widened Franklin Rd. in accord with UDC standards. Detached sidewalks are proposed along the main north/south street(i.e.N. Ascent Ave.)in front of alley-loaded homes; Staff recommends detached sidewalk are also provided along all other internal streets as well in accord with traditional neighborhood design guidelines in the Comprehensive Plan. Parkways (UDC 11-3A-17): A 10-foot wide parkway with a drainage swale exists along Franklin Rd. between the curb and detached sidewalk constructed by ACHD with the road widening project;because this area is within the right-of- way,no trees are allowed.Native vegetation(grasses and flowers)was planted in this area and will be maintained by the HOA. All parkways within the site adjacent to detached sidewalks shall be landscaped per the standards listed in UDC 11-313-7C. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required along W. Franklin Rd. (measured from back of curb),landscaped per the standards in UDC Table 11-3B-7C. A 35-foot wide buffer is proposed with landscaping in accord with UDC standards. Landscaping is required in common open space areas in accord with the standards listed in UDC 11-3G- 3E. Trees are proposed exceeding UDC standards; however, detailed calculations should be included in the Landscape Requirements table demonstrating compliance. Qualified Open Space& Site Amenities(UDC 11-3G): Because the area of the preliminary plat is below 5 acres in size,the qualified open space and site amenity standards listed in UDC 11-3G-3 do not apply. However,the Applicant did submit a qualified open space exhibit, included in Section VIII.F, depicting 0.55 of an acre(or 11.5%)of qualified open space consisting of a large grassy common area,half the street buffer along Franklin Rd. and parkways along the detached sidewalk in front of alley-loaded homes. This calculation will actually be greater as Staff recommends parkways are provided along all internal streets. Fencing(UDC 11-3A-6, 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-6 and 11-3A-7. A 6-foot tall open wrought iron fence is proposed along the northeast boundary adjacent to the Purdam Drain; and a 6-foot tall vinyl fence is proposed along the west, east and south boundaries in accord with UDC standards. Page 10 Parking: On-site parking for each unit is required per the standards listed in UDC Table 11-3C-6 based on the number of bedrooms per unit. Two car garages with two (2)parking pads per unit are proposed in accord with UDC standards.A total of 32 on-street parking spaces are also available for guests per the exhibit in Section VIII.E. Waterways: The Purdam Stub Drain,an NMID facility,runs along the northeast boundary of this site within a 65' wide easement(25' on this property). Any encroachment within this easement will require a License Agreement with NMID. The drain is proposed to be piped with this development in a common lot with an exclusive NMID access easement;the HOA will be responsible for maintenance of this lot. The common lot should contain grass to prevent weeds if allowed by NMID.If not allowed, a letter to that affect should be submitted from NMID. Utilities (UDC 11-3A-21): Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. See Section VIII.B below for Public Works comments/conditions. This project will be serviced by existing 8-inch water and sewer main stubs in W. Franklin Rd. Pressurized Irrigation System (UDC 11-3A-I5): An underground pressurized irrigation(PI) system is required to be provided for each lot within the development as set forth as set forth in UDC 11-3A-15. Primary pressure irrigation will be provided by Nampa&Meridian Irrigation District(NMID)via an existing regional pump station for Baraya Subdivision directly south of this site across Franklin Rd. Storm Drainage(UDC 11-3A-18 : An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Storm drainage will be mitigated by underground seepage beds and/or shallow landscaped retention areas. Drainage swales exist within the parkway along W. Franklin Rd. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual) (TMISAP Conceptual building elevations were submitted for the proposed 2-story townhome structures as shown in Section VII.F. Dwellings are proposed to be configured in 2, 3 and 4 attached units. Building materials are proposed to consist of a mix of horizontal and board&batten siding in a variety of colors with stone veneer accents. Dwelling units range in size from 1,400 to 1,600 square feet. Each alley- loaded unit has a front porch and each front-loaded unit has a covered patio but not a front porch as required. Final design is required to comply with the design standards listed in the Architectural Standards Manual and the design guidelines in the TMISAP as stated herein. Submittal and approval of a Design Review application is required prior to submittal of building permit application(s). VII. DECISION A. Staff: Staff recommends approval of the proposed Annexation&Zoning with the requirement of a Development Agreement and Preliminary Plat per the conditions included in Section VIII in accord with the Findings in Section IX. Page 11 B. The Meridian Planning&Zoning Commission heard these items on May 28,2020.At the public hearing,the Commission moved to recommend approval of the subject AZ and PP requests. 1. Summary of Commission public hearing_ a. In favor: Matt Schultz,Applicant's Representative b. In opposition:None c. Commenting. None d. Written testimony: Matt Schultz,Applicant's Representative (response to the staff rSort) e. Staff presenting gpplication: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s)of public testimony a. None 3. Key issue(s)of discussion by Commission: a. Question regarding if there is a berm pmosed within the street buffer along Franklin Rd. —the Applicant replied a 2-3' tall berm is proposed; b. In favor of the diversity of housing types proposed; C. In favor of the open space&site amenity proposed which is above and beyond UDC requirements; d. In support of the proposed design over that previously_proposed. 4. Commission change(s)to Staff recommendation: a. Recommend approval of waiver to DA provision#A.f as requested b, t�pplicant; b. Applicant to work with staff to determine the best We and placement of public art to be provided in the streetscape along Franklin Rd. 5. Outstandingissue(s)ssue(s) for City Council: a. The Applicant requests a waiver to DA provision#A.f,which requires front-loaded garages to be located no less than 20' behind the primary fagade of the residential structure. Page 12 VIII. EXHIBITS A. Annexation&Zoning Legal Description and Exhibit Map EXHIBIT Description For R-15 ZONE AND ANNEXATION ASCENT SUBDIVISION A portion of the Southeast 114 of the Southwest 114 of Section 18, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho being more particularly described as follows: Commencing at the S114 corner of said Section 10 from which the SW comer of said Section 10 bears North 89615'34"West, 2640.54 feet; thence along the South boundary line of said Section 10 North a9°15'34"(Nest, 376.47 feet to the DEAL POINT OF BEGINNING; thence continuing along said South boundary line North 89015'34"Wast, 36665 feet; thence leaving said South boundary line North 00'34'26"East, 843.25 feet to a point on the approximate centerline of Purdam Stub Drain; thence along said centerline South 39'15'34" East, 572.39 feet; thence leaving said centerline South 00°34'26"West,404.77 feet to the REAL POINT OF BEGINNING_ Containing 5.25 acres, more or less. E 0 .p 7729 �y 3f-?9wb CF 0) �.CR Page 13 L I I L L 1 L � G I L J L C) ¢I� k � I I ' 5.25 ACRES i I i ticet s i 7 729 L� 05 % y G.cP - �o I i I 1 � � I 5.9 S•10 1897.4 1�4 5.1 Q 3T5.4�_ 5.16 N$9'15'34"W 366.65 -- -- X FRANKLIN ROAD (PUBLIC) —/ S.15 N99'13'34"W 2640.54' RP4B BASIS OF BEARING EXHIBIT — DRAWING FOR gas n1b� ]DAHO ,9-25, AHO Y EMEWLCST R-15 ZONE AND ANNEXATION s,9r N0. SURV B4�&@.!OkH0837J9 ASCENT SUBDIVISION 1 GROUP, LL C L9CATM IA THE SE i f4 OF lkE",f4 Of SECTEON l0. T.M.. DWG.DATE RAW., R.M.,AAA COUNTY, DA-M 3J24/2020 B. Preliminary Plat(date: 5/26/2020) Y Q I L.. do It I —L y L 'IMF I ' �. 4D �.a•�s-��sye-=aul-• _ 9 f;;p7 5 rr■r■E o■r��r�E irk ";' ASCENT SV- w C1.fl EL F..- EI T ■{{ J L�k r n,r `r r TL ! ILLS� k- •1'1•' � _��.� .� �. t ■j f " hI1 W a + i}" CIA Page 15 C. Landscape Plan(date: 3/24/2020) 77 I } it-��: wyc-.�•r.* 2 r i I — 1 f i raw _ YL�/KLIN g7tid ASCENT TOWNHOMES LANDSCAPE COLOR PLAN -- MERIDIAN. IDAHO _ v_xs r.eow• � Page 16 CT . Y�SNRu�PLersF[A'� rn _ �� a. ,--A �I PLAb a L1# Page 18 D. Qualified Open Space Exhibit(date: 5/22/2020)& Site Amenity Detail tTY OF MERIDIAN OPEN SPACE REQUIREMENT TOTAL OPEN&PAC E "Ad,6 sE n.4--j 7o.n% UAURE❑OPEN SPACE OPM CF+'4R IrPRAREV"T,W* Bhzm= aF'rt FILh aF'rt�htrP 3IPx Fr fN?!G7 21WQ w f-"lU Ile+" LANDSCAPE LEGEND flI:ALFE'D OPEIL SPACE I IIr J 2 I k i W_FRANKLIN ROAD A ENT TOWNHOME � G2° MERIDIAN, IDAHO OPEN SPACE EXHIBIT X . Page 19 — i i C :f Compliance: This play stnKiure has been designed to meet the safety toqulrements ectahlishad in: -2019 ADA Standard 28`5` ASTM F1487 CPSC Pub 4325 r __ when the play structure is installed over a properly maintained surfadng marenal which is in compliance with: r -ASTM F1292 ' TRANSFERSTA71ON -ASTM F1951 f and Is ammprlale for the hlghast [ designated play surface of the structure. �r r r � L + SINGLE 4. - GEAR PANEL WAVE SLIDE IRUSE IN [u IN WHEEL TWO LEAF TOPPER $LOTTED CLIMBER -—- �i LIB RIGFrr TURN SiIOE � r POD CLIMBER O LEA TOPPER 7' Ascent Subdivision unaw r'0 N°'KN1614 Structure Sim 18'6"x 16'2"x 11' HOPS 4W Recreation Today AID TALE t7ele: 2&KK1f2020 Recommended Ago mviv,rec[oday,ne[ Use Zone: 2WS"x 267' Gray. 6 t3U4,461,t17U5 Scale: ToFR Surface Area: 1i7A2`>4 ft Capedty 20.41a Page 20 E. On-Street Parking Exhibit I 4 I i ASCENT SUBDIVISION 4 ON—STREET PARKING Fl- 32 SPACES uo 41' I A� iG N sV f .N < � I _ z f Y_ d a [V to [N N Y N � Cc o N < N SV a' 99' C cN 99 20 SPACE o i v q J D n 8 2' eq ww 36 41' cw a cV I 37' ATTACHED WALK/NO PARKING i I N N 39' 25 25' 29' 29' 25' 25' 27' 27' 27' 32' Page 21 F. Conceptual Building Elevations/Perspectives&Floor Plans—REVISED 5/21/20 ■— -I MINE —.. 9Z Front-Loaded Attached Homes .2 EXTERIOR COLOR 5CFB E IQ ,w�...n ■ cr O �3.EFf g2JATIONS COLOR-ASCENT w 2 nEe_EVAiMU)LOA-ASCENT nuem a A4.3 Page 22 Lu Lu FROW ELEMTM Lu C) 7771 2 REAR ELEVA-nCN A4.0 �2 ............. Page 23 d I O r� A2.6 O - 4 I V f� LP�H 7-PaLbfl PI.iW A2 a Page 24 EX ERPOR COLOR 5CHEME�M ■ 11 1 � ■� u+•s*�amar ';'1"1 1'`i:fl 11 IJ iJ:111 ul.il ❑ "°°'",."� x LLI ul Lu Q ELFJA-I-N _ cSaYwfnYl �� LL L.d - - -L-. �anc[asxw.n.e• -- ELE'JA70N Front-Loaded Townhomes :�EYAiIJJS A4.2 M3 Page 25 --� - -- --- - ----- --- --- x W �- J IL Cn W Q nNWELEVA,err z W U co I- - JJril4 14.:A�W "7117 41LiL'1 •i 77 .. - - 7--- 2 nR BEVAION AA AW — --- - --I--•---•----1'=+ !�ny�1fME11!yYtl.lA9�? r¢ 4H Page 26 G o M1 is f� i LU V ' LEAL r-RON FLAN �F'lx f 11 }b I I W C I }iEEL7 �LOWVLAhl --- -- Page 27 EXTERIOR COLOR SCHEME Al w ---- ----- - -= T?WEIPJA7KM 7:7— Q LU CD Q El - ® 7 _r 2 RFJ�R 9-EVAFICIJ - •n•,�-,: "" �LCR FAlley-Loaded Garage Units ""r „�...,m..ra�a.�- A4.2 .c9+i3:7CICw pppp—pwl, i SOL— LU L} r —t--F _ � 'mlNYd,7b1 r rr� M3 Page 28 � F T 140 011, LU TWT]] V) IIf 4 ` I A I _yy_ypp 0ED — _—_—_ ----- --------_—_—_—_.—.—_—_—_—_— —_---. •i'rt} c L IVIW*IW� C�1P_�M ELEVAMON A4.Q CIO tu x --- ---------- -� -- --- —ter � a -- -- - ----- — --- ----- -- z °SE ELEVATPONI O H z w f,7 to ® ED - --- -----------------------=�+'k - f�MEELEVATION2 Page 29 l T r k — t_ r - •' W r rt ,Vr f f :I, F LBIF_it FL" = _ I�Q .. .. ._ .. .. .... . . .. .... . .. .. owo I U I IXI IYI} I � cfi h r5 - .I k Q LU I T' T� L j ..._.............. ... .........-' . .I {I 2-FkiaiPLw. rVAhnM A2,1 Page 30 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s)at the time of annexation ordinance adoption,and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall,at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan,qualified open space exhibit and conceptual building elevations included in Section VII and the provisions contained herein. b. Future development shall comply with the design standards listed in the Architectural Standards Manual and the design guidelines contained in the Ten Mile Interchange Specific Area Plan (TMISAP).An application for Design Review shall be submitted and approved for the single- family attached and townhome structures prior to submittal of building permit applications. c. The front yard of each individual lot shall be landscaped with a combination of lawn, groundcover, shrubs and trees as set forth in the TMISAP (see 3-37). d. The Homeowner's Association shall be responsible for the maintenance of all landscaping within the development including that on individual homeowner lots as proposed by the Applicant. e. All structures in this development shall have pitched roofs with symmetrical hips or gables,with a pitch between 4:12 and 12:12 and have an overhang of at least 12 inches up to a maximum of 2.5 feet beyond the facade of the building. Roof brackets and rafter tails are encouraged as set forth in the TMISAP (see 3-41). f. Where garages must be accessed from the front,the garages shall be located no less than 20 feet behind the primary facade of the residential structure and shall be designed with two(2) separate garage doors as set forth in the TMISAP(see 3-33). g. Public art with a high quality of design shall be incorporated into the design of streetscape along W. Franklin Rd. as set forth in the TMISAP(see 3-47). h. The temporary right-of-way easement via W. Franklin Rd. over the common lot(Lot 9,Block 6) shall be released when a local street connection is constructed to this site from a neighboring development; at such time,the easement shall be released and access will be restricted to emergency and pedestrian access only. 2. The final plat shall include the following revisions: a. Provide detached sidewalks with 6' (with root barriers)or 8' (without root barriers)wide parkways along all internal streets in accord with the standards listed in UDC 11-3A-17E. b. Zero lot lines should be depicted on the plat where single-family attached and townhome structures are proposed to span across lot lines. c. Include a note that prohibits direct lot access via W. Franklin Rd. other than emergency access once local street access is available from an adjacent property. Page 31 3. The landscape plan submitted with the final plat shall include the following revisions: a. Provide detached sidewalks with 6' (with root barriers)or 8' (without root barriers)wide parkways along all internal streets within the development in accord with the standards listed in UDC 11-3A-17E; landscaping shall be depicted in parkways in accord with the standards listed in UDC 11-3B-7C. b. Depict grass within Lot 1,Block 1 and Lot 1,Block 5 where the Purdam Drain is located, if allowed by NMID. If not allowed, submit a letter from the Irrigation District to that effect. c. Landscaping is required in common open space areas in accord with the standards listed in UDC 11-3G-3E. Trees are proposed exceeding UDC standards; however,detailed calculations should be included in the Landscape Requirements table demonstrating compliance. 4. The Applicant shall provide children's play equipment as an amenity for this development as proposed per the detail in Section VIII.D. 5. All alleys shall be constructed in accord with the standards listed in UDC 11-6C-3B.5. All alleys shall be signed"No Parking Fire Lane"and have an address sign at each entrance to the alley; each residence that has a back to an alley shall have an address posted on the front of the building as well as on the alley side. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 Each individual townhouse unit shall be independently connected to sanitary sewer and water services. 1.2 After consultation with the applicant regarding the Geo Technical investigation,it is highly recommended that slab on grade foundations be installed within this development to avoid any groundwater intrusion. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x I I"map with bearings and distances(marked EXHIBIT B)for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. Page 32 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities, etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures.Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. Page 33 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT https:llweblink.meridiancioy.orglWebLinkIDocView.aspx?id=186954&dbid=0&repo=MeridianCity D. POLICE DEPARTMENT https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=186904&dbid=0&repo=MeridianCit y E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=187799&dbid=0&repo=MeridianCit y F. CENTRAL DISTRICT HEALTH DEPARTMENT(CDHD) https:llweblink.meridiancioy.orglWebLinkIDocView.aspx?id=187420&dbid=0&repo=MeridianCioy G. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridiancity.oLvlWebLinkIDocView.aspx?id=187573&dbid=0&repo=MeridianCity H. WEST ADA SCHOOL DISTRICT(WASD) https:llweblink.meridianciU.or lWebLinkIDocView.aspx?id=187588&dbid=0&repo=MeridianCitE Page 34 I. ADA COUNTY HIGHWAY DISTRICT(ACHD)IMRAFT city.org MebL cView.aspx?id=188430&dbid=0&repo=Meridian City X. FINDINGS A. Annexation and/or Rezone(UDC 11-513-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Commission finds the proposal to annex the subject 4.97 acre property with R-15 zoning and develop single-family attached and townhome dwellings on the site at a gross density of 8.65 units per acre is consistent with the associated MHDR FLUM designation for this property. (See section V above for more information) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds the proposed map amendment and development complies with the purpose statement of the residential districts in that it will contribute to the range of housing opportunities for the community consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health,safety, and welfare; The Commission finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed residential uses should be compatible with adjacent existing and future residential uses in the area. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The Commission finds City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of city. The Commission finds the proposed annexation is in the best interest of the City. B. Preliminary Plat(UDC 11-613-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord.08-1372,7-8-2008,eff. 7-8-2008) The Commission finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the Development Agreement provisions and conditions of approval in Section VIII. Page 35 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; The Commission finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The Commission finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; The Commission finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health,safety or general welfare; and The Commission finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. The Commission is unaware of any significant natural, scenic or historic features that need to be preserved with this development. Page 36