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2020-06-18
MERIDIAN PLANNING AND ZONING COMMISSION E IDIAN -- MEETING AGENDA City Council Chambers 33 East Broadway Avenue Meridian, Idaho Thursday, June 18, 2020 at 6:00 PM Item 1: Roll-Call Attendance X Lisa Holland X Patricia Pitzer X Andrew Seal X Nick Grove X Rhonda McCarvel X Bill Cassinelli (Arrived at 7:09 p.m.) Ryan Fitzgerald - Chairperson Item 2: Adoption of Agenda - Adopted 3. Consent Agenda [Action Item] - Approved A. Approve Minutes of June 4, 2020 Planning and Zoning Commission Meeting B. Findings of Fact, Conclusions of Law for Gracie Fighting Academy (H-2020-0054) by la Falo, Located at 149 S. Adkins Way Item 4: Action Items Land Use Public Hearing Process:After the Public Hearing is opened the staff report will be presented by the assigned city planner. Following Staffs report the applicant has up to 15 minutes to present their application. Each member of the public may provide testimony up to 3 minutes or if they are representing a larger group, such as a Homeowners Association, they may be allowed 10 minutes. The applicant is then allowed 10 additional minutes to respond to the public's comments. No additional public testimony is taken once the public hearing is closed. A. Public Hearing for Brody Square (H-2020-0032) by Pinnacle Land Development, LLC, Located on the Northeast and Southeast Corners of N. Black Cat Rd. and W. Daphne St. - Recommended Approval to City Council, Hearing Scheduled for July 21, 2020 1. Request: Annexation of 15 acres of land with an R-8 zoning district; and, 2. Request: A Preliminary Plat consisting of 65 buildable lots, 7 common lots and 2 other lots on 13.9 acres of land in the R-8 zoning district. B. Public Hearing for Quartet Northeast (H-2020-0017) by Brighton Development, Inc., Located at 4020 & 4340 N. Black Cat Rd. - Recommended Approval to City Council, Hearing Scheduled for July 28, 2020 1. Request: Annexation of a total of 68.73 acres of land with R-8 (48.42 acres) and C-G (20.31 acres); and, 2. Request: A Preliminary Plat consisting of 137 buildable lots (136 residential and 1 commercial), 19 common lots, and 2 other lots on 66.52 acres of land in the R-8 and C-G zoning districts. C. Public Hearing for Quartet Southeast (H-2020-0018) by Brighton Development, Inc., Located at 4020 and 4340 N. Black Cat Rd. - Recommended Approval to City Council, Hearing Scheduled for July 28, 2020 1. Request: Annexation of a total of 22.26 acres of land with an R-8 zoning district; and, 2. Request: A Preliminary Plat consisting of 50 buildable lots and 10 common lots on 19.92 acres of land in the R-8 zoning district. D. Public Hearing for Gateway at 10 Mile (H-2020-0046) by GFI - Meridian Investments III, LLC, Located at the Northeast Corner of N. Ten Mile Rd. and W. Franklin Rd. - Continued to August 6, 2020 1. Request: Annexation and Zoning of approximately 41.28 acres of land from RUT in Ada County to the C-G (26.54 acres) and R- 40 (14.74) zoning districts to accommodate the future construction of a mixed-use commercial and high-density residential development. E. Public Hearing for Poiema Subdivision (H-2020-0035) by Dave Evans Construction, Located at 3727 E. Lake Hazel Rd. - Recommended Approval to City Council, Hearing Scheduled for August 11, 2020 1. Request: Annexation of 14.87 acres of land with an R-15 zoning district; and, 2. Request: A Preliminary Plat consisting of 44 buildable lots and 4 common lots on 14.87 acres of land in the R-15 zoning district. F. Public Hearing for Lupine Cove (H-2019-0133) by Penelope Constantikes, Riley Planning Services, Located at 4000 N. McDermott Rd. - Recommended Approval to City Council, Hearing Scheduled for July 21, 2020 1. Request: Annexation of 7.09 acres of land with an R-8 zoning district; and, 2. Request: A Preliminary Plat consisting of 26 building lots and 6 common lots on 7 acres of land in the proposed R-8 zoning district. G. Planning Division Checklist Changes by City of Meridian Planning Division - Approved Meeting Adjourned at 11:02 p.m. CiWE IDIAN�-- ITEM SHEET Council Agenda Item - Presenter: Estimated Time for Presentation: Title of Item -Virtual Meeting Information Meridian City Council Meeting Agenda June 18,2020— Page 3 of 276 CiWE IDIAN�-- ITEM SHEET Council Agenda Item - 3.A. Presenter: Estimated Time for Presentation: 0 Title of Item -Approve Minutes of June 4, 2020 Planning and Zoning Commission Meeting I&ME&P ATTACHMENTS: Description Type U loa Meeting Minutes Minutes 6/8/2020 Meridian City Council Meeting Agenda June 18,2020— Page 4 of 276 Meridian Planning&Zoning Commission June 4,2020 Page 66 of 66 MEETING ADJOURNED AT 9:25 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED 6 118 12020 RYAN FITZGERALD - CHAIRMAN DATE APPROVED By Lisa Holland, Vice Chair ATTEST: CHRIS JOHNSON - CITY CLERK By Adrienne Weatherly, Deputy City Clerk Meridian City Council Meeting Agenda June 18,2020— Page 70 of 276 CiWE IDIAN�-- ITEM SHEET Council Agenda Item - 3.13. Presenter: Estimated Time for Presentation: 0 Title of Item - Findings of Fact, Conclusions of Law for Gracie Fighting Academy (H-2020- 0054) by la Falo, Located at 149 S.Adkins Way Lfi&w A J�� ATTACHMENTS: Description Type Upload Findings Findings/Orders 6/15/2020 Exhibit A Exhibit 6/15/2020 Meridian City Council Meeting Agenda June 18,2020— Page 71 of 276 CITY OF MERIDIAN E IDIAN�-- FINDINGS OF FACT, CONCLUSIONS OF LAW AND 1DAH0 DECISION& ORDER In the Matter of the Request for Conditional Use Permit for Gracie Fighting Academy,Located at 149 S.Adkins Way, Ste. 103 in the I-L Zoning District,by Ia Falo,FaloMe LLC. Case No(s).H-2020-0054 For the Planning& Zoning Commission Hearing Date of: June 4,2020(Findings on June 18, 2020) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of June 4, 2020, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of June 4,2020, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of June 4, 2020, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of June 4,2020,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code,and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-7 84 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2020-0054 Page 1 Meridian City Council Meeting Agenda June 18,2020— Page 72 of 276 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of June 4, 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 Planning &Zoning Commission's authority as provided in Meridian City Code § I I- 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 is hereby approved in accord with the conditions of approval in the staff report for the hearing date of June 4,2020,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year 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 in accord with UDC 11-513-6F.1. 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 conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-513-617.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-513-6.F.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 Commission may be granted. With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional use permit 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 June 4, 2020 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2020-0054 Page 2 Meridian City Council Meeting Agenda June 18,2020— Page 73 of 276 By action of the Planning&Zoning Commission at its regular meeting held on the 18th day of June ,2020. COMMISSIONER RYAN FITZGERALD, CHAIRMAN VOTED COMMISSIONER LISA HOLLAND,VICE CHAIRMAN VOTED AYE COMMISSIONER RHONDA MCCARVEL VOTED AYE COMMISSIONER ANDREW SEAL VOTED AYE COMMISSIONER PATRICIA PITZER VOTED AYE COMMISSIONER WILLIAM CASSINELLI VOTED COMMISSIONER NICK GROVE VOTED AYE Ryan Fitzgerald, Chairman By Lisa Holland,Vice Chair Attest: Chris Johnson,City Clerk By Adrienne Weatherly, Deputy City Clerk Copy served upon the Applicant,the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: 6-18-2020 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). H-2020-0054 Page 3 Meridian City Council Meeting Agenda June 18,2020— Page 74 of 276 Exhibit A STAFF REPORT C: E IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 6/4/2020 Legend R DATE: Project Location o TO: Planning&Zoning Commission _ FROM: Joe Dodson,Associate Planner 208-884-5533 Bruce Freckleton,Development ® ' Services Manager ® __ 208-887-2211 i SUBJECT: H-2020-0054 -- -- Gracie Fighter Academy LOCATION: 149 S.Adkins Way, Ste. 103 ® � L PROJECT DESCRIPTION Request for a conditional use permit(CUP) for an Indoor Recreation Facility located within an existing building on 1.26 acres of land in the I-L zoning district,by FaloMe, LLC II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 1.26 acres Future Land Use Designation Industrial Existing Land Use(s) Commercial Proposed Land Use(s) Commercial Lots(#and type;bldg./common) One(1)building lot Neighborhood meeting date;#of April 23,2020,held virtually;No attendees but applicant attendees: did receive an email of support from one of the nearby owners. History(previous approvals) Existing CUP on site for a Karate Studio in a different suite(CUP-11-005,CZCV-11-020);A-2015-0088(CZC for previous tenant,seasoning production). Page 1 Meridian City Council Meeting Agenda June 18,2020— Page 75 of 276 B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes,letter stating no conditions or impact fees • Requires ACHD Commission No Action(yes/no) Access(Arterial/Collectors/State Lot has driveway accesses for existing structure;other Hwy/Loca1)(Existing and Proposed) access is via existing on-street parking. Existing Road Network Yes C. Project Area Maps Future Land Use Map Aerial Map Legend Legend . ! t I{ 0 Project Location Project Location Industrial '� �� 1 CIVIC �• ;�� MU-C , 'r Commercial � • � 'I - ex um Density - Reside rfialT Zoning Map Planned Development Map Legend m 0 Legend 0 Project Location Project Location y! City Limits EIL -L Planned Parcels _ C-G m I-L RUT C-G R6 --- -- �' LR-40 \ R-4U R-15 0 ~• R t RUT C-N RUT 1 RI m iR=4 I ,--------- - FE RUT RG RI Page 2 — Meridian City Council Meeting Agenda June 18,2020- Page 76 of 276 III. APPLICANT INFORMATION A. Applicant: Ia Falo— 1287 N. Stonehenge Way,Meridian,ID 83642 B. Owner: Doskeland Survivors Trust— 1193 E.Winding Creek Dr., Ste 101, Eagle,ID 83616 C. Representative: Stephen Fife,Cushman&Wakefield Pacific—999 W. Main Street, Ste. 1300,Boise, ID 83702 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 5/15/2020 Radius notification mailed to properties within 300 feet 5/13/2020 Site Posting Date 5/23/2020 NextDoor posting 5/13/2020 V. STAFF ANALYSIS A. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan) Industrial Designation—This designation allows a range of uses that support industrial and commercial activities. Industrial uses may include warehouses, storage units, light manufacturing, flex, and incidental retail and offices uses. In some cases uses may include processing, manufacturing, warehouses, storage units, and industrial support activities. Sample zoning include: I-L and I-H. The proposed use and other uses within this existing building do not directly fit with the future land use designation of Industrial. This building houses other commercial uses already; there have not been traditional industrial uses in this building for years. Staff does not believe adding an additional commercial user to this site will further diminish the industrial base in the City because it is proposed within an existing building. Further analysis is below. B. Comprehensive Plan Policies(https:llwww.meridianciU.or /g compplan): "Minimize noise, lighting, and odor disturbances from commercial developments to residential dwellings by enforcing city code." (5.01.01F). The Applicant is not proposing any outdoor uses with this application; the recreational activity should occur almost entirely indoors. In addition, the use is also proposed within an industrial area and the subject site does not abut any residential properties. It is not ideal for commercial activities to occur in an industrial zone but locating this business within one helps minimize any noise, lighting, or odor disturbances to residential dwellings. "Preserve the industrial base within designated industrial land use areas by discouraging non-industrial uses and focusing on light manufacturing, distribution, flex-space, and base-employment." (3.07.01D). The proposed use of recreation facility is not an Page 3 Meridian City Council Meeting Agenda June 18,2020— Page 77 of 276 industrial use and thus does not preserve the industrial base within this land use designation. However, this building has already been utilized as a commercial building more than an industrial one due to the existence of another martial arts studio and other tenants that do not focus on light manufacturing, distribution, etc. Even though this individual use would likely diminish the industrial base, Staff finds that adding it to an existing building that houses the same type of recreational facility in a different suite does not further diminish the industrial base. "Increase year round recreational programming and activities that encourage education, health and wellness, community involvement, and multi-sensory play." (4.03.01). This comprehensive plan policy is most applicable to city operated programming and recreational activities. However, the activities noted in the policy can also be obtained via private businesses and the Gracie Fighter Academy can accomplish these goals. The proposed recreational facility is a jiu jitsu studio;jiu jitsu is known as a full-body and mind activity that people of all ages can learn and do with proper training. Adding this type of recreation activity will add an additional use that promotes health and wellness, self-defense education, and multi-sensory play. C. Existing Structures/Site Improvements: The location of the proposed business is within an existing building. All site improvements are existing and no additional improvements are required. See parking analysis below for information on parking availability. D. Proposed Use Analysis: The proposed use falls under"Arts, entertainment or recreation facility, indoors" in UDC Table 11-2C-2. This use is a conditional use in the I-L zoning district and also subject to specific use standards (UDC 11-4-3-2). The Applicant is proposing to lease a tenant space within an existing building and operate a jiu jitsu academy (a grappling focused martial art). Staff was provided with their proposed summer schedule that shows the intended hours of operation for this business. According to this schedule, a vast majority of the business hours will be during the evening hours, Monday thru Friday, between Spm and 8pm. The schedule also shows some one-on-one training/instruction at noon each day. The Applicant intends to have short Saturday morning hours as well with the last hour (noon— Ipm) being reserved for more of the instruction training. Within this same building there is another martial arts studio, the Dojo. This business has similar hours of operation on Monday thru Thursday but with only one Ipm class that is on Tuesdays and is closed on Fridays. The Dojo also has Saturday morning classes with 1-hour classes reserved for each age group (juniors, kids, and adult)going from 9:1 Sam to Noon. As stated above, The Dojo received conditional use permit(CUP) approval and CZC approval in 2011 for this use related improvements; the CUP approval did not restrict the operational hours beyond those listed within the specific use standards. These types of uses typically have staggered hours of operation that are off-set from other nearby industrial/commercial uses as is the case for this application. Staff does not foresee additional impacts by this tenant and proposed use other than additional evening parking being used. Please see Section H below for parking analysis. Page 4 Meridian City Council Meeting Agenda June 18,2020— Page 78 of 276 E. Specific Use Standards(UDC 11-4-3): Arts, Entertainment or Recreation Facility, Outdoors is subject to specific use standards as outlined in UDC 11-4-3-2: A. General Standards: 1. All outdoor recreation areas and structures that are not fully enclosed shall maintain a minimum setback of one hundred feet(100) from any abutting residential districts. The playing areas of golf courses, including golf tees, fairways, and greens, are an exception to this standard. (Ord. 07-1325, 7-10-2007). There is no outdoor recreation use proposed. There may be incidental noise heard outside if the tenant were to open the roll-up door for better ventilation. Staff finds this potential to be of minimal impact as all nearby properties are also zoned I-L. 2. No outdoor event or activity center shall be located within fifty feet(50') of any property line and shall operate only between the hours of six o'clock(6:00) A.M. and eleven o'clock(11:00) P.M. No such outdoor activity is proposed. If the Applicant were to ever have outdoor activities, the Applicant shall comply with these standards. Staff is recommending a condition of approval to ensure compliance (see Section VIII.1). 3. Accessory uses including,but not limited to, retail, equipment rental, restaurant, and drinking establishments may be allowed if designed to serve patrons of the use only.Any accessory use held on this site shall be for the students and the associated instructors. 4. Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker Systems", of this title.Applicant shall comply with this and all relevant code sections upon approval. B. Additional Standards For Swimming Pools: Any outdoor swimming pool shall be completely enclosed within a six foot(6)nonscalable fence that meets the requirements of the building code in accord with title 10, chapter 1, of this code.No swimming pool is proposed as part of this project. C. Additional Standards For Outdoor Stage Or Musical Venue: Any use with a capacity of one hundred(100) seats or more or within one thousand feet(1,000') of a residence or a residential district shall be subject to approval of a conditional use permit. (Ord. 05- 1170, 8-30-2005, eff. 9-15-2005). Not applicable to this application. Staff finds the proposed use to meet all specific use standards. F. Dimensional Standards(UDC 11-2): The existing building meets all dimensional standards and specific use standards. G. Access(UDC 11-3A-3, 11-3H-4): Access is provided via three (3) driveways and public on-street parking along S. Adkins Way. Staff and ACHD are not requiring any additional site access. H. Parking(UDC 11-3C): The subject site and existing building provide 49 parking stalls. In addition, all nearby industrial buildings appear to be of smaller scale and house multiple tenants aimed at low impact uses. There have been no reported issues with parking at this location. The two Page 5 Meridian City Council Meeting Agenda June 18,2020— Page 79 of 276 other known uses within this building appear to have normal operating hours during the standard work week and show that the proposed hours of operation of this application will rarely overlap. The two local streets that abut the subject site are at least 35 feet wide allowing for on street parking on both sides. Staff has calculated approximately 360 linear feet of street frontage that could provide for approximately 15 additional on street parking spaces. Therefore, Staff believes the available on-street parking and existing 49 parking stalls is adequate parking for the proposed use and subject site in its entirety. I. Sidewalks(UDC 11-3A-17): There is existing seven-foot(7) attached sidewalks along S. Adkins Way and E. Piper Court (directly to the north of the subject site). The proposed hours of operation and the existing sidewalks throughout this industrial subdivision should lend itself to good pedestrian connection for employees of adjacent businesses that may want to take part in this recreational activity after their word day has ceased. No additional sidewalks are proposed; all sidewalks meet UDC Standards. J. Landscaping(UDC 11-3B): With the CUP and CZC approval for The Dojo, additional landscaping was required. There is currently at least a 25-foot landscape buffer along adjacent streets that hold grass and mature street trees. The additional recreation center use does not require additional landscaping; the Applicant shall protect all existing landscaping in place. K. Certificate of Zoning Compliance: Due to the fact that the proposed use is within an existing building and no site or exterior building modifications are proposed a full Certificate of Zoning Compliance application will not be required to commence the proposed use on this site. Planning staff will review and approve the commencement of the use through the Tenant Improvement and/or Certificate of Occupancy submitted to the Community Development Department. All interior modifications (tenant improvements) associated with the use must receive all required permits and inspections from the Building Division of the Community Development Department prior to operation of the proposed use. VI. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit with the conditions in Section VIII per the Findings in Section IX. Page 6 — Meridian City Council Meeting Agenda June 18,2020— Page 80 of 276 VII. EXHIBITS A. Site Plan(Aerial image) 0 MINNOW o I Page 7 Meridian City Council Meeting Agenda June 18,2020— Page 81 of 276 B. Floor plan of Suite 103 (date: 2/12/2020) I Open Wall 18' wide x 8'6" High Remove ❑oor & Glass Open Wall l 18' wide x 8'6" High Remove Door & Glass El 0 "> Half Wall Office or Reception Conf_ Rm Page 8 Meridian City Council Meeting Agenda June 18,2020— Page 82 of 276 C. Applicant Narrative To whom it may concern: I am a business owner of and professor of Jiu-Jitsu, a martial art discipline.The main purpose of my business is to provide a self-defense that does not involve striking along with fundamental exercises and body movement to keep all students safe and healthy.I feel that I would fit well in this building and area because of the nature of my business and what all the other surrounding businesses are providing. For instance,there is a Karate school in Suite 101 of 149 Adkins,a Dance school in 195 Adkins and a CrossFit Gym in 345 Adkins.All of which are providing personal training and fitness to the community. Our hours of operation are predominately from 5pm-9pm, a time in which most industrial as well as commercial businesses are closed.Therefore,the traffic produced by our customer base will take place mostly in non-business hours and will keep the area from being overly congested.Customer parking should be of no concern as there is ample on-site parking provided on the parcel of 149 Adkins.My students and I would also have no problem parking out on the street of South Adkins Way or East Piper Court,given the corner lot nature of the parcel and aloud use of the city street to park on..Regarding the City of Meridian's code 11-4-3-2,1 will be complying and won't cause any issues because all my business activities will take place indoors.There is only one other business operating during the time at which I am operating at on the same property.There would be more than enough room for everyone to park.With there being two martial arts academies operating at this facility,it would bring an influx of respect and propriety to the area.Our main hours of operations are from 5pm to 9pm Monday through Friday and Saturday from 9am to noon.The only time the facility would be used other than those hours would be for a private lesson which consists of two to three people max.Each private lesson will last for one hour and is generally scheduled at a time of convenience.I would hope that each business would feel that we as business owners would provide a variety of services that would help the community as well as each other.A lot of the businesses in the area around add value to each other since they can be used to improve and or help one another's clientele.Furthermore,bringing more business to each of the surrounding businesses causing growth and stability.I thank you for taking the time read this narrative and hope it finds you well. Sincerely, la Falo Page 9 — Meridian City Council Meeting Agenda June 18,2020— Page 83 of 276 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. Planning 1. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-2 ARTS,ENTERTAINMENT OR RECREATION FACILITY, INDOORS AND OUTDOORS,including but not limited to the following: a. Any outdoor activity shall only operate between the hours of six o'clock(6:00) A.M. and eleven o'clock(11:00) P.M. b. Accessory uses including, but not limited to, retail, equipment rental, restaurant, and drinking establishments may be allowed if designed to serve patrons of the use only, and not the general public. c. Any outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker Systems." 2. The maximum number of allowable clients/students at the facility and staff at any one time shall be limited to the occupancy determined by Building and Fire Code. 3. The applicant shall not be required to submit a Certificate of Zoning Compliance application to commence the proposed use on this site. Planning staff will review and approve the commencement of the use through the Tenant Improvement and/or Certificate of Occupancy submitted to the Community Development Department. All interior modifications (tenant improvements) associated with the use must receive all required permits and inspections from the Building Division of the Community Development Department prior to operation of the indoor recreation facility. 4. The applicant shall comply with all previous conditions of approval associated with this site. 5. The Applicant shall have a maximum of two(2)years to commence the use as permitted in accord with the conditions of approval listed above. If the use has not begun within two (2) years of approval, a new conditional use permit must be obtained prior to operation or a time extension must be requested in accord with UDC 11-5B-6F. 6. Staff s failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. B. Ada County Highway District(ACHD) hygs://weblink.meridianciU.or,g/WebLink/Doc View.aspx?id=187699&dbid=0&r0o=MeridianC hty C. Department of Environmental Quality(DEQ) https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=188168&dbid=O&roo=MeridianC hty D. Nampa&Meridian Irrigation District(NMID) https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=188470&dbid=O&roo=MeridianC Lty Page 10 — Meridian City Council Meeting Agenda June 18,2020— Page 84 of 276 E. Idaho Transportation Department(ITD) https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=188476&dbid=0&repo=MeridianC iv IX. FINDINGS A. Conditional Use Permit The Commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The site meets all the dimensional and development regulations in the I-L zoning district for the proposed use. Therefore, Staff finds the site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Staff finds the proposed indoor recreation facility will be harmonious with the Comprehensive Plan in that it will not further diminish the industrial base of the city pursuant to the analysis in Section V.B. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds the operation of the proposed indoor recreation facility should be compatible with the other commercial and industrial uses in the area and will not adversely change the essential character of this industrial subdivision. 4. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. If the proposed recreation facility complies with the conditions of approval in Section VII as required, Staff finds the proposed use should not adversely affect other properties in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. The site is part of an existing developed and zoned industrial subdivision. In addition, these services are already being provided to the existing building where the use is proposed. Therefore, Staff finds the proposed use will be served adequately by all public facilities and services. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Page 11 Meridian City Council Meeting Agenda June 18,2020— Page 85 of 276 Staff finds the proposed use should not create any additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Due to the offset hours of operation in relation to nearby commercial and industrial uses and the existence of adequate parking, Staff finds the proposed indoor recreation facility should not be detrimental to any persons,property, or the general welfare. 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. (Ord. 05-1170, 8-30- 2005, eff. 9-15-2005) Staff is not aware of any such features; the proposed use should not result in damage of any such features. Page 12 — Meridian City Council Meeting Agenda June 18,2020— Page 86 of 276 Planning and Zoning Hearing Outline and Presentations th Changes to Agenda: Item 4D – Gateway at 10 Mile is requesting continuance to the August 6 hearing to better understand and prepare a response to the staff report. Item #4A: Brody Square (H-2020-0032) Application(s): Annexation, Preliminary Plat, Vacation of ROW Size of property, existing zoning, and location: This site consists of 15 acres of land, zoned RUT within the County, and located at the northeast quadrant of N. Black Cat Rd and W. McMillan Rd. Adjacent Land Use & Zoning: West: R-15 and R-8 existing single family, North – R-4 and a parcel in Ada County, East: Unincorporated rural, South: Unincorporated rural Comprehensive Plan FLUM Designation: Medium Density Residential Summary of Request: Annexation, Zoning to R-8, Preliminary Plat for 65 building lots and a vacation of a portion of Daphine Street. Staff Recommendation: Approval with conditions. Notes: Preliminary Plat - Preliminary Plat is for 65 building lots of a minimum size of 5,000 sf. Two points of access are proposed, with an eastern and a southern stub proposed. One access will come from Black Cat Road (Arterial) and another will be from Daphine Street. The applicant completed two pre-apps on this property. The first pre-app included 5 acres to the south. With this pre-app, staff recommended a northern stub because there were 5 northern acres not included with part of the project that might have had access challenges. The applicant later obtained the 5 acres to the north and decided against the 5 southern acres. With this second pre-app, staff recommended an eastern stub. The applicant provided the eastern stub but staff continued to recommend the northern stub in this staff report. ACHD has commented on this project, supports the eastern stub and did not express an interest in the northern stub. Staff has since discussed this with the applicant. With the applicant clarifying what drove the initial recommendation, staff does not object if the northern stub is not required. Vacation of ROW –This proposal includes a request for a vacation of approximately 275 feet of Daphine Street. The applicant proposes their central amenity feature where the present ROW exists, and routing traffic around this area. At the east and west of this central area, Daphine will be constructed to 33 feet with rolled curbs and sidewalk. It is ultimately up to ACHD regarding whether they want to vacate this ROW, but ACHD has expressed their support for this proposal. If this area is not vacated, this plat will need to be modified accordingly. This has been added as a condition of approval. Landscape Plan - The applicant proposes approximately 108,000 sf of open space, with 11.5% of this being qualified open space. This includes a central park within Lot 9, Block 3 and the .54-acre arterial landscape buffer. The applicant proposes their amenity to consist of a pond with a shade structure and several benches. Staff does like this idea of a pond, but notes this pond is necessary for the design of their irrigation system and the pond will be dry half of the year. The applicant has proposed pathways on the south and the north of the pond, but they do not connect. It is staff’s opinion that this connection should occur in order to make the pond area more useable, but the applicant’s representative has expressed concerns with the lack of privacy for homeowners on either side of the trail in this area. That said, the amenity package as proposed does meet the minimum requirements of the UDC. Amenities and Elevations - The applicant has included several conceptual building elevations. These elevations do complement the architecture of other houses in the surrounding vicinity, but due to the visibility of this development from N. Black Cat Road, staff has added a condition that the DA require the rear and sides of structures visible from N. Black Road to incorporate architecture and design elements. This is a very typical condition that is enforced at time of building permit Written Testimony: The Applicant responded to the Staff Report and will discuss several of staff’s conditions with the Commission. Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2020-0032, as presented in the staff report for the hearing date of June 18, 2020, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number \[#\], as presented during the hearing on June 18, 2020, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number \[#\] to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #4B: Quartet Northeast (H-2020-0017) & #4C: Quartet Southeast (H-2020-0018) Application(s): (NE) - Annexation and Preliminary Plat (SE) - Annexation and Preliminary Plat A PBA application is currently in process in Ada County to adjust the boundaries of the parcels south of the creek in Quartet SE that is anticipated to be finalized prior to the Council hearing for this project – the boundary of the proposed annexation & preliminary plat is based on the ROS shown. Two separate PP’s are required because the Five Mile Creek, owned by NMID, lies between the 2 properties. Because both plats are proposed to develop and be marketed as one overall project, Staff’s analysis is based on the overall project. Size of property, existing zoning, and location: This site consists of 86.44 acres of land, zoned RUT in Ada County, located at 4020 & 4340 N. Black Cat Rd. Adjacent Land Use & Zoning: This property is largely surrounded by agricultural land zoned RUT in Ada County; the City’s wastewater facility, zoned I-L and some R-8 zoned property currently in the development process with SFR homes. History: None Comprehensive Plan FLUM Designation: MDR (3-8 units/acre) (50+/- acres) & MU-NR (41+/- acres). A City park is also designated on the FLUM in this general area. Summary of Request: The Applicant proposes to annex a total of 90.99 acres of land between the two subdivisions with R-8 (70.68 acres) & C-G (20.31 acres) zoning and develop 186 SFR detached homes at a gross density of 2.8 units/acre; and non- residential/commercial uses on the site. The eastern 18 acre residential portion of Quartet NE is located within the MU-NR designated area, which is a non-residential designated area that provides approximately a ¼ mile separation and buffer to the City’s wastewater treatment facility. Because the FLUM is not parcel specific, the Applicant requests the MDR designation on the western portion of the property is extended to the collector street (N. Joy Way), which bisects the eastern portion of the property. The portion of the property east of the collector street is proposed to be zoned C-G and developed with non-residential/commercial uses in accord with the MU-NR designation. At the request of the City, the Applicant included the 0.97 acre out-parcel at the SWC of Quartet NE subdivision where a sewer lift station is located in the annexation boundary. A conceptual development plan was not submitted for the non-residential/commercial lot proposed to be zoned C-G; the Applicant states this lot will be the subject of future discussion with the City regarding a potential park site as depicted on the FLUM or consideration of other potential buffer uses determined by the results of the Public Work’s noise/odor study which is planned to take place later this year. Although some residential uses are allowed in the C-G zone, Staff recommends as a provision of the DA that no residential uses be developed on that lot unless a subsequent Noise and Odor Study conducted by the City determines residential uses are appropriate in that area. Two preliminary plats are proposed containing an overall total of 186 residential building lots, 1 commercial building lot, 29 common lots and 2 other lots. The plat is proposed to develop in 3 phases with the first two phases located along N. Black Cat Rd. and the third and final phase on the eastern portion of the site. The minimum lot size is 6,866 s.f. with an average lot size of 9,145 s.f. There are 2 existing homes (1 within each of the preliminary plat boundaries) that are proposed to remain on lots in the proposed subdivision. These homes are required to hook up to City water & sewer within 60 days of services becoming available. Access is proposed via one collector & one local street from Black Cat Rd.; the collector street is proposed to extend over the Five Mile Creek and through the site to the north boundary for future extension to McMillan Rd. consistent with the MSM. A 25’ wide landscaped street buffer is required along Black Cat Rd. and a 20’ wide street buffer is required along the collector streets. A multi-use pathway is proposed off-site along the north side of the Five Mile Creek & along the east side of the collector street north of the creek to the north boundary in accord with the PMP. If NMID does not allow the pathway & associated landscaping to be located on their property, the pathway should be provided within a minimum 20’ wide common lot along the south boundary of Quartet NE subdivision. A minimum of 10% qualified open space is required to be provided in each subdivision – 6.65 acres is required in Quartet NE \[a total of 7.6 acres (or 11.5%) is proposed\] and 1.99 acres is required in Quartet SE \[a total of 3.4 acres (or 17%) is proposed\] which exceeds UDC standards. Open space consists of ½ the street buffer along the arterial street, the entire buffer along the collector street, linear open space, and common areas exceeding 50’ x 100’ in area. A minimum of (1) qualified site amenity is required for developments over 5 acres in size with an additional amenity required for each additional 20 acres of land being developed. Based on 66.52 acres, a minimum of 3 amenities are required in NE and based on 19.92 acres, a minimum of 1 amenity in required in SE for a minimum of 4 amenities overall. A community swimming pool, a tot lot with children’s play equipment, segments of the City’s multi-use pathway system and 1-acre of qualified open space beyond the minimum required are proposed as amenities in NE; and an additional 1.41 acres of qualified open space beyond the minimum required is proposed as an amenity in SE, meeting the minimum standards. The Creason Lateral runs across the eastern portion of the north boundary of NE within a 40’ easement in a common lot & is proposed to be left open. The Five Mile Creek with lies between the two plats is required to be protected during construction. A portion of the site is within the Five Mile Creek floodplain –a floodplain permit will be required prior to any development in this area. Conceptual elevations were submitted for the single-family homes as shown. Homes are a mix of 1- and 2-story units with building materials consisting of a variety of siding styles with stone/brick veneer accents. No elevations were submitted for the non- residential/commercial portion of the development as no development is proposed at this time. Written Testimony: Mike Wardle, Brighton Corp. (Applicant’s Representative) – in agreement w/staff report Staff Recommendation: Approval with the requirement of a DA per the provisions in the staff report, with a change to condition #B1.2 nd to modify the requirement for the water main in N. Joy Way to continue south through Quartet SE to provide a 2 connection out to ndst Black Cat Rd. with the 2 phase of development, instead of the 1 phase. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Numbers H- 2020-0017 & H-2020-0018, as presented in the staff report for the hearing date of June 18, 2020, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers H-2020- 0017 & H-2020-0018, as presented during the hearing on June 18, 2020, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Numbers H-2020-0017 & H-2020-0018 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) TH Item #4D: Gateway at 10 Mile (H-2020-0046) REQUESTING CONTINUANCE TO AUGUST 6, P&Z HEARING Application(s): Annexation Size of property, existing zoning, and location: This site consists of \[#\] acres of land, zoned \[district\], located at \[address/general location\]. Adjacent Land Use & Zoning: History: \[if applicable\] Comprehensive Plan FLUM Designation: \[details\] Summary of Request: \[details\] Written Testimony: \[name(s)\] - \[issue(s)\] Staff Recommendation: \[Approval/Denial\] Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number \[#\], as presented in the staff report for the hearing date of June 18, 2020, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number \[#\], as presented during the hearing on June 18, 2020, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number \[#\] to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #4E: Poiema Subdivision (H-2020-0035) (Maps Slide) Application(s): Annexation and Preliminary Plat Size of property, existing zoning, and location: This site consists of 14.87 acres of land, zoned RUT, located at 3727 E. Lake Hazel Road. Adjacent Land Use & Zoning: West – Vacant, zoned RUT; North – Residential, R-8; East – Golf Course, RUT; South – County Residential, RUT. History: N/A Comprehensive Plan FLUM Designation: Medium-High Density Residential (8-12 du/ac) Summary of Request: Request for Annexation of 14.87 acres of land with an R-15 zoning district and a Preliminary Plat consisting of 48 building lots and 6 common lots, of which one is a common drive serving 4 lots. The proposed annexation area lies at the edge of the City’s area of impact on the south side of E. Lake Hazel road, approximately ½ mile east of Eagle Road. There is existing City zoning directly across Lake Hazel to the north (Bicentennial Farm Subdivision) but no other existing Meridian zoning is adjacent to the subject site. There is a golf course directly to the east of this property, within the City of Boise area of impact. Despite minimal existing zoning directly to the west and southwest of this site, the City is currently processing multiple projects in this area, as seen in the Planned Development Map. (Slide 2) The proposed land use of attached single-family residential and townhome units is consistent with the Future Land Use Map (FLUM) designation of Medium High Density Residential (MHDR) and are both principally permitted uses in the requested R-15 zoning district. MHDR requires a density of 8-12 units per acre. The Applicant has proposed a project with 7.5 du/ac with their updated plat and the comprehensive plan allows for rounding of density. Because of the proposed product type and the difficult shape of the property to begin with, Staff supports rounding the proposed density of 7.5 du/ac to the required 8 du/ac per the provisions in the comprehensive plan. In addition to the proposed residential on this site, the Applicant is reserving a building lot for a future church site; a church is a conditional use within the proposed R-15 zoning district. The residential portion of the site consists of approximately 7.5 acres (including the right of way) and the future church lot is approximately 7 acres. This application does not include the conditional use permit application for the church lot; that use will be analyzed with the future conditional use permit application. (Slide 3) The Applicant has submitted sample elevations of the attached single-family homes for this project but not the proposed townhome units. The submitted elevations show all single-story attached structures with two-car garages and similar finishing materials of stucco, masonry, and wood. In addition, the elevations show both shed roof and traditional pitched roof designs. The Applicant has not stated there will only be single-story attached structures. The submitted sample elevations appear to meet design requirements for single-family homes. Because the proposed local street running north-south is straight and relatively long, Staff is recommending that future homes are built across varying setbacks to provide variation along the street and help ensure there is not a monotonous wall plane of homes along this street. Attached and townhome single-family residential require design review approval prior to building permit submittal. This requirement gives staff the opportunity to review the site plan and ensure compliance with this recommendation. (Slide 4) All proposed lots shown on the submitted preliminary plat appear to meet all UDC dimensional standards; this includes property sizes, street frontages, and road widths. Access to this development is proposed via a new local street into this development from E. Lake Hazel Road. The Applicant is also proposing a stub street to the west for future local street connectivity that is required to have a temporary turnaround constructed at its terminus until it is extended in the future. The proposed street sections (33-feet wide) can accommodate parking on both sides of the street where no driveways exist and are proposed with 5-foot attached sidewalks. Because the stub street to the west will likely lead to nowhere at the time of this development, the Applicant is required to provide an emergency only access or the development will be limited to no more than 30 homes. The Applicant is showing on their master plan a 20-foot wide emergency only access from the western stub street and runs along the western property boundary and connects to E. Lake Hazel. ACHD and Meridian Fire Department have granted their approval of this emergency access. Staff is recommending the emergency access is built prior to the Applicant receiving any building permit approval. A 35-foot wide street buffer is required adjacent to E. Lake Hazel Road because it is both an arterial roadway and noted as an entryway corridor; the submitted landscape plan depicts only a 25-foot wide landscape buffer. Per UDC standards, arterial roadways are required to have detached sidewalks. Staff is recommending a condition of approval to construct the detached sidewalk and required frontage improvements with the residential phase of this development. (Slide 5) A minimum of 10% qualified open space meeting the standards listed in UDC 11-3G-3B is required. The proposed future Church site will not be required to meet open space standards. Therefore, the required qualified open space for this development shall be based upon only the portion of the property where the residential use is proposed. According to the Applicant, the residential area is approximately 6.05 acres. Based on this size, the Applicant should supply at least 0.6 acres of qualified open space, or approximately 26,000 square feet. The applicant is proposing 1.08 acres of open space, of which 0.75 acres is proposed as qualifying open space. The largest common open space lot is approximately 15,000 square feet and sits between the proposed residences and the future church site. It is the intention of the Applicant that this open space lot would serve as open space for both the residential part of this development and for the children attending the future church site even though the church site will not be required to meet any certain open space requirement. Staff is concerned that if it is owned by the church and not the HOA, the church could later decide to subdivide their parcel further, including this open space lot, and then the residential development would lose much of their open space. Another area of qualified open space is located around the cul-de-sac and includes a very nice water feature and seating area for future residences. The open space exhibit also shows an open space area between the proposed alley and the street that is less than 5,000 square feet. This area does not appear to be qualified open space per UDC standards and should be removed from the open space calculations. With this area removed, the qualified open space is reduced to 0.64 acres, or approximately 10.57%. This area still meets the minimum required open space requirements. This area runs along the Ten Mile Creek easement but the creek itself is not on this property. This area creates a kind of “green-way” and can offer great green space for the proposed townhomes to front on. However, part of this easement also runs down into the southernmost corner of the site and is not visible from a public street and offers potential safety and crime issues. Because of this, Staff is recommending a condition of approval to add this area as part of the buildable lot that abuts it, Lot 34, Block 1. Code dictates that this area be included in a common lot but City Council can waive that requirement if they see fit. Written Testimony: The Applicant responded to the Staff Report and is requesting a few modifications; The Applicant will discuss those with the Commission. No other written testimony has been submitted. Staff Recommendation: Staff recommends approval of the requested applications with the conditions listed in the staff report. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2020-0035, as presented in the staff report for the hearing date of June 18, 2020, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2020- 0035, as presented during the hearing on June 18, 2020, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2020-0035 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #4F: Lupine Cove (H-2019-0133) Application(s): Annexation and Preliminary Plat Size of property, existing zoning, and location: This site consists of 7 acres of land, zoned RUT, and located at 4000 N. McDermott Rd. Adjacent Land Use & Zoning: Approved and existing residences, zoned R-4, R-8 and RUT in Ada County. Comprehensive Plan FLUM Designation: MDR - 3 to 8 dwelling units to the acre Summary of Request: The project was remanded back to P/Z by City Council during the April 28, 2020 public hearing as requested by the applicant. The applicant’s purpose for requesting the remand was to modify the plans based on the feedback they received from the Commission during the March 19, 2020 P/Z hearing. The plans have been updated to reflect many of the Commission’s recommendations that include the following – elimination of the common driveways, stub street to the north boundary of the Aegean property, incorporate more open useable open space and retain more of the existing trees on the site. With the modifications to the plans, staff has reversed its recommendation for denial and is now recommending approval of the project. The subject annexation consists of 7.09 acres of land with a requested R-8 zoning district consistent with the Medium Density Residential (MDR) Future Land Use Map (FLUM) designation in the Comprehensive Plan. The proposed preliminary plat consists of 26 (2 fewer from the previous version) buildable lots (include the lot where the existing home is proposed to remain), 6 common lots on 7 acres of land in the proposed R-8 zoning district. Lots sizes range from 4,353 to 13,924 square feet (s.f.). The plat is proposed to develop in one phase. All of the lots conform the dimensional standards in UDC Table 11-2A-6, however the revised plat still does not provide transitional lots along the south boundary. The Commission should determine if the revised plat provides adequate transition with the adjacent County properties. Access: One access is proposed via N. McDermott Rd., a collector street; local street access is not available to this property at this time, however a local stub street was planned from the Aegean Subdivision to the north. The applicant is now proposing the extension of this roadway in accord with the Plan and UDC. A local street is being proposed (Lupine Lane) to stub at the south boundary. The street exceeds 150 feet, therefore a temporary turnaround is required. The applicant is proposing to construct a temporary turnaround on a common lot (Lot 10, Block 2), which decreases the usability of the area. Staff recommends that the applicant construct the temporary turnaround on Lots 13 and 14 in the southeast corner of the development to increase the open space for development. The reason for this recommendation is to ensure open space for the development remains intact without placing a burden on the HOA to remediate the removal of the turnaround area. In discussions with ACHD, this would not violate any of their policies. Landscaping: A 35-foot wide street buffer is required along N. McDermott Rd. (measured from back of curb), landscaped per the standards in UDC Table 11-3B-7C. The proposed landscape plan depicts the buffer in a common lot as required by the UDC and landscaped in accord with UDC 11-3B-7C. Tree mitigation is required in accord with the standards listed in UDC 11-3B-10C. The property contains approximately 1,958 caliper inches of mature trees. With the redesign of the plat, the applicant intends to retain more of the mature trees on the site as desired by the City. The revised landscape plan does not depict the number of caliper inches that may be retained as part of the development. The applicant is requesting to update the plan with the mitigation plan prior to the City Council hearing. Qualified Open Space & Site Amenities: Because the area of the preliminary plat is above 7 acres in size, the qualified open space and site amenity standards listed in UDC 11-3G-3 apply. The applicant is proposing to approximately 0.83 of an acre of qualified open space in accord with UDC standards, however, staff has concerns with the temporary turnaround on Common Lot 10. If the temporary turnaround encumbered buildable lots as recommended, there would be more useable open space provided within the development. Further, staff is recommending that the applicant provide an additional amenity in the form of an internal walking path system to integrate the irrigation facilities into the proposed development. Staff recommends that the applicant include a 5-foot wide pathway within Lot 5 and Lot 10 AND provide another micropath lot at south boundary of Lot 14 in the SEC of the development. Further, the 5- foot wide pathway in Lot 10 should stub to southern property boundary for pedestrian connectivity when the property to the south re- develops. With the relocation of the turnaround and the inclusion of the internal walking paths, staff is supportive of the open space and amenities proposed for the development. The applicant has also indicated that a tot lot is proposed on Common Lot 10 however, the revised plan does not provide any details of this amenity. During the public hearing the applicant should clarify if a tot lot is proposed for this development. If one is proposed, the applicant should revise the landscape plan to include details of this amenity. Building Elevations: Conceptual building elevation photos were submitted for the proposed homes, as shown in Section VII.E. Building materials are proposed to consist of a mix of stucco, wood, and stone wainscot. Field and trim materials are distinguished by color and texture; window and door openings are accentuated with trim. Because the rear and/or side of 2-story structures on lots that abut N. McDermott Rd. will be highly visible, Staff recommends those elevations incorporate articulation through changes in two or more of the following: modulation (e.g. projections, recesses, step-backs, pop-outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. Written Testimony: None Staff Recommendation: Approval with the provisions of a development agreement and compliance w/ the conditions in the staff report. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2019-0133, as presented in the staff report for the hearing date of June 18, 2020, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2019- 0133, as presented during the hearing on June 18, 2020, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2019-0133 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #4G: Planning Division Checklist Changes Summary: Per UDC 11-5A-3B2, the Planning Division of the Community Development Department is requesting approval from the Planning and Zoning Commission to remove certain items from all of the application checklists and implement a new naming convention to coincide with the City’s online application submittal process. The changes are necessary to clearly communicate the application submittal requirements to City Staff and our Applicants. Specific items are proposed to be removed from the checklist as the system requires them in an electronic format as part of the online submittal process – examples include the removal of the development review application, narrative, LDAV number, fees, statement of compliance, and commitment of property posting to name a few. Further, this memo does not encompass all of the desired changes requested by Staff because the development team is still determining what items are necessary for each application type. Rather than attaching all of the checklists with the desired changes, staff has attached several examples that demonstrates the differences between the old and new format. Staff believes these changes will improve efficiency for Staff and the Applicant and recommends the Commission approve the modifications to all the checklist including the go ahead on any future changes that Staff deems necessary to improve the new online submittal process. h2 Planning & Zoning June 18, 2020 Commission Meeting Slide 1 h2 Agenda Item Numbers/Order: hoodc, 12/19/2006 FLUMPLANNED DEVELOPMENT PLANNED DEVELOPMENTFLUMZONING FLUM FLUMPLANNED DEVELOPMENT Old PlatNew Plat New PlanOld Plan CiWE IDIAN�-- ITEM SHEET Council Agenda Item -4.A. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Brody Square (H-2020-0032) by Pinnacle Land Development, LLC, Located on the Northeast and Southeast Corners of N. Black Cat Rd. and W. Daphne St. Click Here for Application Materials Click Here to Sign Up to Testify at Hearing J&JEAIM ATTACHMENTS: Descriptiorg yp Uploa Staff Report Staff Report 6/12/2020 Meridian City Council Meeting Agenda June 18,2020— Page 87 of 276 STAFF REPORT C:�*%- W IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 6/18/2020 ' Legend 0 DATE: ��PFoject Lflcai�ar TO: Planning&Zoning Commission b FROM: Alan Tiefenbach,Associate Planner 208-489-0573 Bruce Freckleton,Development Services Manager 208-887-2211 y SUBJECT: H-2020-0032 16.0 Brody Square i LOCATION: The site is located within the northeast quadrant of N. Black Cat Road and W. _ McMillan Road.,in the SW 1/4 of Section 27,Township 4 N.,Range 1 W. I. PROJECT DESCRIPTION Annexation&zoning of 15 acres of land(3 different properties)with an R-8 zoning district, and preliminary plat consisting of 65 building lots and 7 common lots,by Pinnacle Land Development, LLC. This request also includes vacating approximately 275 feet of Daphine Street. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 15.00 Future Land Use Designation Medium Density Residential Existing Land Use(s) Single Family/Rural Proposed Land Use(s) Single Family,65 Lots Lots(#and type;bldg./common) 65 Single Family,7 Common Lots Phasing Plan(#of phases) 1 phase Number of Residential Units(type 65 Single Family of units) Density 4.33 du/acre Open Space(acres,total 2.67 acres, 16.5%total open space, 11.5%qualified open [%]/buffer/qualified) space Amenities <20 acres,one required. Physical Features(waterways, Beach Lateral parallels N.Black Cat Road. hazards,flood plain,hillside) Neighborhood meeting date;#of January 23,2020—7 attendees signed in. attendees: Pagel Meridian City Council Meeting Agenda June 18,2020— Page 88 of 276 Description Details Page History(previous approvals) Black Cat Estates No. 1 &2,unincorporated Ada County B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD Commission Action Yes—Vacation of Daphne St must be (yes/no) approved by ACHD. Access(Arterial/Collectors/State Four accesses are proposed.The western Hwy/Local)(Existing and Proposed) access is to N.Black Cat Road(Minor Arterial)from Daphine Street(local road) and the eastern access is to McMillan Road(Minor Arterial)via Daphine Street and N.Joy Street(local roads).There are two stub streets shown. Traffic Level of Service Per the ACHD staff report: McMillan Rd.—Better than"E" "Oin� (acceptable level of service) Black Cate Rd.—Better than"E" (acceptable level of service) Stub Street/Interconnectivity/Cross Access The applicant is proposing two stub streets—one to the east and one to the south. Existing Road Network Minor Arterials and Local Streets Existing Arterial Sidewalks/Buffers Buffer and sidewalk exists on west side of N.Black Cat Road(part of the Jump Creek Subdivision.)Buffer and sidewalk on east side of N.Black Cat Road proposed with this subdivision. Proposed Road Improvements Local streets are being constructed to serve this development.All streets will be constructed to ACHD standards. Distance to nearest City Park(+size) Approx. 1.5 miles to Keith Bird Legacy Park and Heroes Park Distance to other key services Approx. 1.5 miles to Hunter Elementary School,2 miles to Rocky Mountain High School. Fire Service • Distance to Fire Station Fire Station No.2,2.6 miles • Fire Response Time Less than 5 minutes • Resource Reliability 76%-does meet the targeted goal of 80% or greater • Risk Identification Risk Factor 2. Current resources would not be adequate to supply serve to project. • Accessibility Project meets all required access,road widths and turnaround. • Special/resource needs Project will not require an aerial device; cannot meet this need in the required timeframe if a truck company is required. Closest truck company is 13 minutes travel time. Page 2 Meridian City Council Meeting Agenda June 18,2020— Page 89 of 276 Description Details Page • Water Supply Requires 1,000 gallons per minute for one hour,may be less if buildings are fully sprinklered. Police Service No comments submitted. West Ada School District No comments submitted. Wastewater • Distance to Sewer Services Directly adjacent in N.Black Cat Road • Sewer Shed North Black Cat Trunkshed • Estimated Project Sewer ERU's See application • WRRF Declining Balance 13.91 • Project Consistent with WW Master Yes Plan/Facility Plan • Impacts/Concerns •No sewer mains in common driveways. •No manholes in common driveways or sidewalks. •Provide "to and through" sewer connection to the property to the south. Water • Distance to Water Services Located in N.Black Cat Road • Pressure Zone 1 • Estimated Project Water ERU's See application • Water Quality No concerns • Project Consistent with Water Master Plan Yes • Impacts/Concerns Modeling analysis will need to be completed at Final Plat to verify minimum fire flow pressure is met at each phase. C. Project Area Maps Future Land Use Map Aerial Map Legend 0 0 Legend 0 � Proje tLflcfl�ion ❑m __tLl: l Proj�c Loco-u� x rInTI7Rl J .w EEO ti UZI R Page 3 — Meridian City Council Meeting Agenda June 18,2020— Page 90 of 276 Zoning Map Planned Development Map Legend Legend � Pro}ect Lacaiian tl* � Pralect Lflca'ar ❑ dtt city Ljrnit R=15 — P1or+red Parcels MIN R-15 - R-8 t� l i RUT R-8 U T WN P MERU III. APPLICANT INFORMATION A. Applicant: Randy Clarno,Pinnacle Land Development,LLC—7629 E. Pinnacle Peak Rd, Ste 110 Scottsdale,AZ 85255 B. Owner: Max Steinback,Hurley Family Trust,Kenneth Arendse 4924 & 5120 N. Black Cat Rd,4644 W.Daphine Street,Meridian,ID 83646 C. Representative: Keith Nichter,Kimley-Horn and Associates Inc, 950 W. Bannock St, Boise, ID 83702 IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 5/29/2020 Radius notification mailed to properties within 300 feet 5/29/2020 Public hearing notice sign posted 6/8/2020 on site Nextdoor posting 5/27/2020 Page 4 Meridian City Council Meeting Agenda June 18,2020— Page 91 of 276 V. STAFF ANALYSIS A. Annexation: The proposed annexation area is contiguous to City annexed property and is within the Area of City Impact Boundary. To ensure the site develops as proposed by the applicant, staff is recommending a development agreement as part of the annexation approval. B. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan) This property is designated Medium Density Residential on the City's Future Land Use Map (FLUM) contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. The annexation area is near existing public services and not on the periphery of corporate city limits; existing City of Meridian zoning and development is directly adjacent to the west, north and nearby to the east. The proposed land use of single family residential is consistent with the recommended uses in the FL UM designation. The proposed project has a gross density of 4.3 du/ac, meeting the required density range listed above. Therefore, Staff finds the proposed preliminary plat and requested R-8 zoning district to be generally consistent with the Future Land Use Map designation of Medium Density Residential. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section IX.A. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. Comprehensive Plan Policies (https:llwww.meridiancity.or /g complan): The following Comprehensive Plan Policies are applicable to this development: • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents." (2.01.02D) The proposed medium density single-family detached homes will contribute to the variety of residential categories in the City; however, there is no variety in housing types proposed within the development. The FL UM recommends densities of between 3 and 8 dwelling units per acre. Given this density recommendation, likely any resulting housing would be of the single-family detached type. • "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 5'sidewalks on both sides of all local roads, a S'detached sidewalk along Black Cat Rd, and 6'wide pathways within the central common open Page 5 Meridian City Council Meeting Agenda June 18,2020— Page 92 of 276 space. This will result in multi-modal routes both to the development and within the development. The central park amenity shown in Lot 9 consists of a small pond, a gazebo and several pathways. At present, the pond cuts off walkway access in the middle of Block 3. It is staff's opinion that connecting the two pathways along the pond would result in more useable space. Staff has added this as a recommended condition of approval. • "Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity." (2.02.011)) Attached sidewalks are proposed on both side of all streets. Sidewalks will be completed to the terminus of stub streets at the east and south which would connect to any future development. A 5'detached sidewalk is proposed along the length of the development paralleling Black Cat Road. • "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 along Black Cat Road and can be extended by the developer with development in accord with UDC 11-3A-21. • Ensure that new development within existing residential neighborhoods is cohesive and complementary in design and construction. (2.02.02F) To the west of the subject property is the Jump Creek Subdivision, zoned R-8 (same as this proposal) with lot sizes of approximately 6,000 square feet (similar sizes as what is proposed with this plat). North of the property is single family residential zoned R- 4. South of the property is vacant land, and east of the property is rural residential zoned RUT in Ada County. The areas that have developed in the vicinity of the subject property thus far have been comparable in zoning and lot sizes. This development proposes architecture consisting of one and two story homes with pitched roofs, stone bases and/or lap siding very similar to what has been constructed in the Jump Creek Subdivision. The landscape buffer and 5'detached pathway shown on the landscape plan is comparable to the improved stretch of Black Cat Road along the Jump Street Subdivision. The proposed single-family residential development and site design should be compatible with existing residential uses. In order to ensure compatibility and quality of design, staff recommends a condition that the rear and/or sides of 2-story structures on Lots 11-21, Block I and Lots 2-6, Block 2 that face N. Black Cat Road shall incorporate articulation through changes in two or more of the following: modulation (e.g.projections, recesses, step-backs, pop-outs), bays, banding,porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines. Single- story structures are exempt from this requirement. Planning approval will be required at time of building permit. Page 6 — Meridian City Council Meeting Agenda June 18,2020— Page 93 of 276 C. Existing Structures/Site Improvements: The subject property consists of three lots. There is an existing single-family residence on each lot. These will be removed. D. Proposed Use Analysis: Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning districts in UDC Table 11-2A-2. E. Dimensional Standards (UDC 11-2): All proposed lots and public streets appear to meet UDC dimensional standards per the submitted preliminary plat. This includes property sizes, required street frontages, and road widths. Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3, including but not limited to streets, common driveways and block face. In addition, all subdivision developments are also required to comply with Subdivision Design and Improvement Standards (UDC I I- 6C-3) regarding common driveways. There are two (2) common driveways proposed; such driveways should be constructed in accord with the standards listed in UDC 11-6C-3D. An exhibit should be submitted with the final plat application that depicts the setbacks,fencing, building envelope, and orientation of the lots and structures accessed via the common driveway. If a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street, the driveway should be depicted on the opposite side of the shared property line from the common driveway. A perpetual ingress/egress easement shall be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. Address signage should be provided at the public street for homes accessed via the common driveways. F. Access(11-3A-3): Four accesses are proposed. The western access is to N. Black Cat Road (Minor Arterial) from Daphine Street(local road) and the eastern access is to McMillan Road(Minor Arterial) via Daphine Street and N. Joy Street(local roads). There are two stub streets shown. ACHD reviewed this proposal and in a staff report dated May 1, 2020 stated the project is anticipated to generate approximately 613 additional trips per day, with 65 additional trips during the PM peak hour. Black Cat Road, a minor arterial, is presently improved with two travel lanes. ACHD intends to expand it to three lanes between 2026 and 2030. There is no curb, gutter or sidewalk on the east side along the subject property although it is improved with detached sidewalk on the west. Existing right-of-way is approximately 29 feet from centerline to the subject property. The applicant proposes to dedicate 19 additional feet of right-of-way to centerline and construct a 5'detached sidewalk in this area. Page 7 — Meridian City Council Meeting Agenda June 18,2020— Page 94 of 276 Daphne Street is presently built to 26 feet wide in a 50'right-of-way without curb, gutter or sidewalk. The applicant proposes to vacate approximately 275 feet of Daphne at the center of the proposed development to locate an approximately 1.6 acre park and pond in this area. At the east and west of this park, Daphne will be built to 33 feet in width with rolled curb, gutter and 5 foot attached sidewalk. ACHD has not expressed concerns regarding the proposed vacation. City Council is a recommending body on the vacation request. Two stub streets are proposed. Avilla Drive will stub to the east, and Eynsford Ave will stub to the south. All roads within this proposed development will be local roads built to the same standards as Daphne Street. During the November 7, 2019 Pre-Application Meeting, staff recommended that a stub street should be provided to the north from Avilla Drive through Block 1. This is to allow future access from the property at 5230 N. Black Cat Rd if it were to redevelop in the future. This access is not provided. Staff is recommending this as a condition of approval. W. McMillan Road, a minor arterial, is intended to be widened from two to three lanes by 2035. A roundabout is planned for the McMillan/Black Cat intersection. W. McMillan Road is not part of this development. Meridian Fire has stated the project meets all required access, road widths and turnarounds. ACHD has stated they support the road network and improvements as proposed. G. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. Future development should comply with these standards. No parking plan was submitted with the application. H. Pathways (UDC 11-3A-8): Several pathways are proposed with this development. At the center of the development is a common lot containing a park and a pond(Lot 9 Block 3). There is an approximately 295'long pathway north of the pond in this common lot. There is an east/west pathway south of the pond. Sidewalks are proposed on both sides of all roads within the development. The applicant is requesting an open water pond be credited toward their qualifying open space (as is discussed below). For full credit, staff recommends the northern and southern pathways connect along the pond to produce a more inviting and useable area. The applicant has submitted conceptual exhibits to demonstrate the alignment and distances. All pathways will be required to meet the requirements of section 11-3A-8 of the UDC. Page 8 Meridian City Council Meeting Agenda June 18,2020— Page 95 of 276 I. Sidewalks(UDC 11-3A-17): Attached sidewalks are proposed along internal streets in accord with the standards listed in UDC 11-3A-17. I Parkways (UDC 11-3A-17): No parkways are proposed with this plat. K. Landscaping(UDC 11-3B): The development proposes approximately 108,000 sf of open space, which is 16.5%of the total area. This includes a 25'wide buffer along Black Cat Road as required for arterial streets, 20'wide landscape strips on either side of Daphne Street, and a central open space and park with a water feature shown as Lot 9. With a length of 988 feet, 28 trees would be required within the Black Cat Road Buffer. The landscape plan proposes 34 trees. The buffer appears to comply with UDC 11-2A-6. L. Qualified Open Space (UDC 11-3G): The applicant proposes 11.5%of qualified open space. This includes a central park within Lot 9, Block 3 (including a .42-acre pond) and the.54-acre arterial landscape buffer which is being given % credit per the UDC. The pond is 24%of the total qualified open space, which meets the 25%maximum of UDC 11-3G-3D. As is required to count the pond as qualified open space, it is proposed to be developed with an amenity consisting of a shade structure and several benches. The landscaping as proposed meets the minimum requirements of 11-3B. As mentioned in the "Pathways"Section above, staff recommends the northern and southern pathways connect along the pond to produce a more inviting and useable area. M. Qualified Site Amenities (UDC 11-3G): Based on the area of the proposed plat(15.4 acres), a minimum of one (1) qualified site amenity is required to be provided per the standards listed in UDC 11-3G-3C. The applicant has proposed one (1) qualified amenity, a pond and shade structure with a seat wall and several benches. There are pathways that intersect in this area. The amenity meets the minimum requirements of UDC 11-3G. N. Tree preservation(11-3B-10) The applicant proposes to remove 93 trees (1,367 cal. inches) that will require mitigation. The applicant has committed to working with the City Arborist prior to removal. Staff is recommending a condition that the applicant submit a tree mitigation plan at time of final plat. This mitigation plan shall indicate the total number and caliper inches of trees proposed for removal and the total number of replacement trees proposed. O. Waterways(UDC 11-3A-6): The existing Beach Lateral parallels the western property line along Black Cat Road. This ditch is required to be piped as indicated by UDC 11-3A-6. Page 9 Meridian City Council Meeting Agenda June 18,2020— Page 96 of 276 P. Fencing(UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-6C and 11-3A- 7. Fencing is shown on the landscape plan and consists of 6' high solid vinyl fencing around the entire perimeter of the development (including along Black Cat Road, and 5' open style lattice top fencing along the common areas. There are several areas within Lot 9 (the common area) where closed style fencing is shown. UDC 11-3A-7 requires any fencing abutting pathways and open space to be open style. Q. Utilities (UDC 11-3A-21): Public services are available to accommodate the proposed development. All lots within the subdivision will be provided domestic water and sanitary sewer service by the City via extensions available along N. Black Cat Road. Irrigation will be provided by Settlers Irrigation District via the Beach Lateral. The Beach Lateral is not a constant delivery system so a pump and pond will be constructed for water storage. The pond is being developed as a landscape feature. R. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant has submitted sample elevations of the single-family homes for this project(see Section VIII). The single-family homes are depicted as two-story structures with two-car garages, and a variety of finish materials with stone and lap-siding combinations. The submitted sample elevations appear to meet design requirements for single-family homes and use consistent architecture as the homes across N. Black Cat Road in the Jump Creek Subdivision. As mentioned in the Comprehensive Plan section above, a condition of approval is being recommended in regard to planning review of homes visible from N. Black Cat Road. S.Right-of-Way Vacation The applicant is proposing to vacate approximately 275 feet of Daphne Street to configure the central park and open space in the center of the development. Proposed internal roads will route traffic around the park. This section of Daphne Street is not needed for access. Therefore, staff is supportive of vacating the ROW. However,per City Code, the City Council is only a recommending body on the vacation request; final approval is subject to ACHD approval. ACHD has noted a separate application will be required and the vacation should be completed prior to final plat approval. If the vacation is ultimately not approved, the plat as currently presented must be revised. VI. DECISION A. Staff: Staff recommends approval of the requested annexation and zoning with the requirement of a Development Agreement and approval of the requested preliminary plat with the conditions noted in Section IX. per the Findings in Section X. Page 10 — Meridian City Council Meeting Agenda June 18,2020— Page 97 of 276 VII. EXHIBITS A. Preliminary Plat(date: 3/2/2020) Mur4t WASS GAP AT h%[' Uz OF f }} 9F SE,27.TO.RIA' a16.7Y 91s7Y{1E O56,f 969yFi1 2Y Ed Y' 7C• sd Sx 90' atocx r �I ,I iG �I 9 -1 � zl � �, s =I s �, ; �I s �I 2 -1 1 — B70 T d!.17 1F 5071 SF i!85 W a,}}7 IF »{a 5F 74'n%F 66V W --6�SF {9@T SF Yli7 IF n —W—� — sY� dE �d' Sa 5a• Ir oo' slr a aU sn I 12 ns_ 3294 5F / 1�1 13 . ca'•. hSn 3F� �'F 2 6 9F 'YI S+I�IF i --- ®�Y III. 112' " I$ 9 $I � pax� 7444 3F II J474� ii ley i Ed7d W 11F , i 11Y ' —— I I „C I Sjj $ $ 5R I aL17 M 1 Sf p¢ GL�€2 1 d54p SF UN- I- 7&O7 S"— wx IF �7` T I `JIO1 r _ 7118.W 11c, }1 W SF I 5P06 IF TMI R fM C IF h I __ SI I6. I� a7Bs SF ,12 its I 11C _' %F In �i *M SF '+ I F I 11U B!O� CR€S F+09&20]PP2S ixo SF 5KQ SF h+ saao iF I ; �F I � 5SID sr SGW Sr r M&O SF I R 5S¢SF 12 lit i 574C SF 8 14 �—I_� � �1i31:•'F J4104� 1 JSW� � 112 I I I 21 11F 11Y IL142 J^ aoso� � ,Q_ F 6F16T sF ___ F5� ,y f1APNoE ST Q1 ME s1r — — ,fs I 2 5& S %0 9F + BLOCIG 3 T I wl s xF r� Z I I iln I 7 —W I �} — i7' R i I er+ Fl J'n 1N I. 11 I.: 12 la 73 1 I 1I I 6727 iF I alst sF I—4-e2 SF I BTYYff 1= I I� FL WW Sr $ AP _ 81 I •IG b I �_, �M1 I xn)xF u. 7 aeon rF � 1 IP19 IF MG1 IF T illy I n 7' � ! 1IYr _I 9 �I 14 9 17 I d7Q0�m9iLOClCa SF IF�es36D If #S iF III N I �G1PW Ax .YLl „u q I SOS'I a's2g en.nc' M 1 APk_ SL4273M.W Ir I AT&w BRAS"CJP 1 'k '' WC]7.T4{Pn NL Meridian City Council Meeting Agenda June 18,2020— Page 98 of 276 B. Landscape Plan(date: 2/20/2020) ;:'.. , k ' 4 45 - 44 � 48 � 41Z 41 i 44 � W 76 1 97 1 00 1 M • r I I 34 I SLacK s rt I a2 ± — -4 � �;•ry• -- -- rtl I - 3a •. 'I I G7 #4 23 el 'a L.'. �..fit+ �• J T �'�' 7Y MCST • �''•,� .`.lam �l x.\. - __ - _- .. i �L�R:YE 7 24 I 4'•.Jy J' � M1•- - -rwrar�_ #+�`' I OLOC�f� E _ 21 I Page 12 — Meridian City Council Meeting Agenda June 18,2020— Page 99 of 276 C. Amenities Comm Commun Iy Shy StructurelPicnic Area Ramada: b Manufacturer_ Classic Recreation G}stem s b Model: Charleston f Size: 21'x 2T b MatL-Hal: Sw-el • -Cdc�r 'Coc4 Jade Green (roof) and 'Jet Black' frame) Conn iun Pored (Examiple Glum Seat WalI (Example) Page 13 — Meridian City Council Meeting Agenda June 18,2020— Page 100 of 276 D. Elevations �7- AA •a ~} lei _ ■■■ ■ Page 14 Meridian City Council Meeting Agenda June 18,2020— Page 101 of 276 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. i. The Development Agreement shall require the rear and/or sides of 2-story structures on Lots 11-21,Block 1 and Lots 2-6, Block 2 that face N.Black Cat Road to incorporate articulation through changes in two or more of the following: modulation(e.g. projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. Planning approval will be required at time of building permit. 2. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan and conceptual building elevations for the single-family dwellings included in Section VIII and the provisions contained herein. 3. This approval is based upon ACHD vacating the requested section of Daphne St. 4. The plat included in Section VII, dated 3/2/2020, shall be revised as follows prior to submittal of the final plat application: i. A stub street shall be provided to the north from Avilla Drive through Block 1. This is to allow future access from the property at 5230 N. Black Cat Rd if it were to redevelop in the future. 5. The landscape plan included in Section VII.C, dated 2/2/2020, shall be revised as follows prior to submittal of the final plat application: a. The northern and southern pathways shall connect at the pond to result in a continuous pathway along the pond. b. Sitting and passive recreation areas shall be depicted on the landscape plan. c. The fencing shown in Block 9 shall be revised to be open style as required per UDC 1I- 3A-7. 6. The applicant will submit a tree mitigation plan at time of final plat. This mitigation plan shall indicate the total number and caliper inches of trees proposed for removal and the total number of replacement trees proposed. 7. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2A-6 for all buildable lots. 8. The applicant shall comply with all provisions of 11-3A-3 with regard to access to streets. Page 15 Meridian City Council Meeting Agenda June 18,2020— Page 102 of 276 9. The development shall comply with standards and installation for landscaping as set forth in UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13. 10. The plat shall comply with the provisions for irrigation ditches, laterals,canals and/or drainage courses, as set forth in UDC 11-3A-6. 11. Pathway and adjoining fencings and landscaping shall be constructed consistent with the standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-3B-12C. 12. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,blocks, street buffers, and mailbox placement. 13. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 13. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway shall be depicted on the opposite side of the shared property line from the common driveway as set forth in UDC 11- 6C-3D. 14. For the common driveway that serves a dual purpose(i.e. driveway/emergency access), signage shall be provided to notify residents that the common driveway is a no parking zone. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 No sanitary sewer mainlines are allowed in the common driveways. 1.2 No sanitary sewer manholes are allowed in common driveways or sidewalks. 1.3 No dead-end water mainlines are allowed in common driveways. 1.3 Provide a"to and through" sanitary sewer mainline connection to the property to the south. 1.4 Modeling analysis must be completed at Final Plat to verify minimum fire flow pressure is met at each phase. 1.5 The geotechnical investigative report prepared by AllWest indicates some very specific construction considerations. The applicant shall be responsible for the adherence of these recommendations to help ensure that groundwater does not become a problem within crawlspaces of homes. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. Page 16 — Meridian City Council Meeting Agenda June 18,2020— Page 103 of 276 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x 11"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B.Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities, etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. Page 17 Meridian City Council Meeting Agenda June 18,2020— Page 104 of 276 2.12 Applicant shall be required to pay Public Works development plan review,and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. Page 18 — Meridian City Council Meeting Agenda June 18,2020— Page 105 of 276 C. ACHD https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=186071&dbid=0&r0o=MeridianC ky D. MERIDIAN FIRE DEPARTMENT(MFD) https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=186071&dbid=0&repo=MeridianC ky E. COMPASS https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=188452&dbid=0&repo=Meridian C hty F. DEPARTMENT OF ENVIRONMENTAL QUALITY https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=186718&dbid=0&r0o=MeridianC IX. FINDINGS A.Annexation and/or Rezone(UDC 11-5B-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds annexation of the subject site with an R-8 zoning designation is consistent with the Comprehensive Plan MDR FL UM designation for this property if the Applicant complies with the provisions in Section VIII. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the lot sizes proposed combined with the housing types proposed will be consistent with the purpose statement of the residential districts in that a range of housing opportunities will be provided consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning map amendment should not be detrimental to the public health, safety, or welfare. Staff recommends the Commission and Council consider any oral or written testimony that may be provided when determining this finding. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation(as applicable)is in the best interest of city Page 19 Meridian City Council Meeting Agenda June 18,2020— Page 106 of 276 Staff ,finds the proposed annexation is in the best interest of the City if the property is developed in accord with the provisions in Section VIII. B.Preliminary Plat(UDC 11-6B-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15- 2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Staff finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section IX. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff 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; Staff finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's CIR 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Stafffinds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8- 30-2005, eff. 9-15-2005) Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. Page 20 — Meridian City Council Meeting Agenda June 18,2020— Page 107 of 276 CiWE IDIAN�-- ITEM SHEET Council Agenda Item -4.13. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Quartet Northeast (H-2020-0017) by Brighton Development, Inc., Located at 4020 &4340 N. Black Cat Rd. Click Here for Application Materials Click Here to Sign Up to Testify at Hearing ATTACHMENTS: ype Uploa Staff Report Staff Report 6/16/2020 Meridian City Council Meeting Agenda June 18,2020— Page 108 of 276 STAFF REPORT lc� w COMMUNITY DEVELOPMENT DEPARTMENT HEARING 6/18/2020 Legend DATE: ��Project Lacfl�iar TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner i 208-884-5533 SUBJECT: H-2020-0017 Quartet Northeast H-2020-0018 Quartet Southeast LOCATION: 4020&4340 N. Black Cat Rd. [Parcels: #S0434233652; SO434244210; 50434233920; S0434325860 (partial), in the west 1/4 of Section 34,TAN.,RAW.] - 1 I. PROJECT DESCRIPTION Quartet Northeast(NE): Annexation of a total of 68.73 acres of land with R-8 (48.42 acres) and C-G(20.31 acres); and Preliminary Plat consisting of 137 buildable lots (136 residential and 1 commercial), 19 common lots,and 2 other lots on 66.52 acres of land in the R-8 and C-G zoning districts. Quartet Southeast(SE): Annexation of a total of 22.26 acres of land with an R-8 zoning district,by Brighton Development,Inc.; and Preliminary plat consisting of 50 buildable lots and 10 common lots on 19.92 acres of land in the R-8 zoning district.Note:A property boundary adjustment application is currently in process with Ada County that will reconfigure the boundary of this property consistent with the Record of Survey(ROS) shown in Section VIII.A; the Applicant anticipates this application will be approved and the ROS recorded prior to the City Council hearing. Therefore, the annexation andplat boundaries are based on the boundary shown on the ROS and not the current parcel configuration shown on the maps included in this report. Because NMID owns the land where the Five Mile Creek is located which lies between the two properties proposed for development and does not wish for their land to be included in the subdivision, two (2)separate preliminary plat applications are required. Because the site is being developed as one overall property, one staff report has been prepared for both projects which includes analysis for each individual plat as well as for the overall development. The overall annexation area includes the Five Mile Creek as zoning goes to the centerline of waterways. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 66.52(NE)+ 19.92(SE)=86.44 acres(overall) Existing/Proposed Zoning RUT in Ada County(existing);R-8 and C-G(proposed) Pagel - Meridian City Council Meeting Agenda June 18,2020— Page 109 of 276 Description Details I Page Future Land Use Designation Medium Density Residential(MDR)(3-8 units/acre)(50+/-acres)&Mixed Use—Non-Residential(MU-NR)(41+/-acres) Existing Land Use(s) Rural residential/agricultural Proposed Land Use(s) Single-family residential(SFR),commercial Lots(#and type;bldg./common) 186 residential buildable lots; 1 commercial buildable lot;29 common lots; and 2 other lots for shared driveways Phasing Plan(#of phases) 3 phases(overall between both subdivision) Number of Residential Units(type 186 detached SFR homes of units) Density(gross&net) NE:2.93 units/acre(gross);4.73 units/acre(net) SE:2.51 units/acre(gross);4.86 units/acre(net) NE&SE(overall): 2.8 units/acre(gross);4.76 units/acre(net) Open Space(acres,total NE: 7.6 acres [%]/buffer/qualified) SE: 3.4 acres NE&SE(overall): 11 acres(or 13%) Amenities Swimming pool,multi-use pathways,an additional 2.36+acres qualified open space beyond the minimum required and a tot lot with children's play equipment. Physical Features(waterways, Land containing the Five Mile Creek bisects the two(2)preliminary plats;a hazards,flood plain,hillside) portion of the site is within the floodplain in an approximate(A)zone. The Creason Lateral runs along the eastern portion of the north boundary of Quartet Northeast subdivision. Neighborhood meeting date;#of 1/21/20;9 attendees attendees: History(previous approvals) None B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action (yes/no) Traffic Impact Study(yes/no) Yes Access Two(2)accesses(Bell Tower Dr.,a local street&San Remo St.,a collector street) (Arterial/Collectors/State are proposed via N.Black Cat Rd.,an arterial street. Hwy/Local)(Existing and Black Cat Rd.is currently improved with 2-travel lanes and no curb,gutter or Proposed) sidewalk abutting the site.There is 50-70'of ROW for Black Cat Rd. (17-20' from centerline). Traffic Level of Service Better than"D"(Acceptable level of service is"E") Stub (1)collector and(1)local stub street is proposed to the north and(1)local stub Street/Interconnectivity/Cross street is proposed to the south to adjacent properties for future extension as Access depicted on the plat. Existing Road Network There are no existing streets within the site and no stub streets to the site;N.Black Cat Rd. exists along the west boundary of the site Existing Arterial Sidewalks/ There is no existing sidewalk or buffer along N.Black Cat Rd. ' Buffers Page 2 - Meridian City Council Meeting Agenda June 18,2020— Page 110 of 276 Description Details Page Proposed Road Capital ImprGvmne,Ybt PlAn�CIPV hA&gndad Five Ydar Work PI an ffYWP}: Improvements + �M=k Cat Road it Limbed M(ha CIP to ba wiftmd to&Ears*trm McMIllars Road to Ustick Road between 2021 and 2025 • The intargec6pn of McJulUan Rued and E3iack Cat Rand is Iisled in the CIP to be eeccmetr Cted as a mulll•iane mundaboul wdh 4-lanes on the wrth leg.4-lanes an the south,2•lenes oast, and 24anes on the west Eeg,anil nxoorrstruclad trettveen 202B end 2030. The mnE&sacbm of UsLm%Road and Black Cat Road Is Fasted In the C IP to be reconstructed as a dual4ane roundabout with 44anes an the rwrih leg,daanas an the south,44anes easy and 44anes an the west log.sno reoonslrudad berwoen 2021 ana 2025. A dedicated northbound right-turn lane&dedicated southbound left-turn lane is required to be constructed on Black Cat Rd.at Bell Tower Dr. &San Remo St. as recommended in the TIS. Fire Service • Distance to Fire Station 2 miles • Fire Response Time Falls within 5 minute response time goal - • Resource Reliability 76%-target goal is 80%or greater—does not meet the targeted goal • Risk Identification 2—current resources would not be adequate to supply service to this project • Accessibility Project meets all required access,road widths and turnarounds. • Special/resource needs Project will require an aerial device;response time is 12 minutes travel time- can't meet this need in the required timeframe if a truck company is required. • Water Supply Requires 1,000 gallons per minute for one hour,may be less if buildings are fully sprinklered. • Other Resources Police Service • Distance to Police 6.5 miles Station • Police Response Time Just under 5 minutes from Police Dept.;response time goal for emergencies is 3-5 minutes. • Calls for Service 283 (within a mile of site between 3/l/2019-2/29/2020) • Accessibility No concerns • Specialty/resource needs No additional resources are required at this time. • Crimes 28(within a mile of site between 3/l/2019-2/29/2020) • Crashes 19(within a mile of site between 3/l/2019-2/29/2020) • Other The MPD can provide service if this development is approved as they already serve this area. West Ada School District • Distance(elem,ins,hs) No comments were received • Capacity of Schools • #of Students Enrolled Wastewater • Distance to Sewer Directly adjacent Services • Sewer Shed North Black Cat Trunk Shed • Estimated Project Sewer See application ERU's • WRRF Declining 13.92 Balance • Project Consistent with Yes WW Master Plan/Facility Plan • Impacts/Concerns Applicant to ensure that the depths of the sanitary sewer allows for service of the property to the SE of Quartet Northeast per the Meridian Wastewater Master Plan. Page 3 Meridian City Council Meeting Agenda June 18,2020— Page 111 of 276 Water • Distance to Water Directly adjacent Services • Pressure Zone 1 • Estimated Project Water See application ERU's • Water Quality None • Project Consistent with Yes Water Master Plan • Impacts/Concerns The water main in N.Joy Way(furthest east road)should be a 12-inch.In addition,the water main in N.Joy Way will need to continue south through Quartet Southeast to provide a second connection out to Black Cat Rd.with the first phase of the development. C. Project Area Maps Future Land Use Map Aerial Map Legend 0 Legend � Proec- Lacs=or MU-C Ncjac;Locafian l � I I8er R F r� iaennU Page 4 - Meridian City Council Meeting Agenda June 18,2020- Page 112 of 276 Zoning Map Planned Development Map Legend C-00 -Legend -- 0 0 ff ff Proyect Lacainon IetProject Laca'or R- i Ci9y LlrniEs R-1 _ +- I — Planned Parcels R- R-N R- RU T' - R- C: L - R x---- RU R- R9 R'' III. APPLICANT INFORMATION A. Applicant: Brighton Development, Inc.—2929 W.Navigator#400,Meridian, ID 83642 B. Owner: Quenzer Farms, LLLP—3680 N. Black Cat Rd.,Meridian, ID 83646 C. Representative: Michael D. Wardle,Brighton Corporation—2929 W.Navigator#400,Meridian,ID 83642 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Notification published in newspaper 5/29/2020 Notification mailed to property owners within 300 feet 5/26/2020 Applicant posted public hearing notice on site 4/22/2020 Nextdoor posting 5/27/2020 V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan) Land Use: The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates the western 50+/-acres of the property as Medium Density Residential(MDR)and the eastern 41+/-acres as Mixed Use— Non-Residential(MU-NR). A City Park is also conceptually designated on the FLUM in this general area. Page 5 Meridian City Council Meeting Agenda June 18,2020— Page 113 of 276 The MDR designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre. The purpose of the MU-NR designation is to designate areas where new residential dwellings will not be permitted, as residential uses are not compatible with the planned and/or existing uses in these areas. For example, MU-NR areas are used near the City's Wastewater Resource Recovery Facility and where there are heavy industrial or other hazardous operations that need to be buffered from residential. Developments are encouraged to be designed similar to the conceptual MU-NR plan depicted in Figure 3E in the Comprehensive Plan(see page 3-18). Transportation: The Master Street Map(MSM) depicts a collector street from W. McMillan Rd. to the project's north boundary near the northeast corner of the site and a multi-lane roundabout at the mid-mile on Black Cat Rd. The Map depicts a future east/west collector street near the half mile on the west side of Black Cat. A collector street(San Remo St./N. Joy Way)is proposed from N. Black Cat Rd. to the north boundary in accord with the MSM. ACHD is not requiring a roundabout be constructed at this time as they feel it's not warranted based on the Traffic Impact Study(TIS) although additional right-of-way(ROW) is required to be dedicated to accommodate the future construction of the multi-lane roundabout. Proposed Development: The Applicant proposes to develop 66.35 acres of the subject overall property with 186 single-family detached dwelling units at an overall gross density of 2.8 units per acre; and 20.09 acres with non-residential/commercial uses to be determined in the future consistent with the FLUM. The eastern 18 acre residential portion of Quartet Northeast is located within the MU-NR designated area,which is a non-residential designated area that provides approximately a'/4 mile separation and buffer to the City's wastewater facility.Because the FLUM is not parcel specific,the Applicant requests the MDR designation on the western portion of the property is extended to the collector street(N.Joy Way), which bisects the eastern portion of the property.The portion of the property east of the collector street is proposed to be zoned C-G and developed with non-residential/commercial uses. Because the collector street will provide a"break"to future non-residential/commercial uses similar to that shown on the concept diagram for MU-NR designated areas included in the Comprehensive Plan (see Figure 3E on pg.3-18), Staff is amenable to this proposal if deemed appropriate by City Council. Staff does have concerns with residential uses in such close proximity to the Wastewater facility as foul odors are a concern in this area,thus the reason for the"non-residential"designation.For this reason, residential may not be a compatible use in this area.City Council should make this determination.Note: The Public Work's Dept. anticipates doing a noise%dor study later this year to determine the current impacts of the facility on adjacent properties, which may change the boundary of the MU-NR designated area. The Park's Dept. is not pursuing a City park in this location at this time; however,the non- residential/commercial lot(Lot 1,Block 14) on the east side of the collector street adjacent to the wastewater facility may be considered for a potential park site with a future development application on that property. Prior to any development occurring on this lot,the Applicant should coordinate with the Park's Department to determine if a City park is needed in this area. The following Comprehensive Plan Policies are applicable to this development: • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) Only one housing type is proposed in this development (i.e. single-family detached). The residential developments in this vicinity also contain standard single-family detached homes. Because this site is in close proximity to the City's Wastewater Resource Recovery Facility, Staff does not recommend a mix of housing types is provided as it would likely increase the density in this area, which is not desired. Page 6 Meridian City Council Meeting Agenda June 18,2020— Page 114 of 276 • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval,and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer service is available and can be extended by the developer with development in accord with UDC 11-3A-21. • "Avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City."(2.01.01 G) Only one housing type is proposed in this development(i.e. single-family detached); the minimum lot size proposed is 6,866 with an average lot size of 9,145 square feet, which will accommodate a variety of housing styles consisting of I-and 2-story units. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed single-family residential development is compatible with other residential and agricultural uses in the area; the future non-residential/commercial development should be compatible with the existing Wastewater facility to the southeast. The proposed residential uses in the MU-NR designated area may not be compatible with the Wastewater facility. The Public Work's Dept. anticipates doing a noise%dor study later this year to determine the current impacts of the facility on adjacent properties, which may change the boundary of the MU-NR designated area. • "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) Segments of the City's multi-use pathway system are proposed off-site along the north boundary of the Five Mile Creek and along the east side of the proposed collector street in accord with the Pathways Master Plan. Detached sidewalks are proposed along the arterial and collector streets for safe pedestrian access. Usable open space and quality amenities are proposed(see detailed analysis below in Section VI.B). • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems;services are proposed to be provided to and though this development in accord with current City plans. • "Discourage residential land uses in close proximity to the Wastewater Resource Recovery Facility,the Intermountain Gas Facility on Can-Ada Road, and other incompatible land uses." (3.06.02E) The eastern 18 acre portion of the site in Quartet Northeast is within the MU-NR designated area on the FL UM, which is in close proximity to the wastewater facility. The expansion of residential uses in this area may not be compatible with the wastewater facility due to odors associated with the facility. • "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe."(2.02.02) The proposed project is located in part of a larger "enclave"around the City's wastewater facility; development of this property will assist in maximizing public services. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Page 7 Meridian City Council Meeting Agenda June 18,2020— Page 115 of 276 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 generally consistent with the City's vision in terms that medium density residential and non-residential uses are proposed;public services can be provided and infrastructure will be extended with development. • "Require collectors consistent with the ACHD Master Street Map(MSM), generally at/near the mid- mile location within the Area of City Impact."(6.01.03B) A collector street(San Remo St./N.Joy Way) is proposed from N. Black Cat Rd. that stubs to the north for future extension to McMillan Rd in accord with the MSM, which depicts a collector street from McMillan Rd. to the northeast corner of the proposed residential development. • "Plan for and allow land uses surrounding the Wastewater Resource Recovery Facility that reduce human exposure to odors."(4.10.01A) The residential uses proposed on 18 acres in Quartet Northeast in the MU-NR designated area may expose humans to odors associated with the wastewater facility. • "Coordinate with developers, irrigation districts,and drainage entities to implement the proposed pathway network along canals, ditches, creeks,laterals and sloughs."(3.08.02B) A 10 foot wide multi-use pathway is proposed along the north side of the Five Mile Creek adjacent to the south boundary of the Quartet Northeast preliminary plat on NMID's property. • "Slow the outward progression of the City's limits by discouraging fringe area development; encourage development of vacant or underutilized parcels currently within City limits."(4.05.03B) The proposed project is in a larger enclave area around the City's wastewater facility and is not on the fringe. Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan in regard to land use, density and transportation if City Council determines an extension of the MDR designation on the abutting 18 acres of land to the east is appropriate for the area currently designated MU- NR. VI. UNIFIED DEVELOPMENT CODE ANALYSIS UD A. Annexation&Zoning: The Applicant proposes to annex a total of 90.99 acres of land between the two subdivisions with R-8 (70.68 acres)and C-G(20.31 acres) zoning consistent with the associated MDR and MU-NR FLUM designations in the Comprehensive Plan as discussed above in Section V. At the request of the City,the Applicant included the 0.97 acre out-parcel at the southwest corner of the Quartet Northeast subdivision where a sewer lift station is located in the annexation boundary. The single-family residential and future non-residential/commercial uses planned to develop on this site are consistent with uses desired in this area as discussed above in Section V. A conceptual development plan was not submitted for the non-residential/commercial lot proposed to be zoned C-G;the Applicant states this lot will be the subject of future discussion with the City regarding a potential park site as depicted on the FLUM or consideration of other potential buffer uses determined by the results of the Public Work's noise/odor study. Page 8 Meridian City Council Meeting Agenda June 18,2020— Page 116 of 276 The annexation area is within the Area of City Impact Boundary(AOCI). Legal descriptions for the annexation area are included in Section VIII.B; separate descriptions were submitted for each of the preliminary plat applications. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application,staff recommends a DA as a provision of annexation with the provisions included in Section IX.The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. The Record of Survey depicted in Section VIII.A should be approved by Ada County and recorded prior to approval of the annexation ordinance and the Development Agreement for this project. Additionally,as a provision of the Development Agreement,Staff recommends the Applicant is required to coordinate with the Park's Dept.prior to development of the C-G zoned portion of the site on the east side of the collector street to determine if a City park is needed in that area. B. Preliminary Plat: Two separate preliminary plats, Quartet Northeast and Quartet Southeast, are proposed due to land owned by NMID containing the Five Mile Creek bisecting the two properties. Because both plats are proposed to develop and be marketed as one overall project, Staffs analysis is based on the overall project. Quartet Northeast consists of 137 buildable lots(136 residential and 1 commercial), 19 common lots,and 2 other lots on 66.52 acres of land in the R-8 and C-G zoning districts; and Quartet Southeast consists of 50 buildable lots and 10 common lots on 19.92 acres of land in the R-8 zoning district. Overall, a total of 186 residential buildable lots, 1 commercial buildable lot,29 common lots and 2 other lots are proposed between the two subdivisions. The minimum lot size proposed overall is 6,866 square feet(s.f.)with an average lot size of 9,145 s.£.;the gross density overall is 2.8 units/acre with a net density of 4.76 units/acre. The subdivision is proposed to develop in three(3)phases as depicted on the plat(see Section VIII.C). The first two phases are located along N. Black Cat Rd.with the third and final phase on the eastern portion of the site. Existing Structures/Site Improvements: There is one existing home and accessory structures within the boundary of each preliminary plat that are proposed to remain on Lot 11,Block 7, Quartet Southeast and Lot 2,Block 1, Quartet Northeast subdivision. All existing accessory structures that don't comply with the setback standards listed in UDC Table 11-2A-6 should be removed prior to the City Engineer's signature on the final plat on the phase in which they're located. The existing homes are required to disconnect from private service and hook up to City water and sewer service within 60 days of such services becoming available as set forth in MCC 9-1-4 and 9-4-8 respectively.Existing wells may be used for irrigation purposes only. The addresses of these homes will also be subject to change with subdivision of the property. Proposed Use Analysis: Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2.Allowed uses in the C-G district are listed in UDC Table 11-2B-2. Although some residential uses are allowed in the C-G zoning district per UDC Table 11-2B-2, Staff recommends as a provision of the DA that no residential uses be developed on the non- residential/commercial C-G zoned lot on the east side of the collector street,including but not limited to, a multi-family development, a vertically integrated residential project,and/or a nursing/residential care facility unless a subsequent Noise and Odor Study conducted by the City determines residential uses are appropriate in that area. Page 9 Meridian City Council Meeting Agenda June 18,2020— Page 117 of 276 Dimensional Standards (UDC 11-2): Development of the subject property is required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district and 11-2B-3 for the C-G district. Subdivision Design and Improvement Standards (UDC 11-6C-3) Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3, including but not limited to streets, common driveways and easements. There are two(2)common driveways proposed on common lots(i.e. Lots 10 and 16,Block 1); such driveways should be constructed in accord with the standards listed in UDC 11-6C-3D. A perpetual ingress/egress easement 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. An exhibit should be submitted with the final plat application that depicts the setbacks,fencing, building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway should be depicted on the opposite side of the shared property line from the common driveway.Address signage should be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. Access(UDC 11-3A-3) One(1)collector street(San Remo St./N.Joy Way)access is proposed in Quartet Southeast and one(1) local street access is proposed in Quartet Northeast via N. Black Cat Rd. The collector street is proposed to stub to the north at the northeast corner of the site for future extension to W. McMillan Rd. Local stub streets are proposed to the north and south to adjacent properties for future extension as depicted on the preliminary plats in Section VIII.C. Direct lot access via the arterial(Black Cat Rd.) and collector(San Remo St/N. Joy Way) streets is prohibited;the existing access via Black Cat Rd. for the home proposed to remain on Lot 2,Block 1 Quartet Northeast subdivision shall be removed and access taken from Belitower Dr. The bridge across the Five Mile Creek and the gravel fire access road from Black Cat Rd.in the location where the collector street is proposed is required to be constructed for emergency access for any development over 30 homes/lots as approved by the Fire Department. Because N.Joy Way is proposed to stub at the north boundary and is longer than 150' without a Fire Department approved turn around,the Fire Dept. requests a Type III barricade is placed at the intersection of N.Joy Way and Grand Rapids Dr.to prevent access until the street is extended in the future.The construction drawings should be revised to include this change.As an alternative to a barricade, a Fire Dept. approved turnaround could be provided at the end of the collector street. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. Future development should comply with these standards. Parking for non-residential uses is required per the standards listed in UDC 11-3C-6B.1. Pathways(UDC 11-3A-8): The Pathways Master Plan depicts a segment of the City's multi-use pathway system along the north side of the Five Mile Creek; and along the north and a short portion of the east side of the Quartet Northeast property. The Applicant proposes to construct an off-site 10-foot wide multi-use pathway along the north side of the Five Mile Creek and a detached 10-foot wide sidewalk/multi-use pathway along the east side of the collector street(N. Joy Way),north of the creek,to the north boundary of Quartet Northeast per discussions with the Park's Department. Legal descriptions for the pathway alignments (14-feet wide) Page 10 Meridian City Council Meeting Agenda June 18,2020— Page 118 of 276 should be submitted to the City in order for the pathways to be added to the City's Master Pathways Agreement. The pathway proposed on NMID's property will require a license agreement with NMID for the pathway and associated landscaping required by UDC 11-311-12C. The UDC (11-3B-12C) requires a 5-foot wide landscape strip to be provided along each side of the pathway,landscaped with a mix of trees,shrubs,lawn,and/or other vegetative groundcover.A minimum of one trees is required per 100 linear feet of pathway; the calculations table included on the landscape plan does not include the linear feet of pathways or trees proposed to demonstrate compliance with this requirement—the revised plan submitted with the final plat application should include this information. If NMID does not approve the pathway and associated landscaping to be located on their property, the pathway should be provided in a minimum 20-foot wide common lot within Quartet Northeast subdivision within a 14-foot wide public pedestrian easement. Staff recommends pedestrian pathways are provided from the internal sidewalks along Miramente Ct. and Miramente Dr.through adjacent common areas to the multi-use pathway along the Five Mile Creek; and micro-pathways are provided through Lot 10,Block 4 and Lot 7,Block 3 for pedestrian interconnectivity within the subdivision. All pathways shall be constructed in accord with the standards listed in UDC 11-3A-8 and the Pathways Master Plan. Sidewalks(UDC 11-3A-1 The UDC(11-3A-17)requires, at a minimum, detached sidewalks to be provided along arterial and collector streets and attached sidewalk to be provided along local streets. Detached sidewalks are proposed along all internal streets,except around the cul-de-sacs, and within the street buffer adjacent to N. Black Cat Rd. and San Remo St./N. Joy Way in accord with the standards listed in UDC 11-3A-17. Parkways (UDC 11-3A-1 Eight-foot wide parkways are proposed adjacent to all streets where detached sidewalk are proposed; all parkways are required to be constructed in accord with the standards listed in UDC 11-3A-17. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required adjacent to N.Black Cat Rd., an arterial street; and a 20-foot wide street buffer is required adjacent to San Remo St./N. Joy Way, a collector street, landscaped per the standards listed in UDC 11-3B-7C, as proposed. Parkways are required to be landscaped in accord with the standards listed in UDC 11-3A-17 and 11-3B- 7C. Landscaping is proposed in accord with UDC standards. Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B-12C as discussed above. Common open space is required to be landscaped in accord with the standards listed in UDC 11-3G-3E. Landscaping is depicted in common areas in excess of UDC standards. There are existing trees on the site around the existing homes that are proposed to be retained that may require mitigation if removed. The Applicant should coordinate with Matt Perkins,the City Arborist,to determine mitigation requirements per the standards listed in UDC 11-3B-10C.5 if existing trees are not proposed to be retained on the site.Any mitigation information shall be included in the calculations table on the landscape plan. Page 11 - Meridian City Council Meeting Agenda June 18,2020— Page 119 of 276 If the unimproved right-of-way is 10 feet or greater from the edge of pavement to edge of sidewalk or property line,the Developer is required to maintain a 10 foot compacted shoulder meeting the construction standards of ACHD and landscape the remainder with lawn or other vegetative ground cover as set forth in UDC 11-3B-7C.5.A license agreement for improvements within the right-of-way is required between the property owner and ACHD. Qualified Open Space(UDC 11-3 : A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B is required to be provided with development. Based on the area of the Quartet Northeast plat(66.52 acres),a minimum of 6.65 acres of qualified open space should be provided.A total of 7.6 acres(or 11.5%)is proposed in excess of UDC standards consisting of half the street buffer along the arterial street(N. Black Cat Rd.), all of the street buffer along the collector street(N. Joy Way),internal linear open space and common areas exceeding 50' x 100' in area. Based on the area of the Quartet Southeast plat(19.92 acres),a minimum of 1.99 acres of qualified open space should be provided. A total of 3.4 acres(or 17%) is proposed in excess of UDC standards consisting of half the street buffer along the arterial street(N. Black Cat Rd.), all of the street buffer along the collector street(San Remo St./N. Joy Way), and internal linear open space. Qualified Site Amenities (UDC 11-3 A minimum of one(1) qualified site amenity is required for each 20 acres of land to be developed as set forth in UDC 11-3G-3. Based on the area of the Quartet Northeast plat(66.52 acres),a minimum of three(3) qualified site amenities are required to be provided. A community swimming pool, a tot lot containing children's play equipment, one acre of extra qualified open space beyond the minimum standards and segments of the City's multi-use pathway system are proposed in excess of UDC standards. Based on the area of the Quartet Southeast plat(19.92 acres),a minimum of one(1) qualified site amenity is required to be provided. An additional 1.41 acres of qualified open space beyond the minimum standards is proposed as a site amenity in accord with UDC standards. Because Quartet Northeast and Southeast subdivisions will develop as one and be under the same Homeowner's Association, and common open space and site amenities will be shared, Staff believes the proposed open space and site amenities are adequate for the development with the inclusion of the micropath connections as recommended above. Waterways(UDC 11-3A-'U"I: The Creason Lateral runs across the eastern portion of the north boundary of Quartet Northeast subdivision in Lot 34,Block 4 within a 40-foot wide easement and is proposed to be left open. Because this area is included in the qualified open space calculations for the site,it should be landscaped per the standards listed in UDC 11-3G-3E—no landscaping is depicted on the landscape plan for that area. The Five Mile Creek is contained within land owned by NMID that lies between the two proposed preliminary plats. The creek should be protected during construction. A portion of the site is within the Five Mile Creek floodplain in an approximate(A)zone which will require a floodplain permit application,including hydraulic and hydrologic analysis to define base flood elevations and a floodway prior to any development occurring in the overlay district—contact Jason Korn,Public Work's,with any questions. Fencing(UDC 11-3A- : All fencing is required to comply with the standards listed in UDC 11-3A-6C and 11-3A-7. Fencing is proposed as shown on the landscape plan. Page 12 Meridian City Council Meeting Agenda June 18,2020— Page 120 of 276 Six-foot tall solid wood fencing is proposed along the perimeter boundary of the site and along side yards adjacent to the street; and 5-foot tall clear vision fence is proposed adjacent to most internal common open space areas. To provide more visibility of the common area on Lot 34,Block 4 where the Creason Lateral is located, Staff recommends fencing adjacent to the common lot complies with the standards listed in UDC 11-3A-7A.7. The Creason Lateral is required to be fenced with an open vision fence at least 6' in height and having an 11-gauge,2"mesh or other construction,equivalent in ability to deter access to the waterway.If the Applicant can demonstrate to the satisfaction of the Director that the waterway serves as or will be improved as a part of the development to be a water amenity as defined in UDC 11-1A-1,it is not required to be fenced per UDC 11-3A-6C.If it's improved as a water amenity, construction drawings and relevant calculations prepared by a qualified licensed professional registered in the State of Idaho shall be submitted to both the Director and the authorized representative of the water facility for approval. Staff recommends a break in the fence is provided on the south side of Lot 8,Block 6 adjacent to the Five Mile Creek for pedestrian access to the multi-use pathway. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction is required to follow Best Management Practice as adopted by the City. Irrigation: Underground,pressurized irrigation water is required to be provided for each and every lot within the development in accord with MCC 9-1,Water Use and Service. Irrigation water will be provided from the Nampa&Meridian Irrigation District. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant submitted several conceptual building elevations for the proposed single-family detached homes planned to be constructed in this development which are included in Section VIII.F. Homes depicted are a mix of 1-and 2-story units with building materials consisting of a variety of siding styles with stone/brick veneer accents.No elevations were submitted for the non-residential/commercial portion of the development as no development is proposed at this time. Because 2-story home elevations that face arterial and collector streets are highly visible, Staff recommends as a provision of the DA that the rear and/or side of structures on lots that face N. Black Cat Rd.,an arterial street,and San Remo St./N.Joy Way,a collector street,incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. A Certificate of Zoning Compliance and Design Review application is required to be submitted and approved prior to submittal of any building permit applications for the swimming pool facility and the non- residential/commercial portion of the development. Design of these structures is required to comply with the design standards listed in the Architectural Standards Manual.Design review is not required for single- family detached homes. VII. DECISION A. Staff: If the City Council determines extending the MDR FLUM designation further to the east as proposed is appropriate, Staff recommends approval of the requested annexation and zoning with the requirement of a Page 13 Meridian City Council Meeting Agenda June 18,2020— Page 121 of 276 Development Agreement and approval of the requested preliminary plats with the conditions noted in Section IX.A per the Findings in Section X. Page 14 - Meridian City Council Meeting Agenda June 18,2020— Page 122 of 276 VIII. EXHIBITS A. Record of Survey for Property Boundary Adjustment in Ada County(Not Approved) TSI V1�5Y71Y'1A 3 o ` - loll �V j s rk a y KNJ ��jy k I R rixnn.=or,: L 1 141G Lr.[i811 °�_ r LL_ d r a Cf G F k L21 F uq � WIN P 6 1 11 , l I � 11 L I �+� � � 8 • a 1 1 I o I -- r ----------------- �" Page 15 Meridian City Council Meeting Agenda June 18,2020— Page 123 of 276 B. Annexation Legal Description & Exhibit Map Quartet Northeast: lum 9233 WEST STATE STREET I SOISE,ID 83714 1 209.639.6939 1 FAX 208.639.6930 Aprll 10,2020 Project No.19-010 Exhibit A legal Dewription for Annexation Quartet Northeast A parcel of land situated in a portion of the South 1/2 of the Northwest 1/4 of Section 34,Township 4 North,Range 1 West,Boise Meridian,Ada County,Idaho and being more particularly described as Follows: Commencing at a brass cap marking the Northwest corner of said Section 34,which bears N00'2724"L a distance of 2,631.60 feet from an aluminum cap marking the West 1/4 corner of said Section 34,thence fallowing the westerly line of said Northwest 1/4,SCV27'24"W a distance of 1,315.80 feet to the North 1/16 corner of said Section 34 and Section 33 and being the POINT OF BEGINNING. Thence leaving said westerly line and following the northerly line of said South 1/2 of the Northwest 1/4,589'26'06"E a distance of 2,647.62 feet to an aluminum cap marking the Northeast corner of said South 1/2 of the Northwest 1/4(C-N 1/16 corner); Thence leaving said northerly line and following the easterly line of Said South 1/2 of the Northwest 1/4, 500°43'47"W a distance of 1,323.39 feet to a 518-inch rebar marking the center of said Section 34; Thence leaving said easterly line and following the southerly line of said Northwest 1/4,N89'16'14"W a distance of 1,129.66 feet to the centerline of Five Mile Drain; Thence leaving said southerly line and following said centerline the fallowing eight (9)courses: 1. N38'17'55"W a distance of 133.84 feet; 2. N46'51'55"W a distance of 134.69 feet; 3. N73'28'41"W a distance of 107.91 feet; 4. N79'57'01"W a distance of 202.45 feet; 5. N77'05'23"W a distance of 11210 feet; 5. N79'05'40'W a distance of 325.25 feet; 7 N78'22'23"W a distance of 307.52 feet; 8, N78'15'35"W a distance of 100.49 feet; Thence leaving said centerline,N04°27'24"E a distance of 236.72 feet, Thence N89'32'3VW a distance of 195.00 feet to the westerly line of said Northwest 1/4; Thence following said westerly line,N00'27'24"E a distance of 654.43 feet to the POINT OF BEGINNING. Said parcel contains a total of 69,735 acres,more or less. 1 Attached hereto is Exhibit B and bVthis reference is hereby made a part of. *v` a N 12459 a ' 0F % dq ENGINEERS I SURVEYORS I PIANNFRS Page 16 Meridian City Council Meeting Agenda June 18,2020— Page 124 of 276 POINTOF T;'RC Ni3 fd POINT OF COMMENCEMENT a/16 CORNER SECTION 344 FOUND BRAM W FOUND ALUM114UM CAP NW CORNER SECTION 34 VEST 1/4 CORNER SECTION 34 HAS]$ OF BEARING — —33 NW27'24"E 2631.80" !V. Black Cat Rd. 33 8 34 45v.z ' 654.43' SOC'27'24"W 1315.80' 34 27 N$9 32 a,w 195.00' _ N0927'24'F 236.72' ro I 35�h 100.49' r� ro N76'22'23�W 347.52' i� � N74'O5'41}�k 32625' 17705'23'W C—W 1 16 Qi 112,20' CORNER N79.57'01"W 1O SECTION 34 202,45' m N7328'41'W `y 147-91' w NW 16'14 W m N46'51'55W � 134.69' N3F17'55_W 133.84` � Annexation Area: 68.735t AC. 50434244210,SO434233652 0 200 404 800 Lq 0 &50434234020(portion) Current Zoning:RUT Scale: 1"=400' LEGEND ' FOUND BRASS CAP t*pL Lq�� FOUND ALUMINUM CAI' 5/8—INCH REIMIR A CALCUWE0 PD1NT 12459 ANNEXATION &DUN0ARY `r�qJ Al —SECTION LINE ? Off Sfl0'43'47"4Y 1323.39' �•{�•��-� CENTER OI C-N 116 CORNER F SECTION 34 OF SECTION 34 Efl51NEERS.SURVEv9RI PIANNEKS 9233 WEST STATESTREE 1113E5E,IIDANO E1714 pH0,NE i204J 659-W39 y, FAk[ZA?Ep6N-MO Exhibit B Annexation DATE: Apf12M k6jR,-7: 19-0E0 SHEET: Quartet Northeast Subdivision 1 OF 1 S 1/2 NW 1/4 Sec. 34, TON., R1W., B.M., Ada County, Idaho Page 17 Meridian City Council Meeting Agenda June 18,2020— Page 125 of 276 Quartet Southeast: Ion 9233 WEST STATE STREET I SOISE,0 83714 1 208-639.6939 1 PAX 208.639.6930 April 10,2020 Project No.19-010 Exhibit A Legal Description for Annexation and Rezone to R-8 Quartet Southeast A parcel of land situated in a portion of the North 1/2 of the West 1/2 of the Southwest 1/4 and a portion of the South 1/2 of the!Northwest 1/4 all in Section 34,Township 4 North,Range 1 West,Boise Meridian,Ada County,Idaho and being more particularly described as follows: BEGINNING at an aluminum cap marking the West 1/4 corner of said Section 34,which bears 500°27'24"W a distance of 2,631.60 feet from a brass rap marking the Northwest corner of said Section 34,thence following the westerly line of said Northwest 1/4,N00°27'24"E a distance of 450,24 feet to the centerline of Five M ile ❑rain; Thence leaving said westerly line and following said centerline the following nine(9)courses: 1. S83°53'03"E a distance of 33.19 feet; 2. 578°15'35"E a distance of 265.65 feet; 3. S78°22'23"E a distance of 307.52 feet; 4. 579°05'40"E a distance of 326.25 feet; 5. S77°05'23"E a distance of 112.20 feet; 6. 579°57'01"E a distance of 202.45 feet; 7. 573'28'41"E a distance of 107.81 feet; 3. 546°51'55"E a distance of 134.69 feet; 9. 538'17'55"E a distance of 133.84 feet to the southerly line of said Northwest 1/4; Thence leaving said centerline and following said southerly line,N89'16'14"W a distance of 191-01 feet to a 5/8-inch rebar marking the Northeast corner of said West 1/2 of the Southwest 1/4(C-W 1/16 corner}; Thence leaving said southerly line and`ollowing the easterly line of said West 112 of the Southwest 114, $00°35'24"W a distance of 25.93 feet; Thence leaving said easterly line,60.97 feet along the arc of a circular curve to the left,said curve having a radius of 517.00 feet,a delta angle of 06°45'23",a chord bearing of 547'09'17"W and a chord distance of 60.93 feet; Thence S43'46'36"W a distance of 306.45 feet Thence 423,64 feet along the arc of a circular curve to the right,said curve having a radius of 520.00 feet,a delta angle of 46"40'43",a chord bearing of 567"06'57"W and a chord distance of 412-02 feet; Thence N89°32'41"W a distance of 589.03 feet; Thence 545°27'19"W a distance of 29A9 feet; Thence 500°27'12"W a distance of 79.36 feet; Thence N89"32'48"W a distance of 78.00 feet to the westerly line of said Southwest 1/4; Thence following said westerly line,N00'27'12"E a distance of 560.22 feet to the POINT OF BEGINNING. Said parcel contains a total of 22.26 acres,more or less. PA Attached hereto is Exhibit B and by this reference is hereby made a part of. R' o 12459 o If OF L. a ENGINEERS 4 SURVEYORS I PLANNERS /0'?-02-0 Page 18 Meridian City Council Meeting Agenda June 18,2020- Page 126 of 276 28 2-j W. McMillan Rd. 33 34 FOUND BRASS CAP NORTHWEST CORNER SEC-11ON 34 0 125 250 500 N Scale: 1"=25Q' Unplatted SOT53'03"E " 33.19' — S78'15'35"E 265.65' 578'22'23"E 307.52' S7705'40'E w � ! � 32$.25' S77'05'23"E +fi 11 112.20 S79'57'01'E q Mil tFlthE Dr 202.45' z a117 S73328'41'E M 107.81` S46.51'55"E SE-43423392 U \134.69' POINT OF BEGINNING 53517'55'E FOUND ALUMINUM CAP 133.84' 33 wEST ir4 CORNER SECTION 34 SOO'35'24"W 34 — 25,93' — Annexation Area. 22.26±AC. ca N89'18'14 W Current Zoning: RUT 191A1' Proposed Zoning: R-8 ,yam` c--w 1/16 SO434325860(Portion'I &SO434234020{portion] SECTON 34 ryro to m"U o I `1 S4527'19W p"I m 29.19, IUnplatted G r+l ab N89'32'41"W 589.03' z 500'27'12"W 79.36' 7500' 48 Unplatted FOUND ALUMINUM CAP SW CORNER SECTION 34 33 34 T.4N., R.1W.W, McMillan Rd. T.3N., R.JW. — — �pl. LANq LEGEND '�� is FOUND BRASS CAP ; rOUND ALUMINUM CAP 12459 '0 kim �} 5/8-INCH REBAR rnj �O A CALCULATED POINT ¢,� �T£ 4I l4� 4a ANNEXATION & REZONE 6OUNDARY 'P4q► B N\- ENGFNEERS.SURVEYORS.PLANNERS ' -SECTION LINE • h, 7,0 9233 W EST STATF STREET NOISE,IDARO83714 YFFF]!LE(209)639 E939 FAX 12P8)639-6936 Exhibit B Annexation and Rezone FATE' ApriF 202G PROJECT- 19-01G SHEET: Quartet Southeast Subdivision 1 OF 1 N112 W1/2 SW1/4 &51/2 NW1/4 Sec. 34, T4N, R1W, B.M., Ada County, ID Page 19 Meridian City Council Meeting Agenda June 18,2020— Page 127 of 276 City Lift Station Lot: lam 9233 WEST STATE STREET I BOISE,ID 83714 1 208.639,6939 I FAX 208.639.6930 April 20,2020 Project No.19-010 Exhibit A Legal Description for Annexation and Rezone to R-8 City of Meridian Parcel A parcel of land situated in a portion of the Southwest 1/4 of the Northwest 1/4 all in Section 34, Township 4 North,Range 1 West,Boise Meridian,Ada County,Idaho and being more particularly described as follows: Commencing at a brass cap marking the northwest corner of said Section 34,which bears N0a°27'24"E a distance of 2,631.60 feet from an aluminum cap marking the west 1/4 of said Section 34,thence following the westerly line of said Northwest 1/4,S00°27'24"W a distance of 1,990.23 feet to the POINT OF BEGINNING. Thence leaving said westerly line,S89'32'36"E a distance of 195.00 feet to a 5/8-inch rebar; Thence 500'27'24"W a distance of 236.72 feet to centerline of Five mile Drain; Thence following said centerline, N78'15'35"W a distance of 165.16 feet; Thence following said centerline, N83°53'03"W a distance of 33.19 feet to the westerly line of said Northwest 1/4; Thence leaving said centerline and following said westerly line, N00°27'24"E a distance of201.13feet to the POINT OF BEGINNING. Said parcel contains a total of 0.974 acres,more or less. Attached hereto is Exhibit B and by this reference is hereby made a part of. T 12459 Q a Ar L, BALti'� ENGINEERS I SURVEYORS I PLANNERS Page 20 Meridian City Council Meeting Agenda June 18,2020— Page 128 of 276 28 27 W. McMillan Rd. 33 34 POINT OF COMMENCEMENT N FOUND BRASS CAP NW CORNER SECT]ICN 34 I� M 0 ro I 0 56 100 200 I� N N Scale: 1"=10D' b 0 w POINT OF BEGINNING S89'32'36"E 195.Ofl' Z LEGEND FOUND BRASS CAP m N a � x FOUND ALUMINUM CAP o `' ��gi• S/B-INCH REBAR 5-4t+�x� 4�3� 3�p`�qCk�� A CALCULATED POINT m $ �Qp��ien d °r $ o BOUNNDG4ATR E=IYN & REZON ��oPas� � +v��T,�as-µ, N83'53'a3"W 765 TB' 33.19' Fj � Mile Drain Uf U N x � o 12459 33 34 `r�gTf `9�0 4 WEST FOUNO1/�lUCORNER SECTION 34 �MINUM CAP ����U�(�4-�"�Q` ENGINEERS.SUAVEVORS.PU4NNER5 �"� .�� 9233 5NE5T STATE 5TREET BORE,1DAHO83714 PHONE 12a6)639-693R FAX(208)639-69M Exhibit B Annexation and Rezone to R-S DATE: April2000 PROJECT: 1B-Ot9 SHEET: City of Meridian Parcel -4130 N. Black Cat Rd. 1 OF 1 5W 1/4 NW 1/4 Sec. 34, T4N„ R1W., B.M.,Ada County, Idaho Page 21 Meridian City Council Meeting Agenda June 18,2020- Page 129 of 276 C. Preliminary Plat(date: 1/31/2020)&Phasing Plan Quartet Northeast: QUARTET RORTHEAST Su610 micHN PRE UM Ir#ARY PLAT 1 h I1+dA{14411h4151RLL7F0IL THk SSHICY lfl 44 CHI wQrl7rrM'jT 111[II:IlCN loihwHrl l wffrK m*r.1 lw[Lr im Dr L■■OAN.JLh mu".CKYO e rh�u M Y 4 • ■ ■ .. r ■ r I'. x41 a ad.a witi"f� FF �� V ■ 1{ R A P s n x 'r Y -� rrl�\r1�Y.TTXItS HiYr V41 Q'F — ' S o_w[[rr w.IrtYwn x.e=nlr'it .. Page 22 - Meridian City Council Meeting Agenda June 18,2020— Page 130 of 276 JL IL sl- It WA of ff. dp Op Puoe23 - ---- Meridian City Council Meeting Agenda June 1o.zozo- Page 1o1ofzro 7-i 1 i - � r f Ir f# f, r r m i •f aD Apmru+s�crxgr. — — —— R:J Quartet Southeast: QUARTf7$0�]T PAST$4JHINVISION PR9�1MiNARY PLAT x{wCer ht�.W G YN MFra Ix.A poML16rr of nk Yxnn l��Or Yx E lrnkhmIsT V4 4ND PMTIEN OF THE WEST W Ex THE 9OUNWESl 1A EF 9CrK 43t 1U5N45NIF1 II OWN.IVIR I MIS.On O 46ILRI UM,ADA WIRIrY,VANa - f�MlTFT�rJf.{,{$!51.p71N�}4 Page 24 - Meridian City Council Meeting Agenda June 18,2020— Page 132 of 276 1 rSii I gr�anis<zmruTsu�un�w - - — RS dr im � --r " Y burner iOu�nEul wern+Ho� L. w Page 25 Meridian City Council Meeting Agenda June 18,2020— Page 133 of 276 Phasing Plan: IF L T$ a . t 2. 41 M7 -T7 �[ IL t- � . } 1, AN- JL gL S JL .,.A IL T-- T , / � 22 ` Z \ /\ . Ak. mj� f JL jt IL IL ] .� \ � �. - L 7 Page 26 Meridian City Council Meeting Agenda June 18,2020— Page 134 of 276 D. Landscape Plan(date: 1/30/2020) Quartet Northeast: .S MPG � I .� �11#9RIILLLL 6111 i I 4 m 41 ,m-- r &RUM"Ir R Ll Page 27 - Meridian City Council Meeting Agenda June 18,2020— Page 135 of 276 1 1 � O —_• r•-. � f I0a�., �—_ -- 1 _ I ' i m:' L y. 1 .... ...... 1 _ ]u WR 1 NGF nimi k.81.M KA LhhG5G5fi E!- — Quartet Southeast: IL *3" � I Bkl(;HTON Page 28 Meridian City Council Meeting Agenda June 18,2020— Page 136 of 276 i f ._....__... Cr { gLL- ;� �— $ 0 - �- -- — Ytl RUu7F?5JLRUEM UY 0 — �•• aaLtia � Lr 4k�AT— ti-� Lbr i .tea auraLtriounlU&wvwloll IAlI�BC/if=Lail �...,� jr— IL3, Page 29 Meridian City Council Meeting Agenda June 18,2020— Page 137 of 276 E. Qualified Open Space Exhibit(dated: 6/11/2020) Quartet Northeast: ` a11AiaTfT NO(RkEAST 5U9011+i51Ge OV+Eh1 SFACE EXHIW VA OLVAM _ . tea.. .. _.a__ _. _.. •_n 1417 Quartet Southeast: "IRTETSOWHEAST SUODI1RS10r1 OPEN SPACE EKHABIT AU 1- uwrn x+�xa z Page 30 Meridian City Council Meeting Agenda June 18,2020— Page 138 of 276 ` Q�J �L'�'&7J$�fV7670l� w N* r URI 63 If TON _ BRIGHTO FVMQN IJ W i m P.-IEEr.maps AL . . TT7ICALflSVAT7CM-;i 1ii 11 Ii u`1M1IM 1►� In!, — "Io -- 'iM' 1■ ZNT RA LIP, 11 ` 1310CiHTON B1 1GHTON . . . . �.- •. 1 1 .•- • . 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 Record of Survey depicted in Section VIII.A shall be approved by Ada County and recorded prior to City Council approval of the Annexation Ordinance and Development Agreement for this project.The DA shall,at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, phasing plan, landscape plan, qualified open space exhibit and conceptual building elevations included in Section VIII and the provisions contained herein. b. The existing homes that are to be retained on lots in the proposed subdivision are required to disconnect from private systems and hook up to City water and sewer service within 60 days of such services becoming available as set forth in MCC 9-1-4 and 9-4-8 respectively. Existing wells may be used for irrigation purposes only. c. The existing homes to be retained on lots in the proposed subdivision will be assigned new addresses with subdivision of the property. d. The Five Mile Creek shall be protected during construction. e. No residential uses shall be developed on the non-residential/commercial C-G zoned lot on the east side of the collector street,including but not limited to, a multi-family development, a vertically integrated residential project,and/or a nursing/residential care facility unless a subsequent Noise and Odor Study conducted by the City determines residential uses are appropriate in that area. f. The Developer shall coordinate with the City Park's Department prior to development of the non-residential/commercial lot on the east side of the collector street(N.Joy Way)to determine if a City Park is needed in this area as designated on the Comprehensive Plan. g. The rear and/or side of structures on lots that face N. Black Cat Rd.,an arterial street, and San Remo St./N.Joy Way, a collector street, shall incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays, banding,porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. h. Quartet Northeast and Southeast subdivisions shall develop and be phased as one project and shall be included in the same Homeowner's Association; all common open space and site amenities between the two subdivisions shall be shared. 2. The final plat(s) submitted for this development shall incorporate the following: a. Include a note stating direct lot access via N. Black Cat Rd. and San Remo St./N. Joy Way is prohibited. Page 32 Meridian City Council Meeting Agenda June 18,2020— Page 140 of 276 3. The landscape plan submitted with the final plat application shall be revised as follows: a. Add pedestrian pathways from the internal sidewalks along Miramente Ct. and Miramente Dr. through adjacent common areas to the multi-use pathway along the Five Mile Creek;provide breaks in the fence where necessary to provide a connection. Also provide micro-path connections through Lot 10,Block 4 and Lot 7,Block 3 for pedestrian interconnectivity within the subdivision. b. Landscaping shall be depicted on either side of all pathways as set forth in UDC 11-313-12C. Calculations shall be included for the linear feet of pathway and the required vs.provided number of trees in the Calculations table. c. If any existing trees are proposed to be removed from the site,the Applicant shall schedule an inspection with the City Arborist,Matt Perkins,prior to removal of any such trees to determine mitigation requirements in accord with the standards listed in UDC 11-3B-1OC.5. Mitigation information shall be included in the calculations table on the plan if applicable. d. If the unimproved right-of-way is 10 feet or greater from the edge of pavement to edge of sidewalk or property line,the Developer is required to maintain a 10 foot compacted shoulder meeting the construction standards of ACHD and landscape the remainder with lawn or other vegetative ground cover as set forth in UDC 11-3B-7C.5. A license agreement for improvements within the right-of-way is required between the property owner and ACHD. e. Depict fencing adjacent to the Creason Lateral as set forth in UDC 11-3A-6C.3 in order to preserve public safety unless the waterway is proposed to be improved as part of the development to be a water amenity. In such case, documentation shall be submitted as set forth in UDC 11-1A-1 and 11-3A-6C.2 for approval by the Director. f. The location of site amenities shall be depicted on the plan; a detail shall be submitted for the children's play equipment. g. Depict landscaping in Lot 34,Block 4 in accord with the standards listed in UDC 11-3G-3E. h. Depict fencing on Lot 34,Block 4 where the Creason Lateral is located per the standards listed in UDC 11-3A-7A.7 to provide more visibility of the common area. i. Depict a 6-foot tall open vision fence having an 11-gauge,2 inch mesh or other construction equivalent in ability to deter access to the Creason Lateral on Lot 34,Block 4 in accord with the standards listed in UDC 11-3A-6C.3 unless the waterway is proposed to be improved as part of the development to be a water amenity. In such case,construction drawings and relevant calculations prepared by a qualified licensed professional registered in the State of Idaho shall be submitted to both the Director and the authorized representative of the water facility for approval. 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables 11-2A-6 and 11-213-3 for the R-8 and C-G zoning districts respectively. 5. The bridge across the Five Mile Creek and the gravel fire access road from Black Cat Rd. in the location where the collector street is proposed shall be constructed for emergency access for any development over 30 homes/lots as approved by the Fire Department. 6. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 based on the number of bedrooms per unit. 7. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing,building envelope, and orientation of the lots and structures accessed via common driveways; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway shall be depicted on the opposite side of the shared property line from the common driveway as set forth in UDC 11-6C-3D. Page 33 Meridian City Council Meeting Agenda June 18,2020— Page 141 of 276 8. Address signage shall be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. 9. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for the common driveways,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment as set forth in UDC 11-6C-3D.8. A copy of said easement shall be submitted to the Planning Division with the final plat for City Engineer signature; or,this information may be included on the face of the plat. 10. A Type III barricade shall be placed at the intersection of N. Joy Way and Grand Rapids Dr. to prevent access until the street is extended in the future;the construction drawings shall be revised to include this change. As an alternative to a barricade, a Fire Dept. approved turnaround could be provided at the end of the collector street instead. 11. All existing structures that don't comply with the setback standards listed in UDC 11-2A-6 shall be removed from the site prior to signature on the final plat by the City Engineer for the phase in which they are located. 12. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the 10-foot wide multi-use pathways proposed within the site that are not located within right-of-way,prior to signature on the final plat by the City Engineer. 13. The existing access via Black Cat Rd. for the home proposed to remain on Lot 2,Block 1, Quartet Northeast subdivision shall be removed. 14. A Certificate of Zoning Compliance and Design Review application is required to be submitted and approved prior to submittal of any building permit applications for the swimming pool facility in the residential portion of the development; and for all non-residential/commercial uses. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 Applicant to ensure that the depths of the sanitary sewer allows for service of the property to the SE of Quartet Northeast per the Meridian Wastewater Master Plan. 1.2 The water main in N Joy Way(furthest east road) should be a 12-inch. Also,the water main in N Joy Way will need to continue south through Quartet Southeast to provide a second connection out to Black Cat Road with the first phase of the development. 1.3 Consider eliminating the short dead-end water main in the cul-de-sac off of Exeter Avenue and Capriana Drive, instead install three services to the three cul-de-sac homes off the mainline in Capriana Drive. 1.4 From the preliminary investigation of groundwater elevation provided in the application, it appears that shallow groundwater may be a factor with the development of this subdivision. Additional monitoring and analysis shall be required to ensure that homes constructed within this development do not encounter groundwater within their crawl spaces. Updated data and recommendations from a geotechnical professional shall be required with the submittal of construction design drawings. 1.5 A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any development occurring in the Overlay District,a floodplain permit application,including hydraulic and hydrologic analysis is required to be completed and submitted to the City and approved by the Floodplain Administrator per MCC 10-6. Page 34 - Meridian City Council Meeting Agenda June 18,2020— Page 142 of 276 2. General Conditions of Approval—Quartet Northeast& Quartet Southeast 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. 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. Page 35 Meridian City Council Meeting Agenda June 18,2020— Page 143 of 276 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C- 3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23The 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. Page 36 - Meridian City Council Meeting Agenda June 18,2020— Page 144 of 276 C. FIRE DEPARTMENT Northeast: https://weblink.meridianciV.org/WebLinkIDocView.aspx?id=187210&dbid=0&repo=MeridianCiU Southeast: h yps://weblink.meridiancity.org/WebLink/Doc View.aspx?id=187211&dbid=0&repo=Meridian City Phasing: hyps://weblink.meridiancity.oLv WebLink/Doc View.aspx?id=187133&dbid=0&repo=Meridian City D. POLICE DEPARTMENT https://weblink.meridianciU.org/WebLinkIDocView.aspx?id=187674&dbid=0&repo=MeridianCiU E. PARK'S DEPARTMENT Northeast: https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=190216&dbid=0&repo=MeridianCitX Southeast: No comments were submitted F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) Northeast: https://weblink.meridianciU.oLv WeUink/DocView.aspx?id=188456&dbid=0&repo=MeridianCitX Southeast: https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=188457&dbid=0&repo=MeridianCity G. ADA COUNTY HIGHWAY DISTRICT(ACHD) https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=189173&dbid=0&repo=MeridianCity H. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) Northeast: https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=188676&dbid=0&repo=MeridianCity Southeast: https://weblink.meridiancity.org/WebLink/Doc View.asp x?id=188675&dbid=0&repo=MeridianCity I. CENTRAL DISTRICT HEALTH DEPARTMENT Northeast: https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=187426&dbid=0&repo=MeridianCit E Southeast: https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=187427&dbid=0&repo=MeridianCit E J. IDAHO TRANSPORTATION DEPARTMENT(ITD) Northeast: https://weblink.meridiancit .00rg/WeUink/Doc View.aspx?id=189529&dbid=0&repo=Meridian City Southeast: https://weblink.meridiancit .00rg/WeUink/Doc View.aspx?id=189614&dbid=0&repo=Meridian City Page 37 Meridian City Council Meeting Agenda June 18,2020— Page 145 of 276 K. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) Northeast: https:llweblink.meridianciV.oLvlWebLinkIDocView.aspx?id=187575&dbid=0&repo=MeridianCiu Southeast: https:llweblink.meridiancity.org/WebLink/Doc View.aspx?id=187574&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; Staff finds the proposed zoning map amendment to R-8& C-G and proposed development is generally consistent with the Comprehensive Plan and is appropriate if Council approves an extension of the MDR FL UM land use designation to the collector street as proposed and if the Applicant complies with the provisions in Section IX. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed single-family detached homes will contribute to the range of housing opportunities in the City. 3. The map amendment shall not be materially detrimental to the public health, safety,and welfare; Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Staff finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City if the property is developed in accord with the provisions in Section IX. B. Preliminary Plat Findings: In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat, with Staffs recommendations, is in substantial compliance with the adopted Comprehensive Plan in regard to land use (if Council deems it's appropriate for the MDR designation to extend to the collector street), density, transportation, and pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more information) Page 38 Meridian City Council Meeting Agenda June 18,2020— Page 146 of 276 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Stafffinds that public services will be provided to the subject property with development. (See Exhibit B of the Staff Report for more details from public service providers) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Stafffinds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Stafffinds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc). (See Section IX for more information) 5. The development will not be detrimental to the public health,safety or general welfare; and, Staff is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. Page 39 Meridian City Council Meeting Agenda June 18,2020— Page 147 of 276 CiWE IDIAN�-- ITEM SHEET Council Agenda Item -4.C. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Quartet Southeast (H-2020-0018) by Brighton Development, Inc., Located at 4020 and 4340 N. Black Cat Rd. Click Here for Application Materials Click Here to Sign Up to Testify at Hearing ATTACHMENTS: ype Uploa Staff Report Staff Report 6/16/2020 Meridian City Council Meeting Agenda June 18,2020— Page 148 of 276 STAFF REPORT lc� w COMMUNITY DEVELOPMENT DEPARTMENT HEARING 6/18/2020 Legend DATE: ��Project Lacfl�iar TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner i 208-884-5533 SUBJECT: H-2020-0017 Quartet Northeast H-2020-0018 Quartet Southeast LOCATION: 4020&4340 N. Black Cat Rd. [Parcels: #S0434233652; SO434244210; 50434233920; S0434325860 (partial), in the west 1/4 of Section 34,TAN.,RAW.] - 1 I. PROJECT DESCRIPTION Quartet Northeast(NE): Annexation of a total of 68.73 acres of land with R-8 (48.42 acres) and C-G(20.31 acres); and Preliminary Plat consisting of 137 buildable lots (136 residential and 1 commercial), 19 common lots,and 2 other lots on 66.52 acres of land in the R-8 and C-G zoning districts. Quartet Southeast(SE): Annexation of a total of 22.26 acres of land with an R-8 zoning district,by Brighton Development,Inc.; and Preliminary plat consisting of 50 buildable lots and 10 common lots on 19.92 acres of land in the R-8 zoning district.Note:A property boundary adjustment application is currently in process with Ada County that will reconfigure the boundary of this property consistent with the Record of Survey(ROS) shown in Section VIII.A; the Applicant anticipates this application will be approved and the ROS recorded prior to the City Council hearing. Therefore, the annexation andplat boundaries are based on the boundary shown on the ROS and not the current parcel configuration shown on the maps included in this report. Because NMID owns the land where the Five Mile Creek is located which lies between the two properties proposed for development and does not wish for their land to be included in the subdivision, two (2)separate preliminary plat applications are required. Because the site is being developed as one overall property, one staff report has been prepared for both projects which includes analysis for each individual plat as well as for the overall development. The overall annexation area includes the Five Mile Creek as zoning goes to the centerline of waterways. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 66.52(NE)+ 19.92(SE)=86.44 acres(overall) Existing/Proposed Zoning RUT in Ada County(existing);R-8 and C-G(proposed) Pagel - Meridian City Council Meeting Agenda June 18,2020— Page 149 of 276 Description Details I Page Future Land Use Designation Medium Density Residential(MDR)(3-8 units/acre)(50+/-acres)&Mixed Use—Non-Residential(MU-NR)(41+/-acres) Existing Land Use(s) Rural residential/agricultural Proposed Land Use(s) Single-family residential(SFR),commercial Lots(#and type;bldg./common) 186 residential buildable lots; 1 commercial buildable lot;29 common lots; and 2 other lots for shared driveways Phasing Plan(#of phases) 3 phases(overall between both subdivision) Number of Residential Units(type 186 detached SFR homes of units) Density(gross&net) NE:2.93 units/acre(gross);4.73 units/acre(net) SE:2.51 units/acre(gross);4.86 units/acre(net) NE&SE(overall): 2.8 units/acre(gross);4.76 units/acre(net) Open Space(acres,total NE: 7.6 acres [%]/buffer/qualified) SE: 3.4 acres NE&SE(overall): 11 acres(or 13%) Amenities Swimming pool,multi-use pathways,an additional 2.36+acres qualified open space beyond the minimum required and a tot lot with children's play equipment. Physical Features(waterways, Land containing the Five Mile Creek bisects the two(2)preliminary plats;a hazards,flood plain,hillside) portion of the site is within the floodplain in an approximate(A)zone. The Creason Lateral runs along the eastern portion of the north boundary of Quartet Northeast subdivision. Neighborhood meeting date;#of 1/21/20;9 attendees attendees: History(previous approvals) None B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action (yes/no) Traffic Impact Study(yes/no) Yes Access Two(2)accesses(Bell Tower Dr.,a local street&San Remo St.,a collector street) (Arterial/Collectors/State are proposed via N.Black Cat Rd.,an arterial street. Hwy/Local)(Existing and Black Cat Rd.is currently improved with 2-travel lanes and no curb,gutter or Proposed) sidewalk abutting the site.There is 50-70'of ROW for Black Cat Rd. (17-20' from centerline). Traffic Level of Service Better than"D"(Acceptable level of service is"E") Stub (1)collector and(1)local stub street is proposed to the north and(1)local stub Street/Interconnectivity/Cross street is proposed to the south to adjacent properties for future extension as Access depicted on the plat. Existing Road Network There are no existing streets within the site and no stub streets to the site;N.Black Cat Rd. exists along the west boundary of the site Existing Arterial Sidewalks/ There is no existing sidewalk or buffer along N.Black Cat Rd. ' Buffers Page 2 - Meridian City Council Meeting Agenda June 18,2020— Page 150 of 276 Description Details Page Proposed Road Capital ImprGvmne,Ybt PlAn�CIPV hA&gndad Five Ydar Work PI an ffYWP}: Improvements + �M=k Cat Road it Limbed M(ha CIP to ba wiftmd to&Ears*trm McMIllars Road to Ustick Road between 2021 and 2025 • The intargec6pn of McJulUan Rued and E3iack Cat Rand is Iisled in the CIP to be eeccmetr Cted as a mulll•iane mundaboul wdh 4-lanes on the wrth leg.4-lanes an the south,2•lenes oast, and 24anes on the west Eeg,anil nxoorrstruclad trettveen 202B end 2I730. The mnE&sacbm of UsLm%Road and Black Cat Road Is Fasted In the C IP to be reconstructed as a dual4ane roundabout with 44anes an the rwrih leg,daanas an the south,44anes easy and 44anes an the west log.sno reoonsirudad berwoen 2021 ana 2025. A dedicated northbound right-turn lane&dedicated southbound left-turn lane is required to be constructed on Black Cat Rd.at Bell Tower Dr. &San Remo St. as recommended in the TIS. Fire Service • Distance to Fire Station 2 miles • Fire Response Time Falls within 5 minute response time goal - • Resource Reliability 76%-target goal is 80%or greater-does not meet the targeted goal • Risk Identification 2-current resources would not be adequate to supply service to this project • Accessibility Project meets all required access,road widths and turnarounds. • Special/resource needs Project will require an aerial device;response time is 12 minutes travel time- can't meet this need in the required timeframe if a truck company is required. • Water Supply Requires 1,000 gallons per minute for one hour,may be less if buildings are fully sprinklered. • Other Resources Police Service • Distance to Police 6.5 miles Station • Police Response Time Just under 5 minutes from Police Dept.;response time goal for emergencies is 3-5 minutes. • Calls for Service 283 (within a mile of site between 3/l/2019-2/29/2020) • Accessibility No concerns • Specialty/resource needs No additional resources are required at this time. • Crimes 28(within a mile of site between 3/l/2019-2/29/2020) • Crashes 19(within a mile of site between 3/l/2019-2/29/2020) • Other The MPD can provide service if this development is approved as they already serve this area. West Ada School District • Distance(elem,ins,hs) No comments were received • Capacity of Schools • #of Students Enrolled Wastewater • Distance to Sewer Directly adjacent Services • Sewer Shed North Black Cat Trunk Shed • Estimated Project Sewer See application ERU's • WRRF Declining 13.92 Balance • Project Consistent with Yes WW Master Plan/Facility Plan • Impacts/Concerns Applicant to ensure that the depths of the sanitary sewer allows for service of the property to the SE of Quartet Northeast per the Meridian Wastewater Master Plan. Page 3 Meridian City Council Meeting Agenda June 18,2020— Page 151 of 276 Water • Distance to Water Directly adjacent Services • Pressure Zone 1 • Estimated Project Water See application ERU's • Water Quality None • Project Consistent with Yes Water Master Plan • Impacts/Concerns The water main in N.Joy Way(furthest east road)should be a 12-inch.In addition,the water main in N.Joy Way will need to continue south through Quartet Southeast to provide a second connection out to Black Cat Rd.with the first phase of the development. C. Project Area Maps Future Land Use Map Aerial Map Legend 0 Legend � Proec- Lacs=or MU-C Ncjac;Locafian l � I I8er R F r� iaennU Page 4 - Meridian City Council Meeting Agenda June 18,2020— Page 152 of 276 Zoning Map Planned Development Map Legend C-00 -Legend -- 0 0 ff ff Proyect Lacainon IetProject Laca'or R- i Ci9y LlrniEs R-1 _ +- I — Planned Parcels R- R-N R- RU T' - R- C: L - R x---- RU R- R9 R'' III. APPLICANT INFORMATION A. Applicant: Brighton Development, Inc.—2929 W.Navigator#400,Meridian, ID 83642 B. Owner: Quenzer Farms, LLLP—3680 N. Black Cat Rd.,Meridian, ID 83646 C. Representative: Michael D. Wardle,Brighton Corporation—2929 W.Navigator#400,Meridian,ID 83642 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Notification published in newspaper 5/29/2020 Notification mailed to property owners within 300 feet 5/26/2020 Applicant posted public hearing notice on site 4/22/2020 Nextdoor posting 5/27/2020 V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan) Land Use: The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates the western 50+/-acres of the property as Medium Density Residential(MDR)and the eastern 41+/-acres as Mixed Use— Non-Residential(MU-NR). A City Park is also conceptually designated on the FLUM in this general area. Page 5 Meridian City Council Meeting Agenda June 18,2020— Page 153 of 276 The MDR designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre. The purpose of the MU-NR designation is to designate areas where new residential dwellings will not be permitted, as residential uses are not compatible with the planned and/or existing uses in these areas. For example, MU-NR areas are used near the City's Wastewater Resource Recovery Facility and where there are heavy industrial or other hazardous operations that need to be buffered from residential. Developments are encouraged to be designed similar to the conceptual MU-NR plan depicted in Figure 3E in the Comprehensive Plan(see page 3-18). Transportation: The Master Street Map(MSM) depicts a collector street from W. McMillan Rd. to the project's north boundary near the northeast corner of the site and a multi-lane roundabout at the mid-mile on Black Cat Rd. The Map depicts a future east/west collector street near the half mile on the west side of Black Cat. A collector street(San Remo St./N. Joy Way)is proposed from N. Black Cat Rd. to the north boundary in accord with the MSM. ACHD is not requiring a roundabout be constructed at this time as they feel it's not warranted based on the Traffic Impact Study(TIS) although additional right-of-way(ROW) is required to be dedicated to accommodate the future construction of the multi-lane roundabout. Proposed Development: The Applicant proposes to develop 66.35 acres of the subject overall property with 186 single-family detached dwelling units at an overall gross density of 2.8 units per acre; and 20.09 acres with non-residential/commercial uses to be determined in the future consistent with the FLUM. The eastern 18 acre residential portion of Quartet Northeast is located within the MU-NR designated area,which is a non-residential designated area that provides approximately a'/4 mile separation and buffer to the City's wastewater facility.Because the FLUM is not parcel specific,the Applicant requests the MDR designation on the western portion of the property is extended to the collector street(N.Joy Way), which bisects the eastern portion of the property.The portion of the property east of the collector street is proposed to be zoned C-G and developed with non-residential/commercial uses. Because the collector street will provide a"break"to future non-residential/commercial uses similar to that shown on the concept diagram for MU-NR designated areas included in the Comprehensive Plan (see Figure 3E on pg.3-18), Staff is amenable to this proposal if deemed appropriate by City Council. Staff does have concerns with residential uses in such close proximity to the Wastewater facility as foul odors are a concern in this area,thus the reason for the"non-residential"designation.For this reason, residential may not be a compatible use in this area.City Council should make this determination.Note: The Public Work's Dept. anticipates doing a noise%dor study later this year to determine the current impacts of the facility on adjacent properties, which may change the boundary of the MU-NR designated area. The Park's Dept. is not pursuing a City park in this location at this time; however,the non- residential/commercial lot(Lot 1,Block 14) on the east side of the collector street adjacent to the wastewater facility may be considered for a potential park site with a future development application on that property. Prior to any development occurring on this lot,the Applicant should coordinate with the Park's Department to determine if a City park is needed in this area. The following Comprehensive Plan Policies are applicable to this development: • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) Only one housing type is proposed in this development (i.e. single-family detached). The residential developments in this vicinity also contain standard single-family detached homes. Because this site is in close proximity to the City's Wastewater Resource Recovery Facility, Staff does not recommend a mix of housing types is provided as it would likely increase the density in this area, which is not desired. Page 6 Meridian City Council Meeting Agenda June 18,2020— Page 154 of 276 • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval,and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer service is available and can be extended by the developer with development in accord with UDC 11-3A-21. • "Avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City."(2.01.01 G) Only one housing type is proposed in this development(i.e. single-family detached); the minimum lot size proposed is 6,866 with an average lot size of 9,145 square feet, which will accommodate a variety of housing styles consisting of I-and 2-story units. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed single-family residential development is compatible with other residential and agricultural uses in the area; the future non-residential/commercial development should be compatible with the existing Wastewater facility to the southeast. The proposed residential uses in the MU-NR designated area may not be compatible with the Wastewater facility. The Public Work's Dept. anticipates doing a noise%dor study later this year to determine the current impacts of the facility on adjacent properties, which may change the boundary of the MU-NR designated area. • "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) Segments of the City's multi-use pathway system are proposed off-site along the north boundary of the Five Mile Creek and along the east side of the proposed collector street in accord with the Pathways Master Plan. Detached sidewalks are proposed along the arterial and collector streets for safe pedestrian access. Usable open space and quality amenities are proposed(see detailed analysis below in Section VI.B). • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems;services are proposed to be provided to and though this development in accord with current City plans. • "Discourage residential land uses in close proximity to the Wastewater Resource Recovery Facility,the Intermountain Gas Facility on Can-Ada Road, and other incompatible land uses." (3.06.02E) The eastern 18 acre portion of the site in Quartet Northeast is within the MU-NR designated area on the FL UM, which is in close proximity to the wastewater facility. The expansion of residential uses in this area may not be compatible with the wastewater facility due to odors associated with the facility. • "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe."(2.02.02) The proposed project is located in part of a larger "enclave"around the City's wastewater facility; development of this property will assist in maximizing public services. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Page 7 Meridian City Council Meeting Agenda June 18,2020— Page 155 of 276 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 generally consistent with the City's vision in terms that medium density residential and non-residential uses are proposed;public services can be provided and infrastructure will be extended with development. • "Require collectors consistent with the ACHD Master Street Map(MSM), generally at/near the mid- mile location within the Area of City Impact."(6.01.03B) A collector street(San Remo St./N.Joy Way) is proposed from N. Black Cat Rd. that stubs to the north for future extension to McMillan Rd in accord with the MSM, which depicts a collector street from McMillan Rd. to the northeast corner of the proposed residential development. • "Plan for and allow land uses surrounding the Wastewater Resource Recovery Facility that reduce human exposure to odors."(4.10.01A) The residential uses proposed on 18 acres in Quartet Northeast in the MU-NR designated area may expose humans to odors associated with the wastewater facility. • "Coordinate with developers, irrigation districts,and drainage entities to implement the proposed pathway network along canals, ditches, creeks,laterals and sloughs."(3.08.02B) A 10 foot wide multi-use pathway is proposed along the north side of the Five Mile Creek adjacent to the south boundary of the Quartet Northeast preliminary plat on NMID's property. • "Slow the outward progression of the City's limits by discouraging fringe area development; encourage development of vacant or underutilized parcels currently within City limits."(4.05.03B) The proposed project is in a larger enclave area around the City's wastewater facility and is not on the fringe. Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan in regard to land use, density and transportation if City Council determines an extension of the MDR designation on the abutting 18 acres of land to the east is appropriate for the area currently designated MU- NR. VI. UNIFIED DEVELOPMENT CODE ANALYSIS UD A. Annexation&Zoning: The Applicant proposes to annex a total of 90.99 acres of land between the two subdivisions with R-8 (70.68 acres)and C-G(20.31 acres) zoning consistent with the associated MDR and MU-NR FLUM designations in the Comprehensive Plan as discussed above in Section V. At the request of the City,the Applicant included the 0.97 acre out-parcel at the southwest corner of the Quartet Northeast subdivision where a sewer lift station is located in the annexation boundary. The single-family residential and future non-residential/commercial uses planned to develop on this site are consistent with uses desired in this area as discussed above in Section V. A conceptual development plan was not submitted for the non-residential/commercial lot proposed to be zoned C-G;the Applicant states this lot will be the subject of future discussion with the City regarding a potential park site as depicted on the FLUM or consideration of other potential buffer uses determined by the results of the Public Work's noise/odor study. Page 8 Meridian City Council Meeting Agenda June 18,2020— Page 156 of 276 The annexation area is within the Area of City Impact Boundary(AOCI). Legal descriptions for the annexation area are included in Section VIII.B; separate descriptions were submitted for each of the preliminary plat applications. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application,staff recommends a DA as a provision of annexation with the provisions included in Section IX.The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. The Record of Survey depicted in Section VIII.A should be approved by Ada County and recorded prior to approval of the annexation ordinance and the Development Agreement for this project. Additionally,as a provision of the Development Agreement,Staff recommends the Applicant is required to coordinate with the Park's Dept.prior to development of the C-G zoned portion of the site on the east side of the collector street to determine if a City park is needed in that area. B. Preliminary Plat: Two separate preliminary plats, Quartet Northeast and Quartet Southeast, are proposed due to land owned by NMID containing the Five Mile Creek bisecting the two properties. Because both plats are proposed to develop and be marketed as one overall project, Staffs analysis is based on the overall project. Quartet Northeast consists of 137 buildable lots(136 residential and 1 commercial), 19 common lots,and 2 other lots on 66.52 acres of land in the R-8 and C-G zoning districts; and Quartet Southeast consists of 50 buildable lots and 10 common lots on 19.92 acres of land in the R-8 zoning district. Overall, a total of 186 residential buildable lots, 1 commercial buildable lot,29 common lots and 2 other lots are proposed between the two subdivisions. The minimum lot size proposed overall is 6,866 square feet(s.f.)with an average lot size of 9,145 s.£.;the gross density overall is 2.8 units/acre with a net density of 4.76 units/acre. The subdivision is proposed to develop in three(3)phases as depicted on the plat(see Section VIII.C). The first two phases are located along N. Black Cat Rd.with the third and final phase on the eastern portion of the site. Existing Structures/Site Improvements: There is one existing home and accessory structures within the boundary of each preliminary plat that are proposed to remain on Lot 11,Block 7, Quartet Southeast and Lot 2,Block 1, Quartet Northeast subdivision. All existing accessory structures that don't comply with the setback standards listed in UDC Table 11-2A-6 should be removed prior to the City Engineer's signature on the final plat on the phase in which they're located. The existing homes are required to disconnect from private service and hook up to City water and sewer service within 60 days of such services becoming available as set forth in MCC 9-1-4 and 9-4-8 respectively.Existing wells may be used for irrigation purposes only. The addresses of these homes will also be subject to change with subdivision of the property. Proposed Use Analysis: Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2.Allowed uses in the C-G district are listed in UDC Table 11-2B-2. Although some residential uses are allowed in the C-G zoning district per UDC Table 11-2B-2, Staff recommends as a provision of the DA that no residential uses be developed on the non- residential/commercial C-G zoned lot on the east side of the collector street,including but not limited to, a multi-family development, a vertically integrated residential project,and/or a nursing/residential care facility unless a subsequent Noise and Odor Study conducted by the City determines residential uses are appropriate in that area. Page 9 Meridian City Council Meeting Agenda June 18,2020— Page 157 of 276 Dimensional Standards (UDC 11-2): Development of the subject property is required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district and 11-2B-3 for the C-G district. Subdivision Design and Improvement Standards (UDC 11-6C-3) Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3, including but not limited to streets, common driveways and easements. There are two(2)common driveways proposed on common lots(i.e. Lots 10 and 16,Block 1); such driveways should be constructed in accord with the standards listed in UDC 11-6C-3D. A perpetual ingress/egress easement 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. An exhibit should be submitted with the final plat application that depicts the setbacks,fencing, building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway should be depicted on the opposite side of the shared property line from the common driveway.Address signage should be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. Access(UDC 11-3A-3) One(1)collector street(San Remo St./N.Joy Way)access is proposed in Quartet Southeast and one(1) local street access is proposed in Quartet Northeast via N. Black Cat Rd. The collector street is proposed to stub to the north at the northeast corner of the site for future extension to W. McMillan Rd. Local stub streets are proposed to the north and south to adjacent properties for future extension as depicted on the preliminary plats in Section VIII.C. Direct lot access via the arterial(Black Cat Rd.) and collector(San Remo St/N. Joy Way) streets is prohibited;the existing access via Black Cat Rd. for the home proposed to remain on Lot 2,Block 1 Quartet Northeast subdivision shall be removed and access taken from Belitower Dr. The bridge across the Five Mile Creek and the gravel fire access road from Black Cat Rd.in the location where the collector street is proposed is required to be constructed for emergency access for any development over 30 homes/lots as approved by the Fire Department. Because N.Joy Way is proposed to stub at the north boundary and is longer than 150' without a Fire Department approved turn around,the Fire Dept. requests a Type III barricade is placed at the intersection of N.Joy Way and Grand Rapids Dr.to prevent access until the street is extended in the future.The construction drawings should be revised to include this change.As an alternative to a barricade, a Fire Dept. approved turnaround could be provided at the end of the collector street. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. Future development should comply with these standards. Parking for non-residential uses is required per the standards listed in UDC 11-3C-6B.1. Pathways(UDC 11-3A-8): The Pathways Master Plan depicts a segment of the City's multi-use pathway system along the north side of the Five Mile Creek; and along the north and a short portion of the east side of the Quartet Northeast property. The Applicant proposes to construct an off-site 10-foot wide multi-use pathway along the north side of the Five Mile Creek and a detached 10-foot wide sidewalk/multi-use pathway along the east side of the collector street(N. Joy Way),north of the creek,to the north boundary of Quartet Northeast per discussions with the Park's Department. Legal descriptions for the pathway alignments (14-feet wide) Page 10 Meridian City Council Meeting Agenda June 18,2020— Page 158 of 276 should be submitted to the City in order for the pathways to be added to the City's Master Pathways Agreement. The pathway proposed on NMID's property will require a license agreement with NMID for the pathway and associated landscaping required by UDC 11-311-12C. The UDC (11-3B-12C) requires a 5-foot wide landscape strip to be provided along each side of the pathway,landscaped with a mix of trees,shrubs,lawn,and/or other vegetative groundcover.A minimum of one trees is required per 100 linear feet of pathway; the calculations table included on the landscape plan does not include the linear feet of pathways or trees proposed to demonstrate compliance with this requirement—the revised plan submitted with the final plat application should include this information. If NMID does not approve the pathway and associated landscaping to be located on their property, the pathway should be provided in a minimum 20-foot wide common lot within Quartet Northeast subdivision within a 14-foot wide public pedestrian easement. Staff recommends pedestrian pathways are provided from the internal sidewalks along Miramente Ct. and Miramente Dr.through adjacent common areas to the multi-use pathway along the Five Mile Creek; and micro-pathways are provided through Lot 10,Block 4 and Lot 7,Block 3 for pedestrian interconnectivity within the subdivision. All pathways shall be constructed in accord with the standards listed in UDC 11-3A-8 and the Pathways Master Plan. Sidewalks(UDC 11-3A-1 The UDC(11-3A-17)requires, at a minimum, detached sidewalks to be provided along arterial and collector streets and attached sidewalk to be provided along local streets. Detached sidewalks are proposed along all internal streets,except around the cul-de-sacs, and within the street buffer adjacent to N. Black Cat Rd. and San Remo St./N. Joy Way in accord with the standards listed in UDC 11-3A-17. Parkways (UDC 11-3A-1 Eight-foot wide parkways are proposed adjacent to all streets where detached sidewalk are proposed; all parkways are required to be constructed in accord with the standards listed in UDC 11-3A-17. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required adjacent to N.Black Cat Rd., an arterial street; and a 20-foot wide street buffer is required adjacent to San Remo St./N. Joy Way, a collector street, landscaped per the standards listed in UDC 11-3B-7C, as proposed. Parkways are required to be landscaped in accord with the standards listed in UDC 11-3A-17 and 11-3B- 7C. Landscaping is proposed in accord with UDC standards. Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B-12C as discussed above. Common open space is required to be landscaped in accord with the standards listed in UDC 11-3G-3E. Landscaping is depicted in common areas in excess of UDC standards. There are existing trees on the site around the existing homes that are proposed to be retained that may require mitigation if removed. The Applicant should coordinate with Matt Perkins,the City Arborist,to determine mitigation requirements per the standards listed in UDC 11-3B-10C.5 if existing trees are not proposed to be retained on the site.Any mitigation information shall be included in the calculations table on the landscape plan. Page 11 - Meridian City Council Meeting Agenda June 18,2020— Page 159 of 276 If the unimproved right-of-way is 10 feet or greater from the edge of pavement to edge of sidewalk or property line,the Developer is required to maintain a 10 foot compacted shoulder meeting the construction standards of ACHD and landscape the remainder with lawn or other vegetative ground cover as set forth in UDC 11-3B-7C.5.A license agreement for improvements within the right-of-way is required between the property owner and ACHD. Qualified Open Space(UDC 11-3 : A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B is required to be provided with development. Based on the area of the Quartet Northeast plat(66.52 acres),a minimum of 6.65 acres of qualified open space should be provided.A total of 7.6 acres(or 11.5%)is proposed in excess of UDC standards consisting of half the street buffer along the arterial street(N. Black Cat Rd.), all of the street buffer along the collector street(N. Joy Way),internal linear open space and common areas exceeding 50' x 100' in area. Based on the area of the Quartet Southeast plat(19.92 acres),a minimum of 1.99 acres of qualified open space should be provided. A total of 3.4 acres(or 17%) is proposed in excess of UDC standards consisting of half the street buffer along the arterial street(N. Black Cat Rd.), all of the street buffer along the collector street(San Remo St./N. Joy Way), and internal linear open space. Qualified Site Amenities (UDC 11-3 A minimum of one(1) qualified site amenity is required for each 20 acres of land to be developed as set forth in UDC 11-3G-3. Based on the area of the Quartet Northeast plat(66.52 acres),a minimum of three(3) qualified site amenities are required to be provided. A community swimming pool, a tot lot containing children's play equipment, one acre of extra qualified open space beyond the minimum standards and segments of the City's multi-use pathway system are proposed in excess of UDC standards. Based on the area of the Quartet Southeast plat(19.92 acres),a minimum of one(1) qualified site amenity is required to be provided. An additional 1.41 acres of qualified open space beyond the minimum standards is proposed as a site amenity in accord with UDC standards. Because Quartet Northeast and Southeast subdivisions will develop as one and be under the same Homeowner's Association, and common open space and site amenities will be shared, Staff believes the proposed open space and site amenities are adequate for the development with the inclusion of the micropath connections as recommended above. Waterways(UDC 11-3A-'U"I: The Creason Lateral runs across the eastern portion of the north boundary of Quartet Northeast subdivision in Lot 34,Block 4 within a 40-foot wide easement and is proposed to be left open. Because this area is included in the qualified open space calculations for the site,it should be landscaped per the standards listed in UDC 11-3G-3E—no landscaping is depicted on the landscape plan for that area. The Five Mile Creek is contained within land owned by NMID that lies between the two proposed preliminary plats. The creek should be protected during construction. A portion of the site is within the Five Mile Creek floodplain in an approximate(A)zone which will require a floodplain permit application,including hydraulic and hydrologic analysis to define base flood elevations and a floodway prior to any development occurring in the overlay district—contact Jason Korn,Public Work's,with any questions. Fencing(UDC 11-3A- : All fencing is required to comply with the standards listed in UDC 11-3A-6C and 11-3A-7. Fencing is proposed as shown on the landscape plan. Page 12 Meridian City Council Meeting Agenda June 18,2020— Page 160 of 276 Six-foot tall solid wood fencing is proposed along the perimeter boundary of the site and along side yards adjacent to the street; and 5-foot tall clear vision fence is proposed adjacent to most internal common open space areas. To provide more visibility of the common area on Lot 34,Block 4 where the Creason Lateral is located, Staff recommends fencing adjacent to the common lot complies with the standards listed in UDC 11-3A-7A.7. The Creason Lateral is required to be fenced with an open vision fence at least 6' in height and having an 11-gauge,2"mesh or other construction,equivalent in ability to deter access to the waterway.If the Applicant can demonstrate to the satisfaction of the Director that the waterway serves as or will be improved as a part of the development to be a water amenity as defined in UDC 11-1A-1,it is not required to be fenced per UDC 11-3A-6C.If it's improved as a water amenity, construction drawings and relevant calculations prepared by a qualified licensed professional registered in the State of Idaho shall be submitted to both the Director and the authorized representative of the water facility for approval. Staff recommends a break in the fence is provided on the south side of Lot 8,Block 6 adjacent to the Five Mile Creek for pedestrian access to the multi-use pathway. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction is required to follow Best Management Practice as adopted by the City. Irrigation: Underground,pressurized irrigation water is required to be provided for each and every lot within the development in accord with MCC 9-1,Water Use and Service. Irrigation water will be provided from the Nampa&Meridian Irrigation District. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant submitted several conceptual building elevations for the proposed single-family detached homes planned to be constructed in this development which are included in Section VIII.F. Homes depicted are a mix of 1-and 2-story units with building materials consisting of a variety of siding styles with stone/brick veneer accents.No elevations were submitted for the non-residential/commercial portion of the development as no development is proposed at this time. Because 2-story home elevations that face arterial and collector streets are highly visible, Staff recommends as a provision of the DA that the rear and/or side of structures on lots that face N. Black Cat Rd.,an arterial street,and San Remo St./N.Joy Way,a collector street,incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. A Certificate of Zoning Compliance and Design Review application is required to be submitted and approved prior to submittal of any building permit applications for the swimming pool facility and the non- residential/commercial portion of the development. Design of these structures is required to comply with the design standards listed in the Architectural Standards Manual.Design review is not required for single- family detached homes. VII. DECISION A. Staff: If the City Council determines extending the MDR FLUM designation further to the east as proposed is appropriate, Staff recommends approval of the requested annexation and zoning with the requirement of a Page 13 Meridian City Council Meeting Agenda June 18,2020— Page 161 of 276 Development Agreement and approval of the requested preliminary plats with the conditions noted in Section IX.A per the Findings in Section X. Page 14 - Meridian City Council Meeting Agenda June 18,2020— Page 162 of 276 VIII. EXHIBITS A. Record of Survey for Property Boundary Adjustment in Ada County(Not Approved) TSI V1�5Y71Y'1A 3 o ` - loll �V j s rk a y KNJ ��jy k I R rixnn.=or,: L 1 141G Lr.[i811 °�_ r LL_ d r a Cf G F k L21 F uq � WIN P 6 1 11 , l I � 11 L I �+� � � 8 • a 1 1 I o I -- r ----------------- �" Page 15 Meridian City Council Meeting Agenda June 18,2020— Page 163 of 276 B. Annexation Legal Description & Exhibit Map Quartet Northeast: lum 9233 WEST STATE STREET I SOISE,ID 83714 1 209.639.6939 1 FAX 208.639.6930 Aprll 10,2020 Project No.19-010 Exhibit A legal Dewription for Annexation Quartet Northeast A parcel of land situated in a portion of the South 1/2 of the Northwest 1/4 of Section 34,Township 4 North,Range 1 West,Boise Meridian,Ada County,Idaho and being more particularly described as Follows: Commencing at a brass cap marking the Northwest corner of said Section 34,which bears N00'2724"L a distance of 2,631.60 feet from an aluminum cap marking the West 1/4 corner of said Section 34,thence fallowing the westerly line of said Northwest 1/4,SCV27'24"W a distance of 1,315.80 feet to the North 1/16 corner of said Section 34 and Section 33 and being the POINT OF BEGINNING. Thence leaving said westerly line and following the northerly line of said South 1/2 of the Northwest 1/4,589'26'06"E a distance of 2,647.62 feet to an aluminum cap marking the Northeast corner of said South 1/2 of the Northwest 1/4(C-N 1/16 corner); Thence leaving said northerly line and following the easterly line of Said South 1/2 of the Northwest 1/4, 500°43'47"W a distance of 1,323.39 feet to a 518-inch rebar marking the center of said Section 34; Thence leaving said easterly line and following the southerly line of said Northwest 1/4,N89'16'14"W a distance of 1,129.66 feet to the centerline of Five Mile Drain; Thence leaving said southerly line and following said centerline the fallowing eight (9)courses: 1. N38'17'55"W a distance of 133.84 feet; 2. N46'51'55"W a distance of 134.69 feet; 3. N73'28'41"W a distance of 107.91 feet; 4. N79'57'01"W a distance of 202.45 feet; 5. N77'05'23"W a distance of 11210 feet; 5. N79'05'40'W a distance of 325.25 feet; 7 N78'22'23"W a distance of 307.52 feet; 8, N78'15'35"W a distance of 100.49 feet; Thence leaving said centerline,N04°27'24"E a distance of 236.72 feet, Thence N89'32'3VW a distance of 195.00 feet to the westerly line of said Northwest 1/4; Thence following said westerly line,N00'27'24"E a distance of 654.43 feet to the POINT OF BEGINNING. Said parcel contains a total of 69,735 acres,more or less. 1 Attached hereto is Exhibit B and bVthis reference is hereby made a part of. *v` a N 12459 a ' 0F % dq ENGINEERS I SURVEYORS I PIANNFRS Page 16 Meridian City Council Meeting Agenda June 18,2020— Page 164 of 276 POINTOF T;'RC Ni3 fd POINT OF COMMENCEMENT a/16 CORNER SECTION 344 FOUND BRAM W FOUND ALUM114UM CAP NW CORNER SECTION 34 VEST 1/4 CORNER SECTION 34 HAS]$ OF BEARING — —33 NW27'24"E 2631.80" !V. Black Cat Rd. 33 8 34 45v.z ' 654.43' SOC'27'24"W 1315.80' 34 27 N$9 32 a,w 195.00' _ N0927'24'F 236.72' ro I 35�h 100.49' r� ro N76'22'23�W 347.52' i� � N74'O5'41}�k 32625' 17705'23'W C—W 1 16 Qi 112,20' CORNER N79.57'01"W 1O SECTION 34 202,45' m N7328'41'W `y 147-91' w NW 16'14 W m N46'51'55W � 134.69' N3F17'55_W 133.84` � Annexation Area: 68.735t AC. 50434244210,SO434233652 0 200 404 800 Lq 0 &50434234020(portion) Current Zoning:RUT Scale: 1"=400' LEGEND ' FOUND BRASS CAP t*pL Lq�� FOUND ALUMINUM CAI' 5/8—INCH REIMIR A CALCUWE0 PD1NT 12459 ANNEXATION &DUN0ARY `r�qJ Al —SECTION LINE ? Off Sfl0'43'47"4Y 1323.39' �•{�•��-� CENTER OI C-N 116 CORNER F SECTION 34 OF SECTION 34 Efl51NEERS.SURVEv9RI PIANNEKS 9233 WEST STATESTREE 1113E5E,IIDANO E1714 pH0,NE i204J 659-W39 y, FAk[ZA?Ep6N-MO Exhibit B Annexation DATE: Apf12M k6jR,-7: 19-0E0 SHEET: Quartet Northeast Subdivision 1 OF 1 S 1/2 NW 1/4 Sec. 34, TON., R1W., B.M., Ada County, Idaho Page 17 Meridian City Council Meeting Agenda June 18,2020— Page 165 of 276 Quartet Southeast: Ion 9233 WEST STATE STREET I SOISE,0 83714 1 208-639.6939 1 PAX 208.639.6930 April 10,2020 Project No.19-010 Exhibit A Legal Description for Annexation and Rezone to R-8 Quartet Southeast A parcel of land situated in a portion of the North 1/2 of the West 1/2 of the Southwest 1/4 and a portion of the South 1/2 of the!Northwest 1/4 all in Section 34,Township 4 North,Range 1 West,Boise Meridian,Ada County,Idaho and being more particularly described as follows: BEGINNING at an aluminum cap marking the West 1/4 corner of said Section 34,which bears 500°27'24"W a distance of 2,631.60 feet from a brass rap marking the Northwest corner of said Section 34,thence following the westerly line of said Northwest 1/4,N00°27'24"E a distance of 450,24 feet to the centerline of Five M ile ❑rain; Thence leaving said westerly line and following said centerline the following nine(9)courses: 1. S83°53'03"E a distance of 33.19 feet; 2. 578°15'35"E a distance of 265.65 feet; 3. S78°22'23"E a distance of 307.52 feet; 4. 579°05'40"E a distance of 326.25 feet; 5. S77°05'23"E a distance of 112.20 feet; 6. 579°57'01"E a distance of 202.45 feet; 7. 573'28'41"E a distance of 107.81 feet; 3. 546°51'55"E a distance of 134.69 feet; 9. 538'17'55"E a distance of 133.84 feet to the southerly line of said Northwest 1/4; Thence leaving said centerline and following said southerly line,N89'16'14"W a distance of 191-01 feet to a 5/8-inch rebar marking the Northeast corner of said West 1/2 of the Southwest 1/4(C-W 1/16 corner}; Thence leaving said southerly line and`ollowing the easterly line of said West 112 of the Southwest 114, $00°35'24"W a distance of 25.93 feet; Thence leaving said easterly line,60.97 feet along the arc of a circular curve to the left,said curve having a radius of 517.00 feet,a delta angle of 06°45'23",a chord bearing of 547'09'17"W and a chord distance of 60.93 feet; Thence S43'46'36"W a distance of 306.45 feet Thence 423,64 feet along the arc of a circular curve to the right,said curve having a radius of 520.00 feet,a delta angle of 46"40'43",a chord bearing of 567"06'57"W and a chord distance of 412-02 feet; Thence N89°32'41"W a distance of 589.03 feet; Thence 545°27'19"W a distance of 29A9 feet; Thence 500°27'12"W a distance of 79.36 feet; Thence N89"32'48"W a distance of 78.00 feet to the westerly line of said Southwest 1/4; Thence following said westerly line,N00'27'12"E a distance of 560.22 feet to the POINT OF BEGINNING. Said parcel contains a total of 22.26 acres,more or less. PA Attached hereto is Exhibit B and by this reference is hereby made a part of. R' o 12459 o If OF L. a ENGINEERS 4 SURVEYORS I PLANNERS /0'?-02-0 Page 18 Meridian City Council Meeting Agenda June 18,2020- Page 166 of 276 28 2-j W. McMillan Rd. 33 34 FOUND BRASS CAP NORTHWEST CORNER SEC-11ON 34 0 125 250 500 N Scale: 1"=25Q' Unplatted SOT53'03"E " 33.19' — S78'15'35"E 265.65' 578'22'23"E 307.52' S7705'40'E w � ! � 32$.25' S77'05'23"E +fi 11 112.20 S79'57'01'E q Mil tFlthE Dr 202.45' z a117 S73328'41'E M 107.81` S46.51'55"E SE-43423392 U \134.69' POINT OF BEGINNING 53517'55'E FOUND ALUMINUM CAP 133.84' 33 wEST ir4 CORNER SECTION 34 SOO'35'24"W 34 — 25,93' — Annexation Area. 22.26±AC. ca N89'18'14 W Current Zoning: RUT 191A1' Proposed Zoning: R-8 ,yam` c--w 1/16 SO434325860(Portion'I &SO434234020{portion] SECTON 34 ryro to m"U o I `1 S4527'19W p"I m 29.19, IUnplatted G r+l ab N89'32'41"W 589.03' z 500'27'12"W 79.36' 7500' 48 Unplatted FOUND ALUMINUM CAP SW CORNER SECTION 34 33 34 T.4N., R.1W.W, McMillan Rd. T.3N., R.JW. — — �pl. LANq LEGEND '�� is FOUND BRASS CAP ; rOUND ALUMINUM CAP 12459 '0 kim �} 5/8-INCH REBAR rnj �O A CALCULATED POINT ¢,� �T£ 4I l4� 4a ANNEXATION & REZONE 6OUNDARY 'P4q► B N\- ENGFNEERS.SURVEYORS.PLANNERS ' -SECTION LINE • h, 7,0 9233 W EST STATF STREET NOISE,IDARO83714 YFFF]!LE(209)639 E939 FAX 12P8)639-6936 Exhibit B Annexation and Rezone FATE' ApriF 202G PROJECT- 19-01G SHEET: Quartet Southeast Subdivision 1 OF 1 N112 W1/2 SW1/4 &51/2 NW1/4 Sec. 34, T4N, R1W, B.M., Ada County, ID Page 19 Meridian City Council Meeting Agenda June 18,2020— Page 167 of 276 City Lift Station Lot: lam 9233 WEST STATE STREET I BOISE,ID 83714 1 208.639,6939 I FAX 208.639.6930 April 20,2020 Project No.19-010 Exhibit A Legal Description for Annexation and Rezone to R-8 City of Meridian Parcel A parcel of land situated in a portion of the Southwest 1/4 of the Northwest 1/4 all in Section 34, Township 4 North,Range 1 West,Boise Meridian,Ada County,Idaho and being more particularly described as follows: Commencing at a brass cap marking the northwest corner of said Section 34,which bears N0a°27'24"E a distance of 2,631.60 feet from an aluminum cap marking the west 1/4 of said Section 34,thence following the westerly line of said Northwest 1/4,S00°27'24"W a distance of 1,990.23 feet to the POINT OF BEGINNING. Thence leaving said westerly line,S89'32'36"E a distance of 195.00 feet to a 5/8-inch rebar; Thence 500'27'24"W a distance of 236.72 feet to centerline of Five mile Drain; Thence following said centerline, N78'15'35"W a distance of 165.16 feet; Thence following said centerline, N83°53'03"W a distance of 33.19 feet to the westerly line of said Northwest 1/4; Thence leaving said centerline and following said westerly line, N00°27'24"E a distance of201.13feet to the POINT OF BEGINNING. Said parcel contains a total of 0.974 acres,more or less. Attached hereto is Exhibit B and by this reference is hereby made a part of. T 12459 Q a Ar L, BALti'� ENGINEERS I SURVEYORS I PLANNERS Page 20 Meridian City Council Meeting Agenda June 18,2020— Page 168 of 276 28 27 W. McMillan Rd. 33 34 POINT OF COMMENCEMENT N FOUND BRASS CAP NW CORNER SECT]ICN 34 I� M 0 ro I 0 56 100 200 I� N N Scale: 1"=10D' b 0 w POINT OF BEGINNING S89'32'36"E 195.Ofl' Z LEGEND FOUND BRASS CAP m N a � x FOUND ALUMINUM CAP o `' ��gi• S/B-INCH REBAR 5-4t+�x� 4�3� 3�p`�qCk�� A CALCULATED POINT m $ �Qp��ien d °r $ o BOUNNDG4ATR E=IYN & REZON ��oPas� � +v��T,�as-µ, N83'53'a3"W 765 TB' 33.19' Fj � Mile Drain Uf U N x � o 12459 33 34 `r�gTf `9�0 4 WEST FOUNO1/�lUCORNER SECTION 34 �MINUM CAP ����U�(�4-�"�Q` ENGINEERS.SUAVEVORS.PU4NNER5 �"� .�� 9233 5NE5T STATE 5TREET BORE,1DAHO83714 PHONE 12a6)639-693R FAX(208)639-69M Exhibit B Annexation and Rezone to R-8 DATE: April2000 PROJECT: 1B-Ot9 SHEET: City of Meridian Parcel -4130 N. Black Cat Rd. 1 OF 1 5W 1/4 NW 1/4 Sec. 34, T4N„ R1W., B.M.,Ada County, Idaho Page 21 Meridian City Council Meeting Agenda June 18,2020- Page 169 of 276 C. Preliminary Plat(date: 1/31/2020)&Phasing Plan Quartet Northeast: QUARTET RORTHEAST Su610 micHN PRE UM Ir#ARY PLAT 1 h I1+dA{14411h4151RLL7F0IL THk SSHICY lfl 44 CHI wQrl7rrM'jT 111[II:IlCN loihwHrl l wffrK m*r.1 lw[Lr im Dr L■■OAN.JLh mu".CKYO e rh�u M Y 4 • ■ ■ .. r ■ r I'. x41 a ad.a witi"f� FF �� V ■ 1{ R A P s n x 'r Y -� rrl�\r1�Y.TTXItS HiYr V41 Q'F — ' S o_w[[rr w.IrtYwn x.e=nlr'it .. Page 22 - Meridian City Council Meeting Agenda June 18,2020— Page 170 of 276 JL IL sl- It WA of ff. dp Op Puoe23 - ---- Meridian City Council Meeting Agenda June 1o.zozo- Page 1r1ofzro 7-i 1 i - � r f Ir f# f, r r m i •f aD Apmru+s�crxgr. — — —— R:J Quartet Southeast: QUARTf7$0�]T PAST$4JHINVISION PR9�1MiNARY PLAT x{wCer ht�.W G YN MFra Ix.A poML16rr of nk Yxnn l��Or Yx E lrnkhmIsT V4 4ND PMTIEN OF THE WEST W Ex THE 9OUNWESl 1A EF 9CrK 43t 1U5N45NIF1 II OWN.IVIR I MIS.On O 46ILRI UM,ADA WIRIrY,VANa f�MlTFT�rJf.{,{$!51.p71N�}4 Page 24 - Meridian City Council Meeting Agenda June 18,2020— Page 172 of 276 1 rSii I gr�anis<zmruTsu�un�w - - — RS dr im � --r " Y burner iOu�nEul wern+Ho� L. w Page 25 Meridian City Council Meeting Agenda June 18,2020— Page 173 of 276 Phasing Plan: IF L T$ a . t 2. 41 M7 -T7 �[ IL t- � . } 1, AN- JL gL S JL .,.A IL T-- T , / � 22 ` Z \ /\ . Ak. mj� f JL jt IL IL ] .� \ � �. - L 7 Page 26 Meridian City Council Meeting Agenda June 18,2020— Page 174 of 276 D. Landscape Plan(date: 1/30/2020) Quartet Northeast: .S MPG � I .� �11#9RIILLLL 6111 i I 4 m 41 ,m-- r &RUM"Ir R Ll Page 27 - Meridian City Council Meeting Agenda June 18,2020— Page 175 of 276 1 1 � O —_• r•-. � f I0a�., �—_ -- 1 _ I ' i m:' L y. 1 .... ...... 1 _ ]u WR 1 NGF nimi k.81.M KA LhhG5G5fi E!- — Quartet Southeast: IL *3" � I Bkl(;HTON Page 28 Meridian City Council Meeting Agenda June 18,2020— Page 176 of 276 i f ._....__... Cr { gLL- ;� �— $ 0 - �- -- — Ytl RUu7F?5JLRUEM UY 0 — �•• aaLtia � Lr 4k�AT— ti-� Lbr i .tea auraLtriounlU&wvwloll IAlI�BC/if=Lail �...,� jr— IL3, Page 29 Meridian City Council Meeting Agenda June 18,2020— Page 177 of 276 E. Qualified Open Space Exhibit(dated: 6/11/2020) Quartet Northeast: ` a11AiaTfT NO(RkEAST 5U9011+i51Ge OV+Eh1 SFACE EXHIW VA OLVAM _ . tea.. .. _.a__ _. _.. •_n 1417 Quartet Southeast: "IRTETSOWHEAST SUODI1RS10r1 OPEN SPACE EKHABIT AU 1- uwrn x+�xa z Page 30 Meridian City Council Meeting Agenda June 18,2020— Page 178 of 276 ` Q�J �L'�'&7J$�fV7670l� w N* r URI 63 If TON _ BRIGHTO FVMQN IJ W i m P.-IEEr.maps AL . . TT7ICALflSVAT7CM-;i 1ii 11 Ii u`1M1IM 1►� In!, — "Io -- 'iM' 1■ ZNT RA LIP, 11 ` 1310CiHTON B1 1GHTON . . . . �.- •. 1 1 1..- • . 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 Record of Survey depicted in Section VIII.A shall be approved by Ada County and recorded prior to City Council approval of the Annexation Ordinance and Development Agreement for this project.The DA shall,at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, phasing plan, landscape plan, qualified open space exhibit and conceptual building elevations included in Section VIII and the provisions contained herein. b. The existing homes that are to be retained on lots in the proposed subdivision are required to disconnect from private systems and hook up to City water and sewer service within 60 days of such services becoming available as set forth in MCC 9-1-4 and 9-4-8 respectively. Existing wells may be used for irrigation purposes only. c. The existing homes to be retained on lots in the proposed subdivision will be assigned new addresses with subdivision of the property. d. The Five Mile Creek shall be protected during construction. e. No residential uses shall be developed on the non-residential/commercial C-G zoned lot on the east side of the collector street,including but not limited to, a multi-family development, a vertically integrated residential project,and/or a nursing/residential care facility unless a subsequent Noise and Odor Study conducted by the City determines residential uses are appropriate in that area. f. The Developer shall coordinate with the City Park's Department prior to development of the non-residential/commercial lot on the east side of the collector street(N.Joy Way)to determine if a City Park is needed in this area as designated on the Comprehensive Plan. g. The rear and/or side of structures on lots that face N. Black Cat Rd.,an arterial street, and San Remo St./N.Joy Way, a collector street, shall incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays, banding,porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. h. Quartet Northeast and Southeast subdivisions shall develop and be phased as one project and shall be included in the same Homeowner's Association; all common open space and site amenities between the two subdivisions shall be shared. 2. The final plat(s) submitted for this development shall incorporate the following: a. Include a note stating direct lot access via N. Black Cat Rd. and San Remo St./N. Joy Way is prohibited. Page 32 Meridian City Council Meeting Agenda June 18,2020— Page 180 of 276 3. The landscape plan submitted with the final plat application shall be revised as follows: a. Add pedestrian pathways from the internal sidewalks along Miramente Ct. and Miramente Dr. through adjacent common areas to the multi-use pathway along the Five Mile Creek;provide breaks in the fence where necessary to provide a connection. Also provide micro-path connections through Lot 10,Block 4 and Lot 7,Block 3 for pedestrian interconnectivity within the subdivision. b. Landscaping shall be depicted on either side of all pathways as set forth in UDC 11-313-12C. Calculations shall be included for the linear feet of pathway and the required vs.provided number of trees in the Calculations table. c. If any existing trees are proposed to be removed from the site,the Applicant shall schedule an inspection with the City Arborist,Matt Perkins,prior to removal of any such trees to determine mitigation requirements in accord with the standards listed in UDC 11-3B-1OC.5. Mitigation information shall be included in the calculations table on the plan if applicable. d. If the unimproved right-of-way is 10 feet or greater from the edge of pavement to edge of sidewalk or property line,the Developer is required to maintain a 10 foot compacted shoulder meeting the construction standards of ACHD and landscape the remainder with lawn or other vegetative ground cover as set forth in UDC 11-3B-7C.5. A license agreement for improvements within the right-of-way is required between the property owner and ACHD. e. Depict fencing adjacent to the Creason Lateral as set forth in UDC 11-3A-6C.3 in order to preserve public safety unless the waterway is proposed to be improved as part of the development to be a water amenity. In such case, documentation shall be submitted as set forth in UDC 11-1A-1 and 11-3A-6C.2 for approval by the Director. f. The location of site amenities shall be depicted on the plan; a detail shall be submitted for the children's play equipment. g. Depict landscaping in Lot 34,Block 4 in accord with the standards listed in UDC 11-3G-3E. h. Depict fencing on Lot 34,Block 4 where the Creason Lateral is located per the standards listed in UDC 11-3A-7A.7 to provide more visibility of the common area. i. Depict a 6-foot tall open vision fence having an 11-gauge,2 inch mesh or other construction equivalent in ability to deter access to the Creason Lateral on Lot 34,Block 4 in accord with the standards listed in UDC 11-3A-6C.3 unless the waterway is proposed to be improved as part of the development to be a water amenity. In such case,construction drawings and relevant calculations prepared by a qualified licensed professional registered in the State of Idaho shall be submitted to both the Director and the authorized representative of the water facility for approval. 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables 11-2A-6 and 11-213-3 for the R-8 and C-G zoning districts respectively. 5. The bridge across the Five Mile Creek and the gravel fire access road from Black Cat Rd. in the location where the collector street is proposed shall be constructed for emergency access for any development over 30 homes/lots as approved by the Fire Department. 6. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 based on the number of bedrooms per unit. 7. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing,building envelope, and orientation of the lots and structures accessed via common driveways; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway shall be depicted on the opposite side of the shared property line from the common driveway as set forth in UDC 11-6C-3D. Page 33 Meridian City Council Meeting Agenda June 18,2020— Page 181 of 276 8. Address signage shall be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. 9. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for the common driveways,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment as set forth in UDC 11-6C-3D.8. A copy of said easement shall be submitted to the Planning Division with the final plat for City Engineer signature; or,this information may be included on the face of the plat. 10. A Type III barricade shall be placed at the intersection of N. Joy Way and Grand Rapids Dr. to prevent access until the street is extended in the future;the construction drawings shall be revised to include this change. As an alternative to a barricade, a Fire Dept. approved turnaround could be provided at the end of the collector street instead. 11. All existing structures that don't comply with the setback standards listed in UDC 11-2A-6 shall be removed from the site prior to signature on the final plat by the City Engineer for the phase in which they are located. 12. A 14-foot wide public pedestrian easement shall be submitted to the Planning Division for the 10-foot wide multi-use pathways proposed within the site that are not located within right-of-way,prior to signature on the final plat by the City Engineer. 13. The existing access via Black Cat Rd. for the home proposed to remain on Lot 2,Block 1, Quartet Northeast subdivision shall be removed. 14. A Certificate of Zoning Compliance and Design Review application is required to be submitted and approved prior to submittal of any building permit applications for the swimming pool facility in the residential portion of the development; and for all non-residential/commercial uses. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 Applicant to ensure that the depths of the sanitary sewer allows for service of the property to the SE of Quartet Northeast per the Meridian Wastewater Master Plan. 1.2 The water main in N Joy Way(furthest east road) should be a 12-inch. Also,the water main in N Joy Way will need to continue south through Quartet Southeast to provide a second connection out to Black Cat Road with the first phase of the development. 1.3 Consider eliminating the short dead-end water main in the cul-de-sac off of Exeter Avenue and Capriana Drive, instead install three services to the three cul-de-sac homes off the mainline in Capriana Drive. 1.4 From the preliminary investigation of groundwater elevation provided in the application, it appears that shallow groundwater may be a factor with the development of this subdivision. Additional monitoring and analysis shall be required to ensure that homes constructed within this development do not encounter groundwater within their crawl spaces. Updated data and recommendations from a geotechnical professional shall be required with the submittal of construction design drawings. 1.5 A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any development occurring in the Overlay District,a floodplain permit application,including hydraulic and hydrologic analysis is required to be completed and submitted to the City and approved by the Floodplain Administrator per MCC 10-6. Page 34 - Meridian City Council Meeting Agenda June 18,2020— Page 182 of 276 2. General Conditions of Approval—Quartet Northeast& Quartet Southeast 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. 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. Page 35 Meridian City Council Meeting Agenda June 18,2020— Page 183 of 276 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C- 3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23The 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. Page 36 - Meridian City Council Meeting Agenda June 18,2020— Page 184 of 276 C. FIRE DEPARTMENT Northeast: https://weblink.meridianciV.org/WebLinkIDocView.aspx?id=187210&dbid=0&repo=MeridianCiU Southeast: h yps://weblink.meridiancity.org/WebLink/Doc View.aspx?id=187211&dbid=0&repo=Meridian City Phasing: hyps://weblink.meridiancity.oLv WebLink/Doc View.aspx?id=187133&dbid=0&repo=Meridian City D. POLICE DEPARTMENT https://weblink.meridianciU.org/WebLinkIDocView.aspx?id=187674&dbid=0&repo=MeridianCiU E. PARK'S DEPARTMENT Northeast: https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=190216&dbid=0&repo=MeridianCitX Southeast: No comments were submitted F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) Northeast: https://weblink.meridianciU.oLv WeUink/DocView.aspx?id=188456&dbid=0&repo=MeridianCitX Southeast: https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=188457&dbid=0&repo=MeridianCity G. ADA COUNTY HIGHWAY DISTRICT(ACHD) https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=189173&dbid=0&repo=MeridianCity H. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) Northeast: https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=188676&dbid=0&repo=MeridianCity Southeast: https://weblink.meridiancity.org/WebLink/Doc View.asp x?id=188675&dbid=0&repo=MeridianCity I. CENTRAL DISTRICT HEALTH DEPARTMENT Northeast: https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=187426&dbid=0&repo=MeridianCit E Southeast: https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=187427&dbid=0&repo=MeridianCit E J. IDAHO TRANSPORTATION DEPARTMENT(ITD) Northeast: https://weblink.meridiancit .00rg/WeUink/Doc View.aspx?id=189529&dbid=0&repo=Meridian City Southeast: https://weblink.meridiancit .00rg/WeUink/Doc View.aspx?id=189614&dbid=0&repo=Meridian City Page 37 Meridian City Council Meeting Agenda June 18,2020— Page 185 of 276 K. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) Northeast: https:llweblink.meridianciV.oLvlWebLinkIDocView.aspx?id=187575&dbid=0&repo=MeridianCiu Southeast: https:llweblink.meridiancity.org/WebLink/Doc View.aspx?id=187574&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; Staff finds the proposed zoning map amendment to R-8& C-G and proposed development is generally consistent with the Comprehensive Plan and is appropriate if Council approves an extension of the MDR FL UM land use designation to the collector street as proposed and if the Applicant complies with the provisions in Section IX. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed single-family detached homes will contribute to the range of housing opportunities in the City. 3. The map amendment shall not be materially detrimental to the public health, safety,and welfare; Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Staff finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City if the property is developed in accord with the provisions in Section IX. B. Preliminary Plat Findings: In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat, with Staffs recommendations, is in substantial compliance with the adopted Comprehensive Plan in regard to land use (if Council deems it's appropriate for the MDR designation to extend to the collector street), density, transportation, and pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more information) Page 38 Meridian City Council Meeting Agenda June 18,2020— Page 186 of 276 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Stafffinds that public services will be provided to the subject property with development. (See Exhibit B of the Staff Report for more details from public service providers) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Stafffinds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Stafffinds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc). (See Section IX for more information) 5. The development will not be detrimental to the public health,safety or general welfare; and, Staff is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. Page 39 Meridian City Council Meeting Agenda June 18,2020— Page 187 of 276 PIP CiWE IDIAN ITEM SHEET Council Agenda Item -4.D. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Gateway at 10 Mile (H-2020-0046) by GFI - Meridian Investments III, LLC, Located at the Northeast Corner of N. Ten Mile Rd. and W. Franklin Rd. Click Here for Application Materials Click Here to Sign Up to Testify at Hearing ATTACHMENTS: Descriptio yp Uploa Staff Report Staff Report 6/12/2020 Meridian City Council Meeting Agenda June 18,2020— Page 188 of 276 STAFF REPORT C:�*%_ W IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 6/18/2020 Legend ® �' DATE: Project Location TO: Planning&Zoning Commission FROM: Joe Dodson,Associate Planner ----- 208-884-5533 SUBJECT: H-2020-0046 Gateway at Ten Mile LOCATION: The site is located at the northeast comer of N. Ten Mile Road and W.Franklin Road, in the SW 1/4 of the SW 1/4 of , Section 11,Township 3N.,Range 1 W. I. PROJECT DESCRIPTION Request for annexation and zoning of approximately 41.28 acres of land from RUT in Ada County to the C-G(26.54 acres) and R-40 (14.74) zoning districts to accommodate the future construction of a mixed-use commercial and high-density residential development, by GFI— Meridian Investments III, LLC. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 41.28 acres Future Land Use Designation Mixed Use Commercial(MU-C);Civic;Ten Mile Interchange Specific Area Plan(TMISAP) Existing Land Use(s) Agriculture Emma Proposed Land Use(s) Future Residential,Commercial,Office/Retail Lots(#and type;bldg./common) None proposed at this time Number of Residential Units(type N/A;Proposed future high-density residential of units) Physical Features(waterways, Ten Mile Creek hazards,flood plain,hillside) Neighborhood meeting date;#of February 5,2020— 1 attendee attendees: History(previous approvals) N/A Page 1 Meridian City Council Meeting Agenda June 18,2020— Page 189 of 276 B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes Section VIII.E • Requires ACHD Commission No Action(yes/no) Access(Arterial/Collectors/State See analysis section below for more information(Section Hwy/Local)(Existing and Proposed) V.F) Stub Street/Interconnectivity/Cross See analysis section below for more information(Section Access V.F) Existing Road Network Franklin Road and Ten Mile Road,arterial roadways,are fully improved with at least two travel lanes in both directions abutting the site. Existing Arterial Sidewalks/ There is existing 7-foot attached sidewalks along both Buffers arterial streets;there is no existing street buffers due to the property never being developed. Proposed Road Improvements Applicant is not required to improve Overland Road or dedicate additional right-of-way. Fire Service • Distance to Fire Station .4 miles from Fire Station#6 — • Fire Response Time Meridian Fire can meet the 5 minute response time goal. • Resource Reliability Reliability is unknown at this time as the station is new. • Risk Identification Risk Factor I —Residential • Accessibility Proposed project meets all required access,road widths, and turnarounds. COMPASS Job/Housing Ratio 9(range of 1-1.5 is ideal;lower number indicates an employment need) Nearest Services Bus Stop—0.4 miles Public Park— 1.2 miles Grocery Store—2.6 miles Page 2 — Meridian City Council Meeting Agenda June 18,2020— Page 190 of 276 C. Project Area Maps Future Land Use Map Aerial Map Legend � Legend MediumtDensity Project Location _ RESIdEn�f,�a,l Project Location �Med-High _ Density Mixed " F Residential Em I m m p oy e . a `r gh, ensity ` Residential MU-Res ' mm r-il Co eca Zoning Map Planned Development Map R Afg I litttJJ�> 63 I L�JJJJJ� ' Legend �R_4 Legend aProject Location RU Project Location I I R-8 R8 L-O R-40 City Limits 27-�5 RUT C� R=+1!5 � j Planned Parcels R1 � A`� _ R-15 I-L C-N L-O C-G R-40 RUT ' R-40 RUT TN-R ----___ R-40 C_G TN-C, C-C III. APPLICANT INFORMATION A. Applicant: GFI—Meridian Investments III,LLC—74 East 500 South, Ste. 200, Bountiful, UT 84010 B. Owner: Franklin&Ten Mile LLC—217 W. Georgia Avenue, Ste. 100,Nampa,ID 83686 C. Representative: KM Engineering, LLP 9233 W. State Street, Boise,ID 83714 — Page 3 Meridian City Council Meeting Agenda June 18,2020- Page 191 of 276 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 5/29/2020 Radius notification mailed to properties within 300 feet 5/26/2020 Site Posting 6/5/2020 Nextdoor posting 5/27/2020 V. STAFF ANALYSIS A. Future Land Use Map Designation(https:llwww.meridiancitE.or /�compplan) Mixed Use Commercial—The purpose of the Mixed Use Commercial designation is to encourage the development of a mixture of office,retail,recreational, employment, and other miscellaneous uses,with supporting multifamily or single family attached residential uses. While the focus of these areas is on commercial and employment uses,the horizontal and vertical integration of residential uses is essential to securing entitlements. The subject property resides within the Ten Mile Interchange Specific Area Plan(TMISAP) which plans for approximately 2,800 acres bordered(roughly)by Linder Road to the east; McDermott Road to the west: the Union Pacific Railroad line to the north and'/2 mile south of Overland Road on the south. The specific area plan is an addendum to this Comprehensive Plan. Traditional neighborhood design concepts with a strong pedestrian-oriented focus are essential. The goal in these areas is to achieve a FAR of 1.00- 1.25 or more. Development within these areas exhibit quality building and site design and an attractive pedestrian environment with a strong street character. The mix of residential uses may be achieved vertically within buildings; however, some horizontal mixes may be allowed. Where existing parcel sizes are small, development plans should be prepared in collaboration with the adjacent property owners in order to establish an integrated mixed use project across several parcels. This land use designation calls for an overall target density of 8-12 dwelling units per acre,with higher densities allowed on individual projects. No more than 30 percent of the ground level development within the Mixed Use Commercial designation should be used for residences. The proposed annexation area is surrounded by existing City of Meridian zoning. The proposed application is only for annexation with the required Development Agreement. The Applicant has proposed a bubble plan that future development shall be based off; both its general ideas and its specific details are important and will help guide future development. In general, the proposed annexation and zoning is for C-G(general commercial and office/retail)and R-40(high-density residential)with a goal to adhere to the TMISAP and the Mixed Use Commercial policies. As stated, this site resides in the TMISAP and will be required to meet certain site design and building design standards (see further analysis below). Enforcement of these standards will be done through the executed Development Agreement required with annexation of this property. Since there are no other concurrent applications associated with this project, Staff anticipates further refinement of this bubble plan as end-users are identified in the future. The Applicant is requesting R-40 zoning for their residential portion of the property. Staff understands the desire is to use this zoning designation for high-density residential in the form of multi family development. Multi family residential is a conditional use in the R-40 zoning district and requires additional specific use standards as stated in UDC 11-4-3-27. Staff is concerned that this zoning does not fully meet the intent of the Mixed Use Commercial future land use Page 4 Meridian City Council Meeting Agenda June 18,2020— Page 192 of 276 designation because it does not offer any additional site design requirements beyond the standard multi family development. Staff is concerned that traditional garden style multi family development will be proposed and this type of development, at least as a majority product type, is not supportive of the future land use designation. One of the main goals of the MU-C designation in the Ten Mile Area is stated above: `No more than 30 percent of the ground level development within the Mixed Use Commercial designation should be used for residences." Traditional garden style multi family built in the areas shown on the bubble plan as R-40 would likely exceed this 30 percent maximum and the target density desired in the plan. Staff recognizes that meeting this goal is not always 100%feasible, however the applicant should implement many of the design concepts envisioned by the plan to ensure general compliance. Because of these issues, Staff highly recommends that the bubble plan showing current areas labeled as office/retail and R-40 be revised to show a larger area of residential but with a combination of TN-R (Traditional Neighborhood Residential)and TN-C(Traditional Neighborhood Center District)zoning designations and provisions that at least 50%of the residential area be a combination of either Vertically Integrated structures or single-family product types. This would provide a good deal of housing choice, opportunities to transition, and the necessary guidance to ensure transit oriented and traditional neighborhood design later, with only a bubble diagram. Vertically integrated and multi family uses are principally permitted within the traditional neighborhood districts and much of the same commercial/retail/office uses are also principally permitted. Therefore, making these changes should prove less restrictive than the proposed R-40 zoning designation. Ten Mile Interchange Specific Area Plan(TMISAP): The subject site and development is required to be consistent with the street cross-sections and design elements contained within the TMISAP. These include elements of streetscape design, building design, site design, and pedestrian connectivity. Because there is no specific development proposed with this application, Staff cannot analyze whether the application meets the design requirements. However, Staff is including some of the most applicable goals from TMISAP below and analyzing those portions that are shown on the bubble plan. The Applicant has also included a list of goals from the TMISAP within their application that they expect to be included as DA provisions(see Section VII.C). The following are goals and design elements in the TMISAP that are most applicable to future development based upon the submitted bubble plan and submitted application materials—Staffs analysis is in italics: • Traditional neighborhood design concepts with a strong pedestrian-oriented focus are essential—This type of neighborhood design focuses on true interconnectivity between pedestrians, cyclists, and the automobile. One way this is achieved is through Street Oriented Design. This design requires streetscapes that should include landscaping with trees between curbs and sidewalks, the adjacent residences, and any building frontages. It creates development that allows access for everyone to be direct and convenient. The Applicant's bubble plan appears to show some of this design but is lacking in the details that Staff would normally require. Because this is only a bubble plan, Staff will analyze future development for compliance with these design concepts. Future development of the site should also focus on building scale and design oriented for 20 mph or slower. Features typical of higher speed traffic are not compatible with the internal activity centers intended for the Ten Mile Area. All features of the future buildings should be pedestrian oriented, especially those fronting on internal travel ways and drive aisles.A simple way to help the City ensure a site design with these types of designs is to require the Applicant's requested residential zoning and the central commercial area to be a combination of TN-R and/or TN-C designations, as noted in the section above.A Page 5 Meridian City Council Meeting Agenda June 18,2020— Page 193 of 276 combination would allow for greater flexibility. Regardless, to ensure future compliance, Staff is recommending a DA provision that future development adhere to the street cross- sections, site design and architectural design standards laid out in the TMISAP to the extent possible. • Street-oriented design is critical in urban environments and especially at a gateway to the Ten Mile Area such as this;buildings should be at or close to the property line creating a consistent edge to the public space and making streets more friendly and walkable—The Applicant has proposed a DA provision that speaks to this goal but the submitted condition relates to buildings fronting on Ten Mile and Franklin only. Staff agrees that these buildings should get as close as possible to the edge of the landscape buffers required along the arterial roadways but because of the required landscape buffers, they cannot "hold the corners"of these major roadways. Therefore,future commercial buildings should also aim to achieve this goal on all internal streets as well, where most pedestrian traffic will occur anyways. This will ensure the traditional neighborhood design is achieved in the most beneficial and important areas of the site, away from the arterial roadways. Meeting this goal is a major factor in Staff's recommendation to revise the requested zoning to the traditional neighborhood districts. In addition, the very southwest corner of the site is constrained by the Ten Mile Creek and will severely limit any use in this section of the site. The bubble plan shows a pedestrian connection to this area and no vehicular connection. This corner of the property is approximately 1.5 acres (including the easement area) and is highly visible from public roadways. This area should be treated with great care and consideration of its intended use. Staff can envision the pedestrian connection shown on the bubble plan leading to a nice integrated plaza for the commercial development on the east side of the Ten Mile Creek. The Ten Mile Creek should be integrated with the future uses proposed in this area similar to the design concepts implemented with the approval of the TM Creek project to the south. Staff also recommends the Applicant work with the appropriate agencies and City departments to find the best use for this corner. There could be an opportunity to provide a public use on this side of the creek. • Incorporate plazas between compatible uses to provide shared outdoor seating and enhance pedestrian circulation between uses—The revised bubble plan shows plazas between proposed commercial uses and a shared vista between the proposed office/retail area and the high-density residential. This revised layout shows better pedestrian connection between uses and should greatly help activate the commercial uses.Again, annexing in this property with the traditional neighborhood zoning designations instead of R-40 would greatly help in achieving this goal because of its pedestrian oriented design requirements in the Plan and the UDC. Some flexibility in the location of these should be assumed in the future, to ensure maximum benefit from a variety and mix of uses and various intensities and scale. • The goal in these areas is to achieve a FAR(floor area ratio)of 1.00-1.25 or more— There is no development proposed at this time that can have its FAR analyzed. However, Staff and the Applicant have had discussions regarding this goal and the TMISAP goal of two-story or more structures. In response, the Applicant has included a proposed DA provision that would require at least one multi-story structure along each arterial roadway. The condition also notes that other structures that may be single-story would be designed in such a way that their building facades appear to be a two-story structure. Instead of trying to create the look of two story structures on single-story buildings, Staff is recommending a DA provision that allows no more than two (2)future commercial buildings along each arterial(Ten Mile and Franklin)within the C-G zoning district to Page 6 Meridian City Council Meeting Agenda June 18,2020- Page 194 of 276 be single story. Three and four story non-residential or integrated mixed use buildings could be used to request additional 1:1 allowance for more single-story structures later, assuming continued integration of mixed use commercial site design principles. Staff will review each building site as future land use applications are submitted for compliance with this goal but is not inclined to hold the Applicant to specific FAR requirement. Civic—There is a very small area in the very northeast corner of the subject site that shows a Civic future land use designation. This area is labeled on the Future Land Use Map (FLUM)as Civic to serve as a placeholder for future multi-modal transportation options should they arise. This area abuts the rail corridor and is a great place for future multi-modal transportation options; the Applicant plans to incorporate that area into their proposed R-40 zoning district. The Applicant does not currently have plans for this area as it may be decades before it develops as a public transportation hub. Future transportation needs are going to become increasingly importantfor the City of Meridian, especially in the Ten Mile Area. To ensure the needs of future generations are at least capable of being met, areas labeled as Civic within our FL UM need to be preserved to the extent possible. In addition to the specific land area needed for a transportation hub, access to the site is equally as important. The access to this Civic area is analyzed in the Access section of this staff report, see Section V.F. In order to help preserve this area, Staff is recommending a DA provision that holds the Applicant to interim uses, such as shared/overflow parking and temporary uses, until such time that it develops as its intended transportation use.In addition, this Civic area would make a good transition between the future high-density residential and the industrial user directly to the east. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-651IA.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.A1. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. B. Comprehensive Plan Policies(https://www.meridiancity.orglcompplan): The applicable general Comprehensive Plan policies are cited below with Staff analysis in italics. "Promote Ten Mile, Downtown, and The Village as centers of activity and growth." (2.09.03B). The location of this site is at a major intersection within the TMISAP, in the northeast corner off. Ten Mile Road and W. Franklin Road. This site is one of the last major corners of the Ten Mile Area to be annexed. Even though there is no specific development proposed at this time with this application, the submitted bubble plan shows the framework for a center of activity and growth. Staff believes this could be a welcome addition to the City of Meridian. "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). The proposed bubble plan shows R-40 zoning which is meant for high-density residential. In line with this, the Applicant plans to construct multi family residential in the requested R-40 zoning area. In the nearby vicinity of this site there is detached and attached single-family residential and multi family residential. There is other R-40 zoning in the area where multi family is Page 7 Meridian City Council Meeting Agenda June 18,2020— Page 195 of 276 under construction, an area where multi family is already constructed, and another area of R-40 zoning that is zoned but not yet developed. There is also R-8 and R-1 S zoning districts nearby that house the single-family residential options for the area. Staff believes that some additional multi family residential is a good fit for this area and density of commercial uses,provided there be a mix of housing product types and designed consistent with traditional neighborhood principles. "Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity" (6.01.02B).Future development on this site will dictate precisely where and how many access points to the arterial streets (Ten Mile and Franklin) are needed. The Applicant is requesting to keep as many of the existing curb cuts as possible but understands that those locations shown on the bubble plan are not approved. This is because a future TIS will be required and the Applicant will be required to show how and why the locations and number of access points are needed. In general, Staff appreciates the Applicant's desire to not keep all existing access points. Staff will largely defer to ACHD's staff report on the future access points onto the arterial streets to be determined with a future traffic study. Staff recommends that the applicant work with ACHD for the extension of the collector street network to serve the development with a future traffic study. "Provide housing options close to employment and shopping centers" (3.07.02D). This project is proposed as a mixed use development that would have both residential and employment opportunities in the same area. In addition, the area immediately south of the subject site is the Ten Mile Crossing subdivision that is full of commercial and employment development. Staff believes this is a prime location for residential, especially for the high-density residential that is being proposed. Staff finds this development to be generally consistent with Comprehensive Plan policies and objectives. C. Existing Structures/Site Improvements: The subject site is solely used for agriculture at this time. No other site improvements or structures are known at this time. D. Proposed Use Analysis: The proposed uses are not yet set in stone. However, the Applicant's bubble plan depicts multi-family residential; commercial; and office/retail. This application is requesting C-G and R-40 zoning; multi-family residential is a conditional use in the R-40 zoning district per UDC Table I I-2A-2 and the C-G zoning district allows multiple types of commercial, retail, and office uses. As noted above, Staff is recommending the TN-C and TN-R zoning districts for a portion of the site where some of the C-G and all of the R-40 are being proposed. This recommendation is not made lightly and is done so with the intent of offering the City the opportunity to gain true neighborhood design in this development but also offer the Applicant future flexibility in both design and potential uses, both commercial and residential. For example, traditional neighborhood districts allow vertically integrated buildings as a principally permitted use rather than a conditional use as it is in the Page 8 Meridian City Council Meeting Agenda June 18,2020— Page 196 of 276 requested R-40 zoning district. Furthermore, the Mixed Use Commercial land use designation within the TMISAP calls for pedestrian oriented design that generally requires pedestrian oriented streetscapes, on-street parking as the norm and not the exception, multi-story development, and integration of residential uses with commercial and/or office/retail uses. Traditional neighborhood zoning districts allow for these types of designs by permitting higher building heights and mixed use development, requiring complete streets, and encouraging commercial development that attracts nearby residences with true integration of outdoor spaces through shared plazas and pedestrian circulation plans. E. Dimensional Standards(UDC 11-2): All future lots and public streets shall be required to meet all UDC dimensional standards. This includes property sizes, required street frontages, road widths, and traditional neighborhood design standards as required by the TMISAP and the traditional neighborhood districts in the UDC. F. Access(UDC 11-3A-3): Even though the subject site is used for agricultural purposes and has historically been so, there are multiple curb cuts along W. Franklin Road and N. Ten Mile Road, arterial roadways. The submitted bubble plan shows the Applicant's desire to keep a majority of the existing curb cuts for future access. According to ACHD,future development of this site must have a traffic impact study (TIS) completed and approved by ACHD based upon the density of housing and type of commercial users proposed. Because a TIS will be required at a future date, Staff will await conditioning the access points until such time that future development applications and a TIS are submitted. A DA provision has been recommended in this staff report to ensure compliance with City and ACHD policies regarding future access points to these arterial roadways. Along the eastern boundary, the Master Street Map (MSM) and the TMISAP show a future collector roadway that traverses almost the entire eastern property line. This collector roadway is intended to connect across Franklin and into the development to the south of this site. However, this collector roadway cannot be built at its proposed connection point to W. Franklin Road at this time due to this Applicant not owning the property that directly abuts Franklin Road. The Applicant is agreeing to construct half plus twelve feet of public right-of-way on the area of the site they do own in the southeast corner of their site. This construction would occur upon development of the site at a future date. Directly to the east of this site is I-L zoning and a new Fed-Ex distribution center is nearing construction. Even though the MSM and TMISAP show the future collector roadway going further north along the shared property boundary and then heading east, Fed-Ex was not required to build a portion of the collector roadway going north-south on this shared property line. Instead, they were approved with an east-west collector road further south within their property that aligns with the proposed east-west roadway in the southern area shown in this application. This location of the collector roadway is clearly different than that shown within the TMISAP. This new location should still offer Page 9 Meridian City Council Meeting Agenda June 18,2020— Page 197 of 276 adequate cross access between parcels once fully developed but has also changed the type of future access to the Civic use in the northeast corner of this site where the collector roadway would connect to. Since the Fed-Ex distribution center was approved without constructing the north-south collector, Staff does not have authority to require them to do so until that site redevelops. Therefore, the future north-south collector roadway shown on the submitted bubble plan in this application would need to be wholly constructed on this property and by this Applicant if it were to develop as shown. Staff is concerned that this is unlikely due to the circumstances outlined. Instead, Staff believes at least a public local street should be built along the eastern boundary of this site for future connectivity to the collector roadway in the southeast corner of this site that will connect to Franklin Road and for adequate access to any future transportation use in the northeast corner of the site shown as the Civic land use. A potential alternative to this would be to move the Civic use further west, still along the northern boundary but behind the commercial fronting Ten Mile, and ensure the travel way shown in the north of the site is built as a full public access (at least a local street) to handle future traffic to and from a transportation hub. In addition to the access points to Ten Mile and Franklin Road, there will be travel ways within the development. These areas appear to be shown on the submitted bubble plan as drive aisles and not full public streets and their locations may change in the future as more specific development is proposed. The road network will be the backbone of the connectivity for this development and is therefore incredibly important to the future development of this site. Staff would prefer the main travel way shown that starts in the southeast corner and curves up towards the northwest corner of the property be a public local street. This is not a requirement but Staff believes creating a genuine thoroughfare would help traffic flow and create a grand drive through the development lined with street trees and pedestrian walkways. Having traditional neighborhood zoning designations instead of the R-40 would also help achieve this goal, as stated throughout the staff report. The roadway shown along the eastern property boundary however, is an integral local and likely regional connection to this development and any future regional transportation hub on this site as discussed above. Pedestrian connectivity and further site design comments are discussed above in the Comprehensive Plan analysis section. Staff recommends that the Applicant continue working with ACHD on the extension of the street network within this development; this will hopefully occur through the future traffic study that is required. G. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-5 for all uses other than single-family detached dwellings. Included in these standards are those for commercial and retail, office, and restaurant uses. In addition, the parking standards for vertically integrated buildings are required to be adhered to if such uses are proposed. Future land use applications will determine the required number of parking spaces for all uses. H. Pathways (UDC 11-3A-8): No multi-use pathways are proposed or required with this development. However, one of the main goals of a mixed use designation is pedestrian access and connection as well as Page 10 Meridian City Council Meeting Agenda June 18,2020— Page 198 of 276 cyclist connectivity and safety for all. A recommended DA provision is the applicant provide a pedestrian circulation plan with a future DA amendment or subdivision, so staff can analyze pedestrian circulation on the site once end-users are known for the proposed development. I. Sidewalks(UDC 11-3A-17): Seven-foot attached sidewalks exist along N. Ten Mile Road; seven-foot attached and detached sidewalk exist adjacent to W. Franklin Road. No additional sidewalks are proposed at this time because no development is proposed with this application. Future development projects on this site will be analyzed for compliance with the required sidewalk widths and locations. Staff notes that pedestrian connection will be integral to future development of this site and the Applicant will be required to meet the standards as set forth in UDC 11-3A-17. J. Landscaping(UDC 11-3B): A 25-foot wide landscape buffer is required adjacent to both W. Franklin Road and N. Ten Mile Road, arterial roadways, landscaped per the standards listed in UDC 11-3B-7C. A common lot that is at least 25-feet wide along these roadways will be required upon future development. As future development and the required TIS will dictate vehicular connections to Franklin and Ten Mile, Staff does not find it necessary to require construction of the buffers now. Some of the required landscaping would likely be destroyed upon development. Therefore, Staff will analyze the landscape buffers at a later date. The landscape details that are a part of complete streets and traditional neighborhood design will be analyzed with future development. K. Qualified Open Space (UDC 11-3U): The Applicant has requested R-40 zoning and has stated their intention of developing that area with high-density, multi-family residential. In the R-40 zone, multi-family residential is a conditional use and qualified open space will be required for a minimum of 10% of the gross area and the open space requirements for the specific use standards in UDC 11-4-3-27. The qualified open space and amenities for the future multi-family development will be reviewed at a later date. With the traditional neighborhood zoning districts (TND) recommended by Staff, most, if not all, of the potential residential housing types are principally permitted. If traditional multi family is still proposed in the future, the specific use standards will still apply. Staff is recommending the Applicant construct vertically integrated buildings which would alleviate the very specific open space standards as required for traditional multi family development. This is not to say open space is not wanted but the specific use standards for vertically integrated buildings and the recommended TND are not as prescriptive as those for traditional multi family. L. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): As stated above, no specific development is proposed with this application. Therefore, no building elevations were submitted. Future buildings on the subject site will be required to meet the architectural standards laid out in the TMISAP and the Architectural Standards Manual (ASM). The architectural design standards within the recommended Page 11 Meridian City Council Meeting Agenda June 18,2020— Page 199 of 276 traditional neighborhood design often reflect buildings with porches, minimal front loaded garages, and great pedestrian connections. The vertically integrated buildings being recommended by staff have specific use standards that will also drive the architectural design for these areas. Staff recommends the Applicant review these requirements in conjunction with the Ten Mile Plan and its architectural standards. The proposed C-G zoning district should house multiple types of uses. The future buildings in this zone will be required to minimally meet those architectural design standards listed in the non-residential ASM checklist. In addition, the TMISAP requires the commercial buildings to be built with street oriented design. Some of the main design points in this specific plan are: buildings must"hold the corners" of the site when adjacent to streets; street level commercial must have at least 40% of the linear dimension of the facade as windows or doorways; no wall frontage shall continue uninterrupted by a window or public access for a linear distance of greater than 12 feet; and the principle doorway for public entry into a building shall be from the fronting street. Staff is recommending DA provisions to ensure future compliance with the architectural standards for both the commercial and residential portions of this project. VI. DECISION A. Staff: Staff recommends approval of the requested annexation and zoning with the requirement of a Development Agreement and the provisions noted in Section VIII.A per the findings in Section IX of this staff report. B. Commission: Enter Summary of Commission Decision. C. City Council: To be heard at future date. Page 12 — Meridian City Council Meeting Agenda June 18,2020— Page 200 of 276 VII. EXHIBITS A. Annexation Legal Description and Exhibit Map(NOT APPROVED) lum 9233 WEST STATE STREET I BOISE,ID 83714 1 208-639.6939 1 FAX 208.639.6930 April 20,2020 Project No.:20-005 Legal Description CITY OF MERIDIAN ANNEXATION A parcel of sand situated in the West 1/2 of the Southwest 1/4,Section 11,Township 3 North,Range 1 West, Boise Meridian,Ada County,Idaho and being more particularly described as follows: BEGINNING at a found brass cap marking the southwest corner of said Section 11,which bears S00°5200"W a distance of 2,W.23 feet from a found brass cap marking the West 1/4 corner of said Section 11,thence following the westerly line of said Section 11,NOD°52'00"E a distance of 1,546.96 feet; Thence leaving said westerly section Ilne,S88°28'33"E a distance of 48.00 feet to a found 5/8-inch rebar marking the northwest corner of a parcel described as Parcel A of Record of Survey No.6883,(Records of Ada County,Idaho)on the southerly right-of-way line of the Union Pacific Railroad; Thence fallowing said southerly right-of-way tine,588"28.33"E a distance of 1,183.65 feet to a found 5/8-inch rebar marking the northeast comer of said Parcel A; Thence leaving said southerly right-of-way line and following the easterly boundary line of said Parcel A, S00°40'38"W a distance of 1,318.22 feet to a found iron pipe; Thence Ieavingsaid easterly boundary line,N88"37'S8"W a distance of 237.14 feet to a found iron pipe; Thence N00"41'48"E a distance of 5.00 feet to a found iron pipe; Thence N88°37'58"W a distance of 227.97 feet to a found 5/8-inch rebar; Thence 500°40 36"W a distance of 193.32 feet to a found 5/8-inch rebar on the northerly right-of-way line of W.Franklin Road; Thence S00`50'24"W a distance of 30.00 feet to the southerly line of said Section 11; The noefollowing said southerly section sine,N89'09'36"W a distance of 771.48 feet to the BEGINNING. Said parcel contains 41.284 Acres,more or less,and is subject to all existing easements and/or rights-of-way of record or implied. pL L A S E H S'e GPb 0 6662 A F� Y KE��F �ya ENGINEERS SURVEYORS PLANNERS www.kmenglip.com Page 13 — Meridian City Council Meeting Agenda June 18,2020— Page 201 of 276 10 WEST 1/4 CORNER 0 125 250 500 1 11 SECTION ii N Scale: 1" 250' In N rn Union Pacific Railroad a L1 — — 588'28'33"E 118165' NaL LAkp s Legend �yy 4�pE N S'oQ Gpf a 0 FOUND IRON PIPE a G r�1FOUND 5/e" REBAR J UL J FOUND BRASS CAP CALCULATED POINTOF a K�NR�4 — — SECTION LINE BOUNDARY LINE ADJACENT BOUNDARY LINE p _z* N o ca mN Franklin&Ten Mils rnl LLC LO 3g: O Q 06 It N.T.S, Q NOO'41'48"E 5.00' , o r i ro LINE TABLE Q LINE BEARING DISTANCE L7 S8828'33"E 48.00 + _ a \ T L2 N88'37'58'W 237.14 POINT OF BEGINNING m _ � L3 iV88'37'58"W 227.97 `7D !41 � i s SOUTHWEST CORNER L ?SECTION 11 L4 SO'40'38"W 193.32 L a ory Q% 31 E L5 SO'5D'24"W 30.00 7 ACp— m 15 14 L5 o N89'09'36"W 771.48' 0 W. Franklin Road E N G I N E E R I N G _ 9233 WE5T STATE STRE€T '06E,I DA H 0 83714 PHOftlE{208}639-W39 City Of Meridian Annexation kmcngllp-opm Ada County, Idaho DATE: April 20,2020 o PROTECT: 24005 SHEET: A portion of the West 1/2 of the SW 1/4,Section 11,T.3 N.,R.1 W.,B.M.,Ada County,Idaho 1DF1 u Page 14 Meridian City Council Meeting Agenda June 18,2020— Page 202 of 276 1183.65 s88"28'33"e 3 o � v � e o 0 rn o t; iV V h O C n88°37'58"w n88°37'58"w 227.97 237.14 � M A a 0 n891091361w 771.48 Title: Date:04-20-2020 Scale: 1 inch=250 feet File: Tract 1: 41.284 Acres: 1798338 Sq Feet:Closure=n8l.2834e 0.0I Feet: Precision=11864866: Perimeter=5562 Feet 001=t00.5200e 1546.96 005-T188.3758w 237.14 009=s00.5024w 30.00 002—s88.2833e 48.00 006=n00.4148e 5.00 010=n89.0936w 77I.48 003=s88.2833e I183.65 007=n88.3758w 227.97 004=s00.4038w 1318.22 008-00.4038w 193.32 Page 15 — Meridian City Council Meeting Agenda June 18,2020— Page 203 of 276 km 9233 WEST STATE STREET j BOISE,IU 83714 1 208,639,6939 1 FAH 2O8.639.6930 March 2,2020 Project No.:20-005 Legal Description C-G ZONE A parcel of land situated in the West 1/2 of the Southwest 1/4,Section 11,Township 3 North,Range 1 West, Boise Meridian,Ada County,Idaho and being more particularly described as follows: BEGINNING at a found brass cap marking the Southwest corner of said Section 11,which bears SW52'00"W a distance of 2,646.23 feet from a found brass cap marking the West 1./4 corner of said Section 11,thence following the westerly line of said Section 11,N00°52'00"E a distance of 1,546.96 feet; Thence leaving said westerly section line,S88°28'33"E a distance of48.00 feet to a found 5/8-inch rebar marking the northwest corner of a parcel of land described as Parcel A of Record of Survey No.6883,(Records of Ada County,Idaho)on the southerly right-of-way line of the Union Pacific Railroad; Thence following said southerly right-of-way line,S88°28'33"E a distance of 315.02 feet; Thence leaving said southerly right-of-way line,S0o"52'00"W a distance of 268.57 feet; Thence 589°08'00"E a distance of 378.43 feet; Thence S00°40'38"W a distance of 814.62 feet; Thence S00°50'48"W a distance of 27.00 feet; Thence S89"09'12"E a distance of 491.08 feet to the easterly boundary line of said Parcel A; Thence following said easterly boundary line,S00'40'38"W a distance of 218.18 feet to a found iron pipe; Thence leaving said easterly boundary line,N88"37'58"W a distance of 237.14 feet to a found iron pipe; Thence N00°41'48"E a distance of 5.00 feet to a found iron pipe; Thence N88`37'58"W a distance of 22 7.9 7 feet to a found 5/8-inch rebar; Thence S00`40'38"W a distance of 193.32 feet to a found 5/8-inch rebar on the northerly right-of-way line of W.Franklin Road; Thence S00°50'24"W a distance of 30.00 feet to the southerly section line of said Section 11; Thence following said southerly section line,N89'09'36"W a distance of 771A8 feet to the POINT OF BEGINNING. Said parcel contains 2 6.5 40 Acres(1,156,101 square feet),more or less,and is subject to all existing easements and/or rights-of-way of record or implied. I,L LAAfp 0 6662 �9F OF NO' �Z/Y ICEK �-4;0 ENGINEERS j SURVEYORS PLANNERS www.kmenglip.com Page 16 Meridian City Council Meeting Agenda June 18,2020— Page 204 of 276 AL L ANO 10 % ANC E N SFQ sG•pyr^ 1�WEST 1/4 CORNER SECTION 11 6662 A kp a TF OF Y KE�R�� N rn — — — 4 Union Pacific Railroad a L7 — — — L2 � J `21 I L4 f I � NN 41 m 3 Franklin&Ten Mile C LLC 00 00 T'7 m i �iti d z 0 ❑ 125 25❑ 500 N N Scale: 1" = 250' M 1 f C-G L5 S89'09'12"E 491.08' L6 x a L8 F In Ln POINT OF BEGINNING L9 L7 SOUTHWEST CORNER o n ti a SECTION 11 J ACHO John H. E m 2 Morton — 15 14 N89'09'36"W 771.48' Lit W. Franklin Road E N G I N E E R I N G 2 v BO9233 WEST STATE 5TREET ISE,IDAHO83714 PHONE I208}634.6939 C-G Zone kmengllpx0m Ada County, Idaho .y. DATE: March 2,2020 a PROJECT: 20-005 SHEET- A portion of the West 112 of the SW 1/4,Section 11,T.3 IN,,R.1 W.,B.M.,Ada County,Idaho 1 OF 2 Page 17 Meridian City Council Meeting Agenda June 18,2020— Page 205 of 276 LINE TABLE LINE BEARING DISTANCE Li S88'28'33"E 48.00 L2 S88'28'33"E 315.02 L3 SO'52'00"W 268.57 L4 S89,oWoo"E 378.43 L5 SO'SO'481W 27.OD L6 SO'40'3EIV 218.18 8 L7 N8937'58"W 237.14 L8 NO'41'48"E 5.00 a L9 N88'37'58"W 227.97 L10 SO'40'38"W 193.32 L11 SO'50'24V 30.06 0 0 a \ Legend 0� L►iNes a y`+ ENS Gp Q FOUND IRON PIPE ® FOUND 5/8" REBAR a 6Gr7UULL w z FOUND BRASS CAP H A CALCULATED POINT 9 ,ptZq — — — — SECTION LINE �£�� OF Y� BOUNDARY LINE km — — ADJACENT BOUNDARY LINE , E N G I N E E R I N G x 9233 WEST STATE STREET p BOISE,IDAH003714 moriE(208)639-6939 C-G Zone Ada County,Idaho DATE: March 2.2020 PROJECT: 204)05 g SHEET: A portion of the West 1/2 of the SW 1/4,Section 11,T.3 N.,R.1 W.,B.M.,Ada County,Idaho �y 2OF2 Page 18 — Meridian City Council Meeting Agenda June 18,2020— Page 206 of 276 315.02 z s88"28.33"c 3 o � O r, [4 a b O N O 379.43 s89°08'00'e 3 � N m ,o a � a o 0 D N Nh O C 49L08 s89'09'12"e 3 co ao O � O n88°3T58"w _ n88°3758"w y B 221.97 237.14 m N m .y G e � O O n69°09'36"w 771.48 Title: Date:03-02-2020 Scale: 1 inch=260 feet File: Tract 1: 26.540 Acres: 1156101 Sq Feet:Closure=n15.2352e 0.01 Feet: Precision=11402301: Perimeter-5573 Feet 001=n00.5200e 1546.96 007-s00.5048w 27.00 013=s00.4038w 193.32 002=s88.2833e 48.00 008=s89.0912e 491.08 014=s00.5024w 30.00 003=s88.2833c 315.02 009=s00.4038w 218.18 015=n89.0936w 771_48 004=s00.5200w 263.57 010=n88.3758w 237.14 005-s89.0800e 378.43 011�n00.4148e 5.00 006-s00.4038w 814.62 012-n88.3758w 227.97 Page 19 - Meridian City Council Meeting Agenda June 18,2020- Page 207 of 276 km 9233 WEST STATE 5TREET I BOISE,ID 83714 J 208.639.6939 J FAX 208.639.6930 March 2,2020 Project No.:20-005 Legal Description R-40 ZONE A parcel of land situated in the West 1/2 of the Southwest 1/4,Section 11,Township 3 North,Range 1 West, Boise Meridian,Ada County,Idaho and being more particularly described as follows: Commencing at a found brass cap marking the southwest comer of said Section 11,which bears S00°52'00"W a distance of 2,646.23 feet from a found brass cap marking the west 1/4 corner of said Section 11,thence following the westerly fine of said Section 11,N00°S2'00"E a distance of 1,542.59 feet; Thence leaving said westerly section line,S89'08'00"E a distance of 363.00 feet to the nartherly boundary line of a parcel of land described as Parcel Aof Record of Survey No.6883,(Records of Ada County,Idaho)on the southerly right-of-way line of the Union Pacific Railroad and being the POINT OF BEGINNING. Thence following said southerly right-of-way line,S88"28'33"E a distance of 868.63 feet to a found 5/8-inch rebar marking the northeast corner of said Parcel A; Thence leaving said southerly right-of-way line and following the easterly boundary line of said Parcel A, S00°40'38"W a distance of 1,100.04 feet; Thence leaving said easterly boundary iine,N89°09'12"W a distance of 491.08 feet; Thence N00"5048"E a distance of 27.00 feet; Thence N00'40'38"E a distance of 814.62 feet; Thence N89°08'00"W a distance of 378.43 feet; Thence N00°52'00"E a distance of 268.57 feet to the POINT OF BEGINNING. Said parcel contains 14.744Acres(642,242 square feet),more or less,and is subject to all existing easements and/or rights-of-way of record or implied. ` pL LANDS 4�"yy 4�CEN5£D G�� 6 -t CL 662 x 11r; �/Y K EHR`c 3Iz/.,.b ENGINEERS J SURVEYORS f PLANNERS www.kmengilp.com Page 20 Meridian City Council Meeting Agenda June 18,2020— Page 208 of 276 10 Lakp WEST 1/4 CORNER y�� ENS��SG�G 11 SECTION 11 4 1 662 sJ o OF �aP — — .Union Pacific Railroad g�((Y x1FH[��-� 17 S88'28'33"E 868.63' i �6 L1 {TIE) a u7 POINT OF BEGINNING N � � J II L3 4 LINE TABLE o -a to N P n3 2 cp LINE BEARING DISTANCE �y J w�-I I " L1 S89'08'00"E 363.00 R 40 N _ m I co L2 NO'50'48°E 27.00 0 c o0f 1-3 N89'06'00"W 376.43 w a ar tn-N L4 NO'52'00"E 268.57 p W 4 I I Franklin&Ten Mile a z LLC POINT OF COMMENCEMENT SOUTHWEST CORNER 7 SECTION 11 L2 w 10� 11 a 15 14 N89'09'12"W 0 o N Legend FOUND 5/8" REBAR r FOUND BRASS CAP r ° CALCULATED POINT lam — — — — SECTION LINE 0 125 250 500 BOUNDARY LINE ADJACENT BOUNDARY LINE ENGINEERING Scale: 1" = 250' z 9233 MPST STATFSTAEET ❑ 13019E-1OAH0837 yi PHONE(20HI639{939 R-40 Zone � kmengllp.com Ada County, Idaho GATE: March 2p2p PROJECT: 20.005 V SHEET: A portion of the West 1/2 of the SW 1/4,Section 11,T.3 N.,R.1 W.,B.M.,Ada County,Idaho a 1 OF 1 Page 21 Meridian City Council Meeting Agenda June 18,2020— Page 209 of 276 8b8.G3 s88°28'331.c h N O O n89°OS'00"w 378.43 3 n g 0 0 v o 0 b M ti C °O p O C n89°09'12"w 491.08 Title: Date:03-02-2020 Scale: 1 inch,=200 feet File: Tract 1. 14.744 Acres: 642242 Sq Feet:Closure=s12.1205e 0.01 Feet: Precision—1/311177: Perimeter=3948 Feet 001=s88.2833e 868.63 004=00.5048e 27.00 007=n00.5200e 269.57 002=s00.4038w 1100.04 005=n00.4038e 814.62 003--n89.0912w 491.08 006=n89.0800w 378.43 Page 22 — Meridian City Council Meeting Agenda June 18,2020— Page 210 of 276 B. Bubble Plan(date: 6/8/2020) (NOT APPROVED) LEGEND COMMERCIAL i TENMILE CREEK FULL ACCESS OFFICE/RETAIL © SPECIALTYPR E/RETAIL _ ` BJECT TD OA APPROVAL W ITH RESIDENTIAL R-40 FINAL DEVELOPMENT PLANS INTERIOR TRAVEL WAY CIVIC '-- BOUNDARY + FUTURE COLLECTOR I--I--�� RAILROADTRACKS '�'. SPECIALTY SITE ENHANCEMENTS NOTAPA. H+. . (PLAZAS,LAN DSCAPING,DINING) OFF-SITE ROADWAYS ••• PEDESTRIAN PATHWAYS(LOCATIONS ARE SCHEMATIC) LJ. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 1 RAILROAD RIGHT OF WAY nae.r, .s.e,aee�i®.awed-1 te:e:eewa=swe•®a+ aa�:a�aa.Tww�w�r,w�l:ls:w.-aw-ataTi•;V-4 1 .A 1 �i* 1 CG RA0 • CIVIC COMMERCIAL i RESIDENTAIL: { ' � 1 I ! 1 — 1 a CG N e COMMERCIAL V����QQpp94660dP�P111/9�OON*e.' ........... w•a+aes wwawsas•wwwwaw�': www•a waaw ewew wwwwwww QGo F I 'OOOP svilb6ppppp�' 4 j a i CG CL. :.._ R-40 C G z z COMMERCIAL OFFICE/RETAIL o RESIDENTIAL v m o �o �w� d o 1 i w 1 \�• g�,y• CG CG 1 • � CG • OFFICE/RETAIL OFFICE/RETAIL 1 COMERCIAL - �- • 1 EXISTING i a TA P I RUT SPECIALTY �, NOTA PART NOT APART FFICE/RETAIL � _ • 1 -- I I 1 FRANKUN ROAD (PRINCIPAL ARTERIAL) A>+rI TEN MILE AND FRANKLIN BUBBLE DIAGRAM D 70' 140' ]l0' Plan Scale:l"=70'When Printed C 24'X36" Page 23 — Meridian City Council Meeting Agenda June 18,2020— Page 211 of 276 C. Applicant's Proposed Development Agreement Provisions Ten Mile and Fr-anklin—Proposed CwWidiims for DA We propose that the following items be included as conditions governing development of the subject property: • Buildings along Ten Mile and Franklin should relate eFfectivelyto each Fronting street. Buildings along Ten Mile and Franklin should be at or close to the property line facing the street with main entrances/facades oriented to the street. Parking will not be permitted between front of building and street frontage along Ten Mile and Franklin. • Buildings at the corner of Ten Mile and Franklin should "hold the corners" to the extent feasible given the constraints of the site du to Ten Milc Creek. • The space between a building fayade and the adjacent sidewalk should he landscaped with a combination of lawn,groundcover,shrubs,and trees. ■ Minimize single-story structures. Include at least one multi-story building fronting on Ten Mile and at least one multi-story building fronting on Franklin. On single-Story stncetures, use architectural facades to add height wherever possible and visually effective. ■ Incorporate plazas between compatible uses to provide shared outdoor seating and enhance pedestrian circulation between uses. • Restaurants are encouraged to have outdoor dining. Shops & stores are encouraged to open their doors &street front windows&use clear glass that allows visual access inwards&outwards. • Incorporate human-scale design with building entrances placed close to the street, ground floor windows, articulated facades, appropriately scaled signs surd lighting, and awnings and other weather protection. Create architectural distinctions between any ground and upper stories_ Announce entries through changes in details,materials,and design compositions. • Provide elements that become focal points and announce special places in the Ten Mile area (gateway & entryway corridor signs, continuous walkways, attractive strectseape design and landscaping). • Architectural character should establish a clear sense of identity for each activity center through an overall palette for each phase of the development while maintaining a degree of individuality for each building. The palette should address and coordinate key elements such as materials(walls,roofs,key architectural elements),and colors,etc. • Signs should be compatible with the architecture of the buildings and businesses they identify in colors,materials,sizes,shapes,and lighting. Page 24 — Meridian City Council Meeting Agenda June 18,2020— Page 212 of 276 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. The submitted bubble plan in Section VII.B is not approved as shown.At least ten(10)days prior to the City Council hearing,the Applicant shall submit a revised bubble plan reflecting Staff s recommended revisions.herein. b. The Applicant is required to submit a Development Agreement Modification once a more specific development plan is known or when any future subdivision occurs; the future development plan shall address internal vehicle and pedestrian circulation, streetscapes, future uses,building design,and access. The City shall not issue a building permit until the property is subdivided. c. The Applicant shall revise the bubble plan to show a larger residential area to include those areas shown as"office/retail"and annex into the City of Meridian with TN-C(Traditional Neighborhood Center District)and TN-R(Traditional Neighborhood Zoning District)zoning instead of the requested R-40 zoning designation.At least ten(10)days prior to the City Council hearing,the applicant shall provide revised legal descriptions and exhibit maps for the C-G district and the recommended TN-C and TN-R zoning districts. d. Within the TN-R and TN-C zoning district,at least those structures abutting the main road through the development shall be vertically integrated structures and meet the specific use standards as stated in UDC 11-4-3-41, or single-family structures to ensure a diversity and mix of housing products. e. No more than two(2)buildings along each arterial roadway within the proposed C-G zoning district shall be single story structures(two buildings along N. Ten Mile Road and two buildings along W. Franklin Road),except that additional single story structure allotment may be requested where in a 1:1 exchange for structures that are greater than 2 stories. f. The Applicant shall comply with the design standards as proposed and shown in Exhibit VII.C. The applicant shall also comply with the following additional design standards at a minimum: 1. Street level commercial must have at least 40%of the linear dimension of the fagade as windows or doorways; 2.No wall frontage shall continue uninterrupted by a window or public access for a linear distance of greater than 12 feet; and Page 25 — Meridian City Council Meeting Agenda June 18,2020— Page 213 of 276 3. The principle doorway for public entry into a building shall be from the fronting street. g. All street cross-sections(excluding commercial parking lot drive aisles) shall be consistent with the Ten Mile Interchange Specific Area Plan(TMISAP) for traditional neighborhood design. Commercial drive aisle should still be designed with a high degree of pedestrian connectivity and comfort in mind, and utilize on-street parking where feasible to separate pedestrians from automotive traffic. h. The Applicant shall preserve the Civic portion of the site for the future development of a multi-modal transit station. Interim uses shall be limited to shared/overflow parking and temporary uses. i. All future landscaping and lighting shall be consisting with the TMISAP and Public Works standards. j. No accesses to N. Ten Mile Road and W. Franklin Road are approved with this application; access points to these arterial roadways will be reviewed in conjunction with the future traffic impact study required by Ada County Highway District(ACHD)upon future development of the subject site and any future subdivision. k. Upon future development,the Applicant shall construct half plus twelve feet of the required right of way for the future collector street located in the southeast corner of the property. 1. The Applicant shall construct a full public street along the eastern property boundary and wholly on this property starting at the collector roadway in the southeast corner of the property and ending in the northeast corner of the site where the Civic future land use is shown on the bubble plan. in. Future development of this site shall comply with the Ten Mile Interchange Specific Area Plan(TMISAP)goals submitted by the Applicant,as shown in Exhibit VILC; all other goals stated in the TMISAP shall also be complied with to the extent possible. n. Future development of both the commercial and residential structures shall comply with the applicable architectural design guidelines within the TMISAP and the Architectural Standards Manual(ASM). o. Future development shall be consistent with the development and dimensional standards listed in UDC 11-2D-2 for the recommended traditional neighborhood districts. p. The Applicant shall comply with the ordinances in effect at the time of application submittal. q. The future residential development on this site shall be developed with a density range of 8-15 dwelling units per acre. r. The Applicant shall integrate the Ten Mile Creek into the development via outdoor dining and/or specialty retail to incorporate the creek as an amenity for the development. s. The Applicant shall coordinate with the Parks Department to include a public amenity(trail hub lot)in the southwest corner of the site,labeled as specialty Page 26 Meridian City Council Meeting Agenda June 18,2020— Page 214 of 276 retail on the bubble plan. If an agreement with the Parks Department cannot be made,the Applicant may construct this area with a specialty use that allows for an activity node for the development. Future development plans shall show this area of the bubble plan with greater detail following these discussions. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A street light plan will need to be included in the preliminary plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. 1.2 The City owns and maintains a reclaimed water system adjacent to the subject site. Connection to this system is required for irrigation use. Use of reclaimed water is contingent on final design/demand. Reclaimed water is only for commercial/office areas (no residential). All reclaimed lines/sprinklers must be designed per the city's reclaimed specifications including signage. Applicant shall be required to execute a user agreement before water delivery. (See "Sample Reclaimed Water USER MANUAL" and"December 2017 RECYCLED WATER USER AGREEMENT" for additional information and examples.) 1.3 A Floodplain Development Permit is required for effective A Zone development.Applicant's engineer may want to extend the TM Crossing Hydraulic Study to determine actual floodplain and BFE's. 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 V map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available,a single-point connection to the culinary water system shall be required. If a Page 27 Meridian City Council Meeting Agenda June 18,2020— Page 215 of 276 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. 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 Page 28 Meridian City Council Meeting Agenda June 18,2020— Page 216 of 276 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. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=188672&dbid=0&r0o=MeridianC ky D. CENTRAL DISTRICT HEALTH(CDH) https:llweblink.meridianciU.or lWebLink/DocView.aspx?id=187422&dbid=0&repo=MeridianC ky E. ADA COUNTY HIGHWAY DISTRICT(ACHD) F. COMPASS(COMMUNITY PLANNING ASSOCIATION) https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=188458&dbid=0&r0o=MeridianC ity IX. FINDINGS A. Annexation and/or Rezone(UDC 11-513-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: Page 29 Meridian City Council Meeting Agenda June 18,2020— Page 217 of 276 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the proposed zoning map amendment to C-G, TN-C and TN-R districts and not the R-40 zoning district is consistent with the Comprehensive Plan, if all provisions of the Development Agreement are complied with. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Staff finds the proposed zoning map amendment will allow for the development of multiple types of residential and commercial uses which will contribute to the range of housing opportunities available within the City and more employment opportunities in the Ten Mile Area, consistent with the Comprehensive Plan and the purpose statement of the Mixed Use Commercial designation of the Ten Mile Interchange Specific Area Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Staff finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. Staff finds the proposed annexation is in the best interest of the City per the Analysis in Section V and the DA provisions contained herein. Page 30 — Meridian City Council Meeting Agenda June 18,2020— Page 218 of 276 CiWE IDIAN�-- ITEM SHEET Council Agenda Item -4.E. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Poiema Subdivision (H-2020-0035) by Dave Evans Construction, Located at 3727 E. Lake Hazel Rd. Click Here for Application Materials Click Here to Sign Up to Testify at Hearing ATTACHMENTS: ype Uploa Staff Report Staff Report 6/15/2020 Meridian City Council Meeting Agenda June 18,2020— Page 219 of 276 STAFF REPORT C:�*%_ W IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 6/18/2020 Legend DATE: Project Location TO: Planning&Zoning Commission FROM: Joe Dodson,Associate Planner 208-884-5533 SUBJECT: H-2020-0035 Poiema Subdivision ' LOCATION: The site is located at 3727 E. Lake Hazel ` Road, in the NE 1/4 of the NW 1/4 of e Section 4,Township 2N.,Range 1E. ------- 1. PROJECT DESCRIPTION Annexation&zoning of 14.87 acres of land with an R-15 zoning district and preliminary plat consisting of 48 building lots and 6 common lots,by Dave Evans Construction. Note:Staff received updated plans late into the review process. These plans have been analyzed to the best of Staffs ability given the timeline but finds them to be in better compliance than those originally submitted. Much of the analysis within this report is based on the new plans and the exhibits within this staff report have been updated to reflect this. IL SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 14.87 acres Future Land Use Designation Medium-High Density Residential Existing Land Use(s) Vacant Proposed Land Use(s) Residential and future Religious Institution(Church) Lots(#and type;bldg./common) 48 total lots—43 single-family residential; 1 lot for future Church building site;and 4 common lots. Phasing Plan(#of phases) Proposed as one(1)phase. Number of Residential Units(type 48 total units-33 single-family attached units;and 15 of units) single-family townhome units. Density(gross&net) Gross— 7.5 du/ac.;Net— 10.75 du/ac. Open Space(acres,total 1.08 acres total,0.75 qualifying open space(or approx.. [%]/buffer/qualified) 11.7%qualified) Page 1 Meridian City Council Meeting Agenda June 18,2020— Page 220 of 276 Description Details Page Amenities 1 amenity—Water feature with seating Physical Features(waterways, Ten Mile Creek runs along the western boundary but is not hazards,flood plain,hillside) on the subject site.Part of the site resides within the 100- year floodplain zone. Neighborhood meeting date;#of December 16,2019—3 attendees attendees: History(previous approvals) N/A B. Community Metrics Description 1 Details Page Ada County Highway District i • Staff report(yes/no) Draft Report Section VIILH • Requires ACHD Commission No Action(yes/no) Access(Arterial/Collectors/State Proposed access is off of E.Lake Hazel Road,an arterial. Hwy/Local)(Existing and Proposed) The proposed access is via a new public local street. ACHD is allowing a modification to their district policies to allow this access as there is no other lesser classified street available. Stub Street/Interconnectivity/Cross A new stub street is proposed to the adjacent property to Access the west from the proposed local street noted above. This access is approved by ACHD as noted in their staff report. Existing Road Network E.Lake Hazel,an arterial,is existing with 2 travel lanes. Existing Arterial Sidewalks/ No Buffers Proposed Road Improvements Applicant is not proposing to improve E.Lake Hazel as it is scheduled to be widened to 5 travel lanes by ACHD in 2024. Fire Service • Distance to Fire Station 3 miles from Fire Station#4 • Fire Response Time Part of the proposed development falls within the 5 minute response time goal. • Resource Reliability 78%(below the target rating of 80%) • Risk Identification Risk Factor 2—Residential with hazards;current resources would not be adequate to supply service to this project due to nearby waterway if an emergency were to occur. • Accessibility Proposed project meets all required access,road widths, and turnarounds. The project will be limited to 30 homes until the entire emergency access along the western boundary is constructed. Police Service • Distance to Police Station 5.5 miles • Response Time Goal of 3-5 minutes • Accessibility MPD has no concerns with access into this development; the MPD can service this development if approved. • Additional Comments There is no call data in this area because the proposed development is at the edge of City Limits. Page 2 Meridian City Council Meeting Agenda June 18,2020— Page 221 of 276 Description Details Page Between March 2019 and March 2020,MPD responded to 7 calls for service within one mile of this proposed development. The crime count on those calls was one(1). Between March 2019 and March 2020,MPD responded to 9 crashes within 1 miles of this proposed development. West Ada School District • Distance(elem,ms,hs) No comments submitted at this time. • Capacity of Schools • #of Students Enrolled Wastewater • Distance to Sewer Services N/A • Sewer Shed South Black Cat Trunk Shed • Estimated Project Sewer See application ERU's • WRRF Declining Balance 13.92 • Project Consistent with WW YES Master Plan/Facility Plan • Additional Comments Flows have been committed No sewer mains in common driveways Applicant to provide"to and through"to property to the west. Water • Distance to Water Services 710 feet • Pressure Zone 5 • Estimated Project Water See application ERU's • Water Quality Concerns None • Project Consistent with Water YES Master Plan • Impacts/Concerns The water main extension in Lake Hazel is currently shown in the wrong corridor,the water main should remain north of center line instead of being moved south of center line.Also,the water main in Lake Hazel needs to be a 12", not an 8"as currently shown.We prefer to have a main stub or service line(whichever is needed)to the future church lot to eliminate cutting the new road in the future. Page 3 — Meridian City Council Meeting Agenda June 18,2020— Page 222 of 276 1 1 1 � ■a �.:��-III ��,� -=um N a I���C'unu►� �U �x r::::-iiundle,� - � `I r � nl �-1ii1 � •- F�1 �• s 'Lhl. ���\�\�/IIR\► mnn -nnnm Ilnnun\►nnG �m nu nuxnn I ,1�111111 W. 111 -11111111 :' �GLU _ - Illl'11 J ui � y�IIIIIIIIIl1 7111111111- i . r V- r 1l11 \ P ■LAKE-HAZEL 1 �� 1 ;LAKE=HAZEL- Hill 9-rlrr111I rIr11171: -- mnun: _anon a:'loom ninTil- - - R�r �♦i =mom a:'loom ninTil_ -.� . �. ..:011lllr� Ilillllr- =r11111111/11111111�" � .� . �: .�-•IIIIIIn�11111= _Illllllr r11111111/11111111=�=�_' •-�• 11111111�:Irr111Ia IIIIIIIII- ... - Irllrll glllll -11111111 rrrlllll 111111111- ���\�\ III��■L m nu--nmm�l nnmw\Gml C' d�71\� 1�i�1unminl 'feet mrF nnnm nnnun►�lt�1a.^:' 1�1�111111 W.m nll nuumn I :aaaaall�,1�' �111111 a nul IIIIIIITW;m all numm mnunrM E m -noon --_ m -noon uuluu ■�r, nn - - �r...-..-.._.._,r-.•• jar::.••••••::: : � nn unuw - y�Illlnlll �Imlllll- ii -d!�!ey :_ �r= �,/ 111111111 IIIIIINI;� � • ��� . 1,•' 1111111111 a 1+Fr r W: _ i ',�4y 1111111111. •1111111111 e i '• L -� ,r- '• � ;I..n..l mllll•Il llfll jllllllllll� �I LAKE�HAZEL l rIOIIIIIId= "`'u�rLAKE=HAZEL-' Y 111111- I _1111 III 1111111 SOIr c I 111111111111� . _'_L-hY�lw�1II1111I111:r� 1 1 , • , � I I i IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 5/29/2020 Radius notification mailed to properties within 300 feet 5/26/2020 Site Posting 6/8/2020 Nextdoor posting 5/27/2020 V. STAFF ANALYSIS A. Future Land Use Map Designation(https:llwww.meridiancitE.or /�comQplan) Medium-High Density Residential—This designation allows for a mix of dwelling types including townhouses, condominiums, and apartments. Residential gross densities should range from eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. The proposed annexation area lies at the edge of the City's area of impact on the south side of E. Lake Hazel road, approximately %2 mile east of Eagle Road. There is existing City of Meridian zoning directly across Lake Hazel to the north but no other existing Meridian zoning is adjacent to the subject site. There is a golf course directly to the east of this property, within the City of Boise. Despite minimal existing zoning directly to the west and southwest of this site, the City is currently processing multiple projects in this area, as seen in the Planned Development Map above. This project, if approved, should blend in well with these adjacent developments. The proposed land use of attached single-family residential and townhome units (per the revised site plan) is consistent with the Future Land Use Map (FL UM) designation definitions for Medium High Density Residential (MHDR). MHDR requires a density of 8-12 units per acre. The Applicant has proposed a project with 7.5 du/ac with their updated plat and the comprehensive plan allows for rounding of density. Because of the proposed product type and the difficult shape of the property to begin with, Staff supports rounding the proposed density of 7.5 du/ac to the required 8 du/ac per the provisions in the comprehensive plan. In addition to the proposed residential use on this site, the Applicant is reserving a building lot for a future church site; a church is a conditional use within the proposed R- 15 zoning district. The residential portion of the site consists of approximately 7.5 acres (including the right of way) and the future church lot is approximately 7 acres. This application does not include the conditional use permit application for the church lot; that use will be analyzed with the future conditional use permit submittal. Page 5 Meridian City Council Meeting Agenda June 18,2020— Page 224 of 276 The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A.In order to ensure the site develops as proposed with this application, Staff recommends a DA as a provision of annexation with the provisions included in Section VIII.A1. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. B. Comprehensive Plan Policies(https:llwww.meridiancioy.orglcompplan): The applicable Comprehensive Plan policies are cited below with Staff analysis in italics. "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). The proposed R-15 zoning and proposed land use of single family attached and townhome residential is an extension of some of the housing products recently approved nearby and some of the housing proposed on the adjacent site to the west. R-15 zoning and attached single-family homes are not abundant in the immediate area at this time but if this project and the adjacent project to the west are approved, this type of housing would make up a fair portion of the housing options in this % mile area. A vast majority of the housing within a mile of this site is detached single-family residential. So, adding 48 units of a different product type to the area helps meet this comprehensive plan policy. "With new subdivision plats, require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities" (2.02.01A). The Ten Mile Creek runs adjacent to this property on its western boundary but is not on the subject site. Because of this, there is no multi-use pathway proposed on this property. However, the project that Staff is also processing for the adjacent property to the west is constructing that multi-use pathway. Because of the proposed internal stub street with attached sidewalks with this development, there should be adequate pedestrian connection to the multi-use pathway on the adjacent parcel. With a connection to the pathway, residents within this development will have greater pedestrian and bicyclist connection to the north to Hillsdale Park and the Hillsdale YMCA. The largest area of open space proposed with this development is expected to be shared between the residences and the future church site. That common open space lot is proposed to be approximately 15,000 square feet in size and offer a relatively large open area for residents and churchgoers to use. Because the lot is relatively large and open, it is more usable than open space that may be qualifying but is usually dispersed throughout the development. Staff supports open space that is in this more usable format. The other open space in this development abuts the Ten Mile Creek and the proposed townhomes; this area should offer additional visual amenity to the development and those townhomes specifically. In addition, this open space area near the creek and the cul-de- sac will contain a water feature and seating area for the residents. Again, offering usable open space and an amenity for the proposed community. For the size of this site, Staff finds the proposed open space is adequate in size. "Reduce the number of existing access points onto arterial streets by using methods such as cross-access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity" (6.01.02B). Due to the odd shape of Page 6 Meridian City Council Meeting Agenda June 18,2020— Page 225 of 276 this parcel, strict adherence to ACHD and City policies regarding access points to arterial streets was not feasible. The Applicant has proposed the main access into this development as far east on their parcel as possible. Because of this, ACHD has agreed to modify their policy to allow for this additional access onto E. Lake Hazel. This Applicant is also proposing a stub street to the west for future local street connectivity which sets up future development to the west and south to minimize their potential accesses onto arterial in the area. "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 and uses adhere to the vision established by the underlying future land use designation. Attached single-family and townhomes are permitted uses and a Church is a conditional use in the R-15 zoning district. In addition, all infrastructure extensions will be paid for by the Applicant and not the taxpayers. "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00). The proposed single-family residential development is compatible with other residential and agricultural uses in the area; the future Church development should be compatible with nearby uses as well. In addition, additional residential units built at this density should be compatible with the existing golf course use on the parcel directly to the east. Staff finds this development to be generally consistent with Comprehensive Plan policies and objectives. C. Existing Structures/Site Improvements: There are no existing structures on the subject site and no site improvements are known at this time. D. Proposed Use Analysis: The proposed use is attached single-family residential and townhome single-family residential; both types of residential dwellings are listed as principally permitted uses in the R-15 zoning district per UDC Table 11-2A-2. Part of the property(along the western boundary) lies within the 100-year floodplain boundary. The Applicant is currently awaiting the results of a floodplain study to determine the types of constraints and/or possibilities of reducing this boundary area. See Public Works comments for further requirements of the site. E. Dimensional Standards(UDC 11-2): The proposed lots along the eastern boundary and the public streets appear to meet all UDC dimensional standards per the submitted preliminary plat. This includes property sizes, required street frontages, and road widths. The revised preliminary plat submitted by the Applicant shows townhomes off of a private alley. It is the understanding of Staff that ACHD has not yet given comments on the precise location of this alley but are generally supportive of it. Per the revised plat, all lots appear to meet UDC dimensional standards for the R-15 zoning district and attached single-family unit type. Page 7 Meridian City Council Meeting Agenda June 18,2020— Page 226 of 276 In addition, all subdivision developments are also required to comply with Subdivision Design and Improvement Standards (UDC 11-6C-3). There is one (1) common driveway proposed and such driveways should be constructed in accord with the standards listed in UDC 11-6C-3D. If any common drives are proposed, an exhibit should be submitted with the final plat application that depicts the setbacks, fencing,building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway should be depicted on the opposite side of the shared property line from the common driveway. F. Access(UDC 11-3A-3): Access is proposed via a new local street into this development from E. Lake Hazel Road. The Applicant is also proposing a stub street to the west for future local street connectivity. For these areas, all dimensional standards appear to meet UDC requirements. Because the stub street to the west will likely lead to nowhere at the time of this development, the Applicant will have to provide an emergency only access. The Applicant is showing on their master plan (as shown in Exhibit VII.B) a 20 foot wide emergency only access from the stub street that runs along the western property boundary and connects to E. Lake Hazel. ACHD and Meridian Fire Department have granted their approval of this emergency access. Without this access, this property will be limited to no more than 30 homes until such time that the emergency access is constructed. To remediate this, Staff is recommending the emergency access is built prior to the Applicant receiving any building permit approval. Staff is supportive of this emergency access but does have concerns on what its future use will be once the stub street to the west connects with the adjacent subdivision and offers the required secondary access. The Applicant has not discussed the future plans for this access with Staff but the submitted master plan depicts the church site using this emergency only access as a way to drive from one side of the church to the other for ease of access and emergency response. So long as this road is not used for parking while this road is meant for emergency access, Staff finds no concerns with this. Once the emergency access is not needed, however, Staff recommends the Applicant work with ACHD to keep the road for the church site to gain an additional access point, albeit limited. The revised preliminary plat shows a private alley that connects to the future western stub street and the proposed cul-de-sac. As stated above, Staff is unaware of ACHD's formal approval of this location but has also not been given notice of its denial. The Applicant should continue working with ACHD to ensure the location of the alley meets all ACHD requirements. The proposed alleyway is shown as 20 feet wide which meets UDC and Fire requirements; the alleyway will be deemed as a no parking zone for its entirety. Staff supports this alleyway and the alley loaded type of home for this development. Page 8 — Meridian City Council Meeting Agenda June 18,2020— Page 227 of 276 G. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached and attached dwellings based on the number of bedrooms per unit. Future development should comply with these standards. No parking plan was submitted with the application. The proposed street sections (33 feet wide) of the local streets within the development, shown on the submitted plat, accommodate parking on both sides of the street where no driveways exist. The alleyway for the alley-loaded homes will be required to be labeled as "No Parking. "Each townhome will be required to meet the off-street parking standards and Staff encourages the developer of this site to include provisions within their HOA bylaws that prohibit garages being used as storage. This would help alleviate some of the parking issues seen throughout the City. Parking requirements for the future church site will be reviewed with the future conditional use permit application. H. Pathways (UDC 11-3A-8): No multi-use pathways are proposed or required with this development because the master pathways plan shows a multi-use pathway along the opposite side of the Ten Mile Creek on an adjacent parcel. This Applicant is proposing attached sidewalks along all local streets that will connect to this future multi-use pathway as the property to the west develops and the proposed stub street is extended westward. These sidewalks should help improve pedestrian and cyclist connectivity from this development to other services within a mile. I. Sidewalks(UDC 11-3A-17): Five-foot attached sidewalks are proposed along all internal local streets. There is no existing sidewalk along E. Lake Hazel Road and Lake Hazel is expected to be widened in 2024 according to ACHD, as stated above. Detached sidewalks are required along arterial roadways per UDC 11-3A-17. The Applicant has already agreed to dedicate additional right of way to ACHD for the future widening of Lake Hazel. Therefore, Staff is recommending that the Applicant construct at least a 5-foot detached sidewalk within the required landscape buffer along Lake Hazel, outside of the ultimate ACHD right of way. J. Landscaping(UDC 11-3B): A 35-foot wide street buffer is required adjacent to E. Lake Hazel Road because it is both an arterial roadway and noted as an entryway corridor. This buffer should be landscaped per the standards listed in UDC 11-3B-7C and placed into a common lot that is at least 35-feet wide; this common lot should also contain the detached sidewalk required along all arterial roadways. The submitted landscape plan depicts a 25 foot wide landscape buffer; the correct number of trees appear to be shown on the submitted landscape plans (see Section HID). The Applicant shall be required to submit revised plans depicting the correct size landscape buffer along E. Lake Hazel. In addition, the improvements required outside of the ultimate ROW should be constructed prior to receiving building permit approvals. The submitted open space exhibit does not count this buffer area as qualified open space for the residential development because only a small portion of this buffer abuts the future residences. Normally, half of this area would count towards Page 9 Meridian City Council Meeting Agenda June 18,2020— Page 228 of 276 qualified open space. Staff believes the required landscape buffer and detached sidewalk should be constructed with the residential development and not the church site. Therefore, Staff is recommending a condition of approval to complete the frontage improvements prior to receiving building permit approval and revise the open space exhibit to show this area on the open space exhibit to give a more complete open space calculation. Common open space is required to be landscaped in accord with the standards listed in UDC 11-3G-3E. The total square footage of common open space are included in the Landscape Calculations/Requirements table along with the required number of trees to demonstrate compliance with UDC standards but has not been updated to depict the new layout. Staff recommends the Applicant submit a revised landscape plan at least ten (10) days prior to the City Council hearing to show the new layout and match the other revised plans. Also shown on the landscape plan is an area directly to the west of Lot 34, Block I that is within the Ten Mile Creek easement. This area of the development is not open on both ends and does not offer easy visibility. Staff is concerned with potential safety and crime issues in this small area. UDC 11-3G-3D.3 states that "common open space shall be located in areas of high visibility to avoid hidden areas and corners... " This area is not qualifying open space because it is not open on both ends but it is still common open space and must adhere to these standards. Therefore, Staff is recommending a condition of approval that this area be part of Lot 34, Block I to alleviate this potential safety issue. In addition, the Applicant is proposing an additional 8 trees in order to mitigate trees that are being lost with the development of this site. This note is stated on the submitted landscape plan. K. Qualified Open Space (UDC 11-3G): A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B is required. The proposed future Church site is not required to meet open space standards. Therefore, the required qualified open space for this development shall be based upon only the portion of the property where the residential use is proposed. According to the Applicant, the residential area is approximately 6.05 acres. Based on this size, the Applicant should supply at least 0.6 acres of qualified open space, or approximately 26,000 square feet. The applicant is proposing 1.08 acres of open space, of which 0.75 acres is proposed as qualifying open space. Staff has concerns with one area of this open space and its eligibility to qualify. The largest common open space lot is approximately 15,000 square feet and sits between the proposed residences and the future church site. It is the intention of the Applicant that this open space lot would serve as open space for both the residential part of this development and for the children attending the future church site. Again, the church site is not required to have open space but Staff understands the desire to share this space in the future. To ensure this open space lot stays with the residential development and is used by the residences, it should be made clear that the future homeowners association is to own and maintain this lot, and not the church owner. In addition to this common open space lot, the Applicant is proposing open space around the cul-de-sac that terminates at the southern end of the development. This area is proposed to contain a water feature Page 10 Meridian City Council Meeting Agenda June 18,2020— Page 229 of 276 and seating area for residents to enjoy. Part of this open space also runs within the Ten Mile Creek Easement and creates a small "green-way"from the western stub street and back into this water feature area; this proposed area is qualifying. The Ten Mile Creek and this `green-way"can be utilized for both open space and offer a great green space for the proposed townhomes to front on. Staff is concerned the proposed townhomes from off of the alley and the Applicant is missing an opportunity to give those future homeowners along the creek an additional green space area. Because of this, Staff is recommending a condition of approval that the townhomes front towards the green space and not on the alley. On the revised open space exhibit (Section VILE) there is an area less than 51 000 square feet located between the alley and the local street. UDC requirements state that in order for this area to be qualifying it must be at least 50'by 100'in dimension. Staff uses their discretion when the open space area can meet the 5,000 square foot area requirement but may not meet the precise dimensions above. In this case, this area meets neither of these benchmarks and Staff believes it is not qualifying open space. With this area removed from the open space calculations, Staff has calculated that the qualified open space for the site is approximately 0.64 acres, or approximately 10.57%. The proposed open space still meets UDC minimum requirements and Staff finds that the open space with the water feature and the large open space lot in the center of the development are sufficient for the number of homes proposed in this development. The required landscape buffer along E. Lake Hazel should be shown on the open space exhibit even though it is not qualifying open space. As stated above, Staff recommends these improvements be completed with development of the residential portion of the site. The open space exhibit should be revised to show this area to give a more complete picture of all open space on the site in accordance with UDC 11-3G-3. L. Qualified Site Amenities (UDC 11-3G): Based on the area of the proposed plat (approximately 6 acres for the residential component), a minimum of one (1) qualified site amenity is required to be provided per the standards listed in UDC 11-3G-3C. Even if the amenities were based on the entire 14 acre parcel, one (1) qualified site amenity would still be required. The applicant has proposed one (1) qualified amenity: a seating area with a water feature located at the end of the new local street. This water feature shows a small fountain and boulders that also flows into a small stream channel. The proposed amenity meets the minimum UDC requirements and Staff finds it to be a nice amenity for the community. M. Fencing(UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is shown on the landscape plan but is not made clear as to what type of fencing it is. Fencing shown next to any open space shall be open-vision or semi-private fencing per UDC requirements. This fencing requirement applies to the area of the property that abuts the Ten Mile Creek. The Ten Mile Creek itself is not located on this site but its easement does. Ten Page 11 Meridian City Council Meeting Agenda June 18,2020— Page 230 of 276 Mile Creek is to remain open as this Applicant does not have rights to it. The creek should be protected during development on this site. N. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant has submitted sample elevations of the attached single-family homes for this project(see Section VII.G). The submitted elevations show all single-story attached structures with two-car garages and similar finishing materials of stucco, masonry, and wood. In addition, the elevations show both shed roof and traditional pitched roof designs. The Applicant has not stated there will only be single-story attached structures. Staff has also not received updated elevations for the townhome style product. The submitted sample elevations appear to meet design requirements for single-family homes. Because the proposed local street running north-south is straight and relatively long, Staff is recommending that future homes are built across varying setbacks to provide variation along the street and help ensure there is not a monotonous wall plane of homes along this street. Attached and townhome single-family residential require design review approval prior to building permit submittal. This requirement gives staff the opportunity to review the site plan and ensure compliance with the above noted recommendation. VI. DECISION A. Staff: Staff recommends approval of the requested annexation and zoning with the requirement of a Development Agreement and approval of the requested preliminary plat with the conditions noted in Section VIILA per the findings in Section IX of this staff report. B. Commission: Enter Summary of Commission Decision. C. City Council: To be heard at future date. Page 12 — Meridian City Council Meeting Agenda June 18,2020— Page 231 of 276 VII. EXHIBITS A. Annexation Legal Description and Exhibit Map ANNEXATION Cs '' ". Page 10F 1 LAND 6RR0UP February 19,2020 Project No.:119022 ANNEXATION CALVARY CHAPEL TREASURE VALLEY INC. A parcel of land as shown on Record of Survey Number 2880,recorded as Instrument Number 94050954,records of Ada County,situate in a portion of Government Lot 3,Section 4, Township 2 North, Range 1 East,Boise Meridian,City of Meridian,Ada County,Idaho,being more particularly described as follows: BEGINNING at the North Quarter Corner of said Section 4(from which the Northwest Corner of said Section 4 bears South 89'56'28"West,2651.66 feet distant); Thence on the north/south midsection line of said Section 4,South 00'37'05"West, 1356.13 feet; Thence leaving said north/south midsection line and on the southerly and westerly boundary of said parcel shown on Record of Survey Number 2880,South 89'59'56"West,21.00 feet; Thence North 28'52'16"West,82.77 feet; Thence North 34'04'12"West,1548.37 feet to a point on the north section line of said Section 4; Thence on said north Section line North 89'56'28"East,943.00 feet to the POINT OF BEGINNING The above described parcel contains 14.87 acres,more or less. PREPARED BY: The Land Group,Inc. �jU LA o 0 a 13` geOF0 e ` A4s. C�?/19/2U2b 4('L'7.r-a,i;:8 ors 'D ve,:',pta 1,10_Eag1c,Aaf)o 83n.8 209 g ,4041 Page 13 Meridian City Council Meeting Agenda June 18,2020— Page 232 of 276 W EAST LAKE HAZEL ROAD N1/4 CORNER fr SECTION 4 T.2N.,R.1 E.,B.M. DO ——— (BAST$DF BEAR1ff — — ]. POB RM1 \• R/W N89°56'28"E 943.00'R/W • R/W NW CORNER j 8q$566 8 W CALVARY CHAPEL TREASURE VALLEY INC. SECTION 4 \ 3727 E.LAKE HAZEL RD. T.2N.,RA E.,B.M. \ APN:S1404212435 m M \ ANNEXATION AREA + — \ AREA:±14.87 Acres. N (o 0 lJ,�\ ENS a 13 \ \ OF\GP 0V19/nn N28°52'16"W 82.7T ! N89°59'56"E 21.00' Exhibit " 0 250' 500, i3'" I� Horizontal Scale:1"=250' Pmject No:119022 Date of Issuance:February 19,2020 n == ==THE Calvary Chapel Treasure Valley Inc. rye$ LAND Annexation o m GROUP r woo UZE Page 14 Meridian City Council Meeting Agenda June 18,2020— Page 233 of 276 B. Master Development Concept Plan --- -- --- --- -- - ----- - --__ \\ I� r t-9 9lj I I I X \ \ \ I ? g I I I a z O \ I Z \ \ . I I N ` I s Page 15 — Meridian City Council Meeting Agenda June 18,2020— Page 234 of 276 C. Original Preliminary Plat(date: 4/15/2020) tee., \ -- \\ \ n of \ \ 9 µ g \ \\b ♦\ y°v^ SI l \ 9w \ ♦ \'e�mm u a \w s W ♦ I \\mw \I �� RI N \ r i m POIEMA SUBDIVISION ? 9 ° woEreKs 3727 E.LAKE HAZEL ROAD,MERIDIAN,ID - LOT DIMENSIONS t Page 16 — Meridian City Council Meeting Agenda June 18,2020— Page 235 of 276 D. REVISED Plat(dated: 06/15/2020) \ __ ____ 8-------------------------- m o e \\\ - 8 2 E M 8 tlry 4 a.l \X � W \ \ — \\ \ \4q 4 N S \\fan a �\o�arw R ern FI a_ �a � $I \ 8 1\n POIEMA SUBDIVISION a �C WORKS 3727 E.LAKE HAZEL ROAD,MERIDIAN,ID — a Clix, LOT DIMENSIONS e - - m � F�F Page 17 — Meridian City Council Meeting Agenda June 18,2020— Page 236 of 276 E. Open Space Exhibit(dated: 06/15/2020) N� \ � I I \ I \\ I \\\ I D \ r z T pZ [A \\ Cn c n p J I I � Z O O \ N w < m -o m \ W :F D z � \ C) l/] 7- I o y n 0 \ _ D z n N z m D C \ D II II m Q \ n to 2 C o D Q \ wn D Z n m A A EA m � m^ N \ V A V v I \ N I \\ p Z m \OWE �^ o z 0 m\ v " \ c z \ I z m \ o N II � I Its J N rn m Page 18 Meridian City Council Meeting Agenda June 18,2020— Page 237 of 276 F. Landscape Plan(date: 4/3/2020) w -------------------------------- �\ \ a rm RH. AINN P t P F rm OR, 2 E2 —A GL 5 p— p 7 POIEMA SUBDIVISION �-p Dave Evans Construction 3727 E LAKEH'aL ROAD Mud"'.1th 09N2 Page 19 Meridian City Council Meeting Agenda June 18,2020— Page 238 of 276 Rated Calculations: ....m.a P.b",J THE -LAN C —GROUP Material Lend: C In 44 /�/ 1 roultiea Ftiuntaln = yr to LLJ Ed CL � i Feature Node Enlargement j ,Preliminary Plat-Landscape-Area B L1.02 Rr1STC 7FJW— # '0 PLLWMBM HEaO11 CLHe '4 - tIOACflIIOAll4X- �fj S2MTALVLtIC ' #iMPOOL4Y 5 - - 'y �{� -oat billw COML[ =lM0l CLM won ry.6 50M -sTHaNrnW tLW PLF1RQi7E} � fi ChC=R%-1 • r Water Feature Node Enlargement Hr�S 1-=1V Page 20 — Meridian City Council Meeting Agenda June 18,2020— Page 239 of 276 G. Conceptual Building Elevations - I tv . v *i. , } Page 21 Meridian City Council Meeting Agenda June 18,2020— Page 240 of 276 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the submitted and revised plans and conceptual building elevations for the attached single- family and townhome dwellings included in Section VII and the provisions contained herein. b. The Applicant shall comply with the ordinances in effect at the time of application submittal. c. Direct lot access to E. Lake Hazel Road shall be prohibited. d. The entire frontage improvements along E. Lake Hazel Road shall be completed with the first phase of development. e. The proposed townhome units shall front on open space and not on the alleyway, especially those units facing the Ten Mile Creek. f. Lot 2, Block 2 shall be owned and maintained by the future homeowner's association for the residential portion of this project and not owned and maintained by the future church. 2. At least(10) days prior to the City Council hearing,the Applicant shall submit conceptual building elevations of the proposed townhome units. 3. Ten(10) days prior to the City Council hearing,the preliminary plat included in Section VII.C, dated 04/15/2020, shall be revised as follows: a. Add a note prohibiting direct lot access via E. Lake Hazel Road. b. Show Lot 34,Block 1,to include that common open space area outside of its fence, adding it to this lot and removing it from any common lot to eliminate a potential safety and crime hazard. c. Coordinate with the ACHD and Staff on the final position of the proposed alleyway for the townhome units that meets all required City and ACHD standards. This condition shall be satisfied at least ten(10)days prior to the City Council hearing or the project will be continued to a future date determined by Staff. d. Provide traffic calming at the internal intersection to break-up the block length of the proposed"Street A". Work with ACHD on appropriate measure to ensure pedestrian safety at this intersection. 4. Ten(10) days prior to the City Council hearing,the landscape plan included in Section VII.F, dated 05/04/2020 shall be revised as follows: Page 22 Meridian City Council Meeting Agenda June 18,2020— Page 241 of 276 a. Label and depict the type of fencing proposed throughout the development; all fencing shall comply with the standards listed in UDC 11-3A-7. b. Revise the landscape plan to show the new layout and townhome units; any changes in landscape calculations shall also be reflected in the calculations table. c. Correct the landscape buffer along E. Lake Hazel to show the required 35-foot buffer width in accordance with the dimensional standards for R-15 zoning district,UDC 11- 2A-7. 5. Ten(10)days prior to the City Council hearing,the open space exhibit included in Section VILE shall be revised to show the required 35-foot landscape buffer along E. Lake Hazel and show this area in the calculations table. 6. Future development shall be consistent with the R-15 dimensional standards listed in UDC Table 11-2A-7 for all buildable lots. 7. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. 8. Staff recommends the Applicant work with ACHD on allowing the emergency only access as an additional access for the church site after the parcel to the west develops and provides a secondary access into the development. 9. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway shall be depicted on the opposite side of the shared property line from the common driveway as set forth in UDC 11- 6C-3D. 10. The Applicant shall obtain Conditional Use Permit approval prior to development of the future church site,per UDC Table 11-2A-2. 11. Administrative Design Review application is required to be submitted and approved prior to submittal of any building permit applications for single-family attached dwellings and townhomes, as applicable. 12. Future homes along the proposed"Street A"shall provide variation in building setbacks to provide for an attractive streetscape.A master plan depicting varying building setbacks shall be submitted with the required design review applications. 13. The Ten Mile Creek that abuts the subject site along its western boundary shall be protected during construction. 14. The Applicant shall construct a temporary turnaround with a minimum turning radius of 45 feet at the end of the proposed western stub street in alignment with ACHD policies. The turnaround is required until such time that the stub street connects to future streets in the development to the west. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. Page 23 Meridian City Council Meeting Agenda June 18,2020— Page 242 of 276 1.2 An FLDP(Flood Plain Development Permit)is required. Currently the property is within an "A Zone". Study submitted requires culvert on Lake Hazel to be replaced and LOMR completed to change maps. 1.3 Sanitary sewer mains are not allowed in common driveways. 1.4 Applicant to provide"to and through" sanitary sewer mainline connection to the property to the west. 1.5 The water main extension in E. Lake Hazel Road is shown in the wrong utility corridor,as depicted on the conceptual engineering submitted with the application. The water main should remain north of center-line instead of being moved south of center-line. In addition, the water main in E. Lake Hazel Road needs to be a 12-inch diameter,not an 8-inch diameter as shown.We prefer to have a mainline stub or service line (whichever is needed)to the future church lot to eliminate cutting the new road in the future. 1.6 The geotechnical investigative report prepared by MTI(Materials Testing&Inspection) dated March 7,2003,indicates some very significant groundwater and soils concerns, and specific construction considerations and recommendations. The applicant shall be responsible for the strict adherence of these considerations and recommendations to help ensure that homes are constructed upon suitable bearing soils, and that shallow groundwater does not become a problem with home construction. Prior to this application being considered by the Meridian City Council,the applicant shall be required to submit up to date ground water monitoring data based upon current adopted building codes,as well as any other updated geotechnical information or recommendations since the initial work by MTI back in 2003. 1.7 Due to the very significant groundwater and soils concerns on site, structures are to be founded on conventional reinforced spread footings and walls,and slab-on-grade foundations. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department,and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x 11"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this Page 24 Meridian City Council Meeting Agenda June 18,2020— Page 243 of 276 document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. hi 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. Page 25 Meridian City Council Meeting Agenda June 18,2020— Page 244 of 276 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT(MFD) https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=186859&dbid=0&r0o=MeridianC i &cr--1 D. POLICE DEPARTMENT(MPD) https:llweblink.meridiancily.org•/WebLinkIDocView.aspx?id=186743&dbid=0&redo=MeridianC ky E. BOISE PROJECT BOARD OF CONTROL(BPBC) https:llweblink.meridiancily.org•/WebLinkIDocView.aspx?id=188199&dbid=0&redo=MeridianC iv F. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridiancily.org•/WebLinkIDocView.aspx?id=188719&dbid=0&redo=MeridianC ity Page 26 Meridian City Council Meeting Agenda June 18,2020— Page 245 of 276 G. CENTRAL DISTRICT HEALTH DEPARTMENT(CDH) https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=188182&dbid=0&r0o=MeridianC ky H. ADA COUNTY HIGHWAY DISTRICT(ACHD) No official staff report has been submitted at this time. IX. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the proposed zoning map amendment to R-15 and proposed uses are consistent with the Comprehensive Plan, if all provisions of the Development Agreement and conditions of approval are complied with. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Staff finds the proposed zoning map amendment will allow for the development of single- family detached homes which will contribute to the range of housing opportunities available within the City, consistent with the Comprehensive Plan, and the purpose statement of the residential districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Staff finds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. Staff finds the proposed annexation is in the best interest of the City per the Analysis in Section V. B. Preliminary Plat Findings: In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat, with Staffs recommendations, is in substantial compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and pedestrian connectivity. (Please see Comprehensive Plan analysis and other analysis in Page 27 Meridian City Council Meeting Agenda June 18,2020— Page 246 of 276 Section V of this report for more information.) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property with development. (See Section VIII of the Staff Report for more details from public service providers) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers(i.e.,Police,Fire,ACHD, etc). (See Section VII for more information) 5. The development will not be detrimental to the public health, safety or general welfare; and, Staff is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis and approves of the project. 6. The development preserves significant natural,scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. The Ten Mile Creek does not reside on this property but its easement will be respected. Page 28 — Meridian City Council Meeting Agenda June 18,2020— Page 247 of 276 Applicant's Presentation Poiema Subdivision Annexation, R- 15 Zoning, Preliminary Plat Meridian Planning & Zoning Commission June 18, 2020 H-2020-0035 == M= THE LAND �`! GROUP Po*iema (pronounced poy'-ay- mah) Poiema is of Greek origin and means "Masterpiece, poem or work of art ". In the Bible the term is referenced to mean You are God's masterpiece, his epic poem. THE LAND �`! 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Ilona ra 1 ij� ��11111111 +p er ���J 1 - ■� aw�r�c - -Mow.-- I KiL 'i�� THE .. � _� _ - - ♦ -r�'wc*�+�• �..1►�r.•J���w- +��w ivy �4��" �` LAND GROUP Requested revisions to the Conditions of Approval : 1.d — The residential subdivision meets and exceeds the open space requirements. We request the frontage landscaping on the church lot be constructed with the church. We are currently preparing a CUP application for the church parcel and plan to submit in the next 30-days. We request this condition be revised to allow landscaping to be installed by phase. 1.f — Block 2, Lot 2 — will be a shared open space. As long as there is a perpetual use and maintenance agreement between the HOA and the church, it should not matter who owns the parcel . Please revise this condition to reference a use and maintenance agreement. 3.b — The open space along the side of Lot 34, Block 1, is the easement for Ten Mile Creek. City Code requires this easement to be in a common lot. We request this condition be removed. T HE -�-� LAND GROUP a 1.d — The residential subdivision meets and exceeds the open ` space requirements. We request the frontage landscapingon - - - - the church lot be constructed with the church. - We are currently preparing a CUP application for the church parcel and plan to submit in the next 30-days. We request this o � $ condition be revised to allow landscapingto be installed by phase. SJ. 1.f Block 2, Lot 2 will be a shared open space. As long as there is a perpetual use and maintenance agreement between � m the HOA and the church, it should not matter who owns the parcel. Please revise this condition to reference a use and maintenance agreement. illM ` THE LAND GROUP n`l Adjoss _ milli _ mi Mk loss.00001- 0101* inLIX .MWMQ .01 11 .101 30 31 32 10,f 33 34 / S2 GE$2.77100 i 35 O 001 I � ' / I i ,� THANKYOU T H E LAND GROUP 7 . � 1 I 0 Nor own i . L rwrR sir/I�S"� Ii MIN ���� Oa; . � C VA f3' CiWE IDIAN�-- ITEM SHEET Council Agenda Item -4.F. Presenter: Estimated Time for Presentation: 0 Title of Item - Public Hearing for Lupine Cove (H-2019-0133) by Penelope Constantikes, Riley Planning Services, Located at 4000 N. McDermott Rd. Click Here for Application Materials Click Here to Sign Up to Testify at Hearing ATTACHMENTS: ype Uploa Staff Report Staff Report 6/15/2020 Meridian City Council Meeting Agenda June 18,2020— Page 248 of 276 STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING Mafe' 19,2020 June 18,2020 f Legend 7,0 DATE: r ,gniyeafr,,,,,, , z-,b,,uai . 20 2020 Project Lflcfl�ian I �_ � TO: Planning&Zoning Commission 0 FROM: Bill Parsons, Current Planning Supervisor 208-884-5533 Bruce Freckleton,Development Services Manager 208-887-2211 SUBJECT: H-2019-0133 Lupine Cove ri_ LOCATION: 4000 N. McDermott Rd., in the NW 1/4 of 'x Section 33,Township 4N.,Range 1 W. -' I. PROJECT DESCRIPTION NOTE: On April 28, 2020, City Council remanded this project back to Planning and Zoning Commission to provide a recommendation on a revised preliminary plat and landscape plan. Staff has updated the staff report in a strike-through and underline format to represent the proposed changes to the plans. Originally, Staff and the Commission had recommended denial based on previous versions of the plans. With the revisions to the plans, Staff is recommending approval of the project. Staffs recommended development agreement provisions and conditions of approval are provided below. Annexation of 7.09 acres of land with an R-8 zoning district and Preliminary Plat consisting of twenty- sixei&(268)buildable lots, sixsewn(67)common lots and two (2) other-lots on 7 acres of land in the proposed R-8 zoning district. Page 1 Meridian City Council Meeting Agenda June 18,2020— Page 249 of 276 II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 7 acres Future Land Use Designation Medium Density Residential(MDR)(3-8 units/acre) Existing Land Use Residential/agricultural Proposed Land Use(s) Single-family residential(SFR)development Current Zoning RUT in Ada County Proposed Zoning R-8 Lots(#and type;bldg/common) 269 buildable;67 common&2 at-he Phasing plan(#of phases) 1 Number of Residential Units(type 25-7 new and 1 existing(SFR detached homes) of units) Density(gross&net) 3.714 gross/7.46 net Open Space(acres,total[%]/ Based on the applicant's calculations 0.834-of an acre buffer/qualified) (12.0544-.7%)is being proposed. Amenities MIJIM Children's play equipment and gazebo and basketball,.,tR4 Physical Features(waterways, The Five Mile Creek/McFadden Drain runs along the northern hazards,flood plain,hillside) and eastern boundary of this site. Neighborhood meeting date;#of August 28,2019;9 attendees attendees: History(previous approvals) None B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD Commission No Action(yes/no) Access(Arterial/Collectors/State One(1)access proposed via N.McDermott Rd.,a collector Hwy/Local)(Existing and Proposed) street Traffic Level of Service Stub Street/Interconnectivity/Cross A stub street was required to the subject property from the Access Aegean Subdivision to the north.The revised plan depicts the extension of the stub street.,1--at the plan as submitted doesn't ..,«o..,plate extension with this deve,pme,«. A stub street is proposed at the south boundary. Existing Road Network None Page 2 Meridian City Council Meeting Agenda June 18,2020— Page 250 of 276 Fire Service • Distance to Fire Station 3 miles from Fire Station#2 • Fire Response Time 5 minutes under ideal conditions;can meet the response time goals • Resource Reliability 8 1%from Fire Station#2—does 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 VIILC) • Accessibility Project meets all required access,road widths and turnarounds • Special/resource needs An aerial device is not required;the closest truck company is 12 minutes travel time(under ideal conditions)—Fire Dept. can meet this need in the required timeframe if needed. • Water Supply Requires 1,000 gallons per minute for 1 hour;may be less if buildings are fully sprinklered • Other Resources NA Police Service • Distance to Police 8.5 miles Station • Police Response 5:30 minutes Time • Calls for Service 241 for Reporting District M719(1/1/2019—12/31/2019) • Accessibility No issues with the proposed access • Specialty/resource This proposed development is on the edge of the city limits. The Meridian needs Police Department already serves this area with the Oaks Development and Jump Creek. As of now no additional resources are needed at this time. Once all the surrounding developments build out such as Gander Creek,Aegean Estates and Owyhee High School it will require future additional police resources in this geographic area. • Crimes 241 (1/1/2019—12/31/2019) • Crashes 3 (1/1/2019— 12/31/2019) • Other The Meridian Police Department has no outstanding issues concerning this development application. All qualified open space provided in the development,to include all amenities, must be in an open area in order to allow for natural observation opportunities. Pathways and landscaping should not create hiding spots or blind spots that would promote criminal opportunities. The Meridian Police Department will support all Community Development Staff recommendations,Traffic Impact Studies from ITD and or ACHD to improve access,roadways,intersections,pathways and sidewalks before the project if fully completed. Wastewater • Distance to Sewer Directly adjacent to McDermott Road Services • Sewer Shed North McDermott Trunkshed • Estimated Project See application Sewer ERU's • WRRF Declining 13.81 Balance Page 3 Meridian City Council Meeting Agenda June 18,2020— Page 251 of 276 • Project Consistent Yes with WW Master Plan/Facility Plan • Impacts/Concerns The maximum slope of sewer mainlines is 5.0%due to limitations on our collections televising equipment.Please revise sewer grade between existing SSMH(within McDermott)and the upstream manhole, SSMH Al. Water • Distance to Water 0 feet Services • Pressure Zone 1 • Estimated Project See application Water ERU's • Water Quality Yes-this development results in a long deadend water main which may result Concerns in poor water quality. This deadend won't be eliminated until the Count parcels to the south are developed. • Project Consistent Yes with Water Master Plan • Impacts/Concerns The water mainline in McDermott Road must be extended to the southern property line extended.Water mainline sizes were not indicated on the plans, however the McDermott line must be 12-inch diameter and the Lupine Lane line as shall be 8-inch diameter. Page 4 Meridian City Council Meeting Agenda June 18,2020— Page 252 of 276 C. Project Maps Future Land Use Map Aerial Map Legend 0 Legend i ff ff I�Proye�t Laca�iarr I�Proiec+Lc�c.:-_' _ �i filed-HIg ens r T Residentid 'y. Y. hAdium Density - {. - # sidential :MU-RG Zoning Map Planned Development Map (fLegend R Legend Proyeot Lucaim %*-ot Lacas n +-i Cfy Ling �'R-8 — Pear-red Pa-e's UT11 R-$ A ., _ -I J f RUT Fq .1. +'+ III. APPLICANT INFORMATION A. Applicant: Penelope Constantikes, Riley Planning Services PO Box 405 Boise,ID 83701 B. Owner: Justin Fishburn Page 5 Meridian City Council Meeting Agenda June 18,2020— Page 253 of 276 4000 N. McDermott Rd. Meridian, ID 83646 C. Representative: Same as Applicant IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper notification published in newspaper 5/29/2020 Radius notification mailed to property owners within 300 feet 5/26/2020 Public hearing notice sign posted 6/5/2020 on site Nextdoor posting 5/27/2020 V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan) (Note: This project was submitted prior to the new Comprehensive Plan being adopted; therefore, this project is being evaluated under the previous Plan) The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this property as Medium Density Residential(MDR). The purpose of the MDR designation is to allow small lots for residential purposes within City limits.Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre. As noted above,the submitted plat consists of 269 building lots on approximately 7 acres of land which is 3.714 dwelling units to the acre. Staff finds the proposed density is within the density parameters of the MDR land use designation. The following Comprehensive Plan Policies are applicable to this development: • "Support a variety of residential categories (low-, medium-, medium-high and high-density single- family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities."(3.07.01E) The proposed single-family detached homes will contribute to the variety of residential categories in the City; Staff is unaware how "affordable"the units will be. • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City."(3.01.0117) City services are available and will be extended by the developer to the proposed lots upon development of the site in accord with UDC 11-3A-21. • "Require useable open space be incorporated into new residential subdivision plats."(3.07.02A) The proposed plat depicts a total of 0.83-1 of an acre(or 12.05 %) of qualified open space. To increase the usability of the open space,staff recommends that the applicant relocate the temporary turnaround proposed on Common Lot 10 on the east side of Lupine Lane., howeve the open spaee Page 6 Meridian City Council Meeting Agenda June 18,2020— Page 254 of 276 • "Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices."(3.07.01A) On the south boundary are rural county lots in excess of 4 acres. The applicant has not provided any real transitional lot sizes along this boundary. The two (2)most impacted rural lots have a 5:1 and 3:1 lot ratio respectively. • "Require new urban density subdivision which abut or are proximal to existing low density residential land uses to provide landscaped screening or transitional densities with larger,more comparable lot sizes to buffer the interface between urban level densities and rural residential densities."(3.05.02F) Staff does not believe the transition proposed is adequate to the rural residential lots to the south. Commission should determine if the applicant's revisions to plan provide a transition as desired by the Comprehensive Plan. • "Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties(stub streets)."(3.03.020) A stub street was approved at the north boundary of this property with the Aegean Subdivision preliminary plat which is required to be extended on this property with development. This street wou provides local street access to this development in accord with UDC 11-3A-3. The proposed plat does net depicts a stub street in the location of the stub street approved with the Aegean Subdivision. • "Incorporate creek corridors as an amenity in development design."(5.09.01E) The City's mapping depicts the Five Mile Creek on the north boundary and the McFadden Drain on the east boundary of the development. The submitted plans depicts minimal improvements or enhancements in these areas. Staff believes these areas should be improved as an amenity for the development. Both the Parks Department and NMID are not opposed to a pathway in the easement area, however the City's master pathways plan does not speciFcally call out one in this area. NMID is amenable to pathway if the City is willinz to amend the master agreement with the district. The Parks Department has indicated a pathway is not desired at this location and one is not required to be constructed with this development. The applicant is proposink to enhance this area with native wasses to preserve as many trees as possible to leave the area undisturbed and natural. This area is designated as common lots so the maintenance of the area is the responsibility of the HOA. Staff is supportive of this area remainin;°in a natural state however, the applicant should construct an internal pathway network through the internal common lots(to the development that ties in the creek area for residents use as a recreational amenity(see analysis below for more information). • "Develop and implement programs to encourage and promote tree health and preservation throughout the City, including along waterways and within proposed development."(5.01.01E) The subject property contains many mature trees that will be retained or removed with development of the subdivision. The previous landscape plan indicates that 1,958 caliper inches of mature trees exist on the site. Many of them will be removed for various reasons. The plan indiewes of the 1,95-9 retained n the site. If The plat w w has been designed with less density,so s b s more of the existing mature trees can eou be preserved with the development. The applicant is indicated that the landscape plan will be updated with a new mitization plan prior to the City Council hearin,-. Page 7 Meridian City Council Meeting Agenda June 18,2020— Page 255 of 276 Staff believes the propose revised development plan is generallyconsistent with the vision of the Comprehensive Plan in regards to land use, open space, connectivity and density;A however,bec�se-tie pt still lacks transitional lots sizes on the south boundary. VI. UNIFIED DEVELOPMENT CODE ANALYSIS A. ANNEXATION&ZONING The Applicant requests annexation of 7.09 acres of land,which includes land to the section line of N. McDermott Rd.,with an R-8 zoning district consistent with the Medium Density Residential(MDR) Future Land Use Map (FLUM)designation in the Comprehensive Plan. The legal description and exhibit map for the area proposed to be annexed is included in Section VIII.A below. Proposed Use: The Applicant proposes to develop the site with 257 new single-family detached homes;the existing home is proposed to remain on a lot in the proposed subdivision. Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2. 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. A development agreement is a-ot being recommended as part of the annexation request beeause Staff is Feeommending denial. B. PRELIMINARY PLAT The proposed preliminary plat consists of 26.9 buildable lots (include the lot where the existing home is proposed to remain) and 6-7-common lots a-ad 2 athe,.!a on 7 acres of land in the proposed R-8 zoning district. Lots range in size from 4,3533M to 13,92412,674square feet(s.f.). The plat is proposed to develop in one phase. Existing Structures/Site Improvements: There is one (1) existing home and some accessory structures on this site;the existing home is proposed to remain on Lot 11-3,Block 2—all accessory structures that don't comply with the setbacks of the district are required to be removed prior to signature on the final plat by the City Engineer. If the annexation and subdivision is approved,the existing residence should connect to City services and obtain a new address with development of the property. Dimensional Standards: Compliance with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 district is required. The minimum property size in the R-8 district is 4,000 square feet with a minimum street frontage of 40 feet. All of the lots conform the dimensional standards in UDC Table 11-2A-6. Access(UDC 11-3A-3): One access is proposed via N. McDermott Rd., a collector street; local street access is not available to this property at this time,however a local stub street was planned from the Aegean Subdivision to the north. The applicant is not proposing the extension of the roadway for interconnectivity between the two developments in accord with the Plan and UDC. due to the eest asseeia4ed with er-essing ever-the Fivei Mile Cr-eek for-the extension of the roadway. AC14D did fiet r-equiFe half the eest of the er-essing 40M the develepeF of the Aegean pr-ejeet. Thefefefe,the er-essing half the eestwould be absorbed by the sttbj eet developer-with long term maintenanee by AGHD. ACHD is r-e"if-ifig the&Eteffsieff of the r-ea eensistent with their-pohey. Staff believes these two pr-ejeets shetild be eenneeted with a publie sti-7eet eemeetion. Page 8 Meridian City Council Meeting Agenda June 18,2020— Page 256 of 276 intereonneetivity and the extension of stub streets with development. The stub street to the north is no shown on the proposed plat whieh is not eonsistent with the UDC or the Plan. The local street being proposed(Lupine Lane) does stub at the south boundary. This street does not meet the naming convention of the City and"Lane" should be removed from the street name as this nomenclature is reserved for private streets,not public streets. The street does exceed 150 feet, therefore a temporary turnaround is required. The applicant is proposing to construct a temporary turnaround on a common lot(Lot 10,Block 2),which decreases the usability of the area. Staff recommends that the applicant construct the temporary turnaround on Lots 13 and 14 in the southeast corner of the development to increase the open space for development.The reason for this recommendation is to ensure open space for the development remains intact without placing a burden on the HOA to remediate the removal of the turnaround area.In discussions with ACHD,this would not violate any of their policies. In addition to the stub stFeet not being e*teaded, appr-o*im4ely half of the residential lots take aeeess driveways beeause of the separ-ation r-equir-emepAs between the seFviees. They alse oppose the extension of wiy mains (water-or-sewer-) in said driveways as etiffently proposed by the appliean�. streets to improve vehieular-netWOFli. Stfiff finds exeluding the extension of the stub street and the exeessive nufnbeF of eommon dr4veways does not meet this objeetive of the subdivision Fegulations .. the UDC Pathways(UDC 11-3A-8): There are no pathways depicted on the Pathways Master Plan for this property. As noted above,the applicant is making an attempt to incorporate the irrigation facilities into the boundary of the plat. This area will remain a natural waterway that will be maintained by the future HOA. Staff believes the applicant could enhance this development if an internal pedestrian network were provided in the development. Staff recommends that the applicant include a 5-foot wide pathway within the following common lots-Lot 5 and Lot 10 AND provide another micropath lot at south boundary of Lot 14 in the SEC of the development.Further the,5-foot wide pathway in Lot 10 should stub to southern property boundary for pedestrian connectivity when the property to the south develops. , Oh. a�d D r1D i1 Q rG11r 3�n�-o- �r 3 B 12.- Sidewalks(UDC 11-3A-17): A 5-foot wide detached sidewalk is required along the frontage of this site adjacent to N.McDermott Rd. The proposed plat depiets the 5 foot wide sidewalk ou4side of the required!andseape buffer-adjaeent to MeDefmett Read. The applieai4 should r-eleeate the sidewalk in the 35 feet wide landseape buff-er-to ensure eomplianee with the TPC=The plat as submitted complies with this requirement of the UDC. Landscaping(UDC 11-3B): A 35-foot wide street buffer is required along N. McDermott Rd. (measured from back of curb), landscaped per the standards in UDC Table 11-313-7C. The proposed landscape plan depicts the buffer in a common lot as required by the UDC and landscaped in accord with UDC 11-3B-7C. Landscaping is required in common open space areas in accord with the standards listed in UDC 11-3G- 3E. Trees are proposed far exceeding UDC standards. Tree mitigation is required in accord with the standards listed in UDC 11-3B-IOC.As noted above, the property contains many mature trees that are proposed to be removed or retained as part of Page 9 Meridian City Council Meeting Agenda June 18,2020— Page 257 of 276 the project(approximately 1,958 caliper inches).With the redesign of the plat,the applicant intends to retain more of the mature on the site as desired by the City. However,the revised landscape plan does not depict the number of caliper inches that may be retained as part of the development. The applicant has informed staff that it is their desire to update the plan with the mitigation plan prior to the City Council hearing. Staff is amenable to this request and recommends that 10 days prior to City Council hearing,the applicant should provide a revised landscape that includes the caliper inches that are to be retained and removed as part of the development. Further, this should be form of existing trees and mitigate 184 caliper inches. The remaining 1,320 caliper she are being mitigated.UDC 11 3B 10C.5(a) requires 0 replacement of the caliper inches. T not comply with UDC standards. The applicant should coordinated with the City Arborist on the mitigation p to ensure the development can accommodate as many caliper inches as possible. Qualified Open Space& Site Amenities (UDC 11-3G): Because the area of the preliminary plat is approximately 7 acres in size,the qualified open space and site amenity standards listed in UDC 11-3G-3 apply. The applicant is proposing to approximately 0.83 of an acre of qualified open space in accord with UDC standards.However, as noted above, staff has concerns with the temporary turnaround on Common Lot 10.If the temporary turnaround encumbered buildable lots as recommended above,there would be more useable open space provided within the development.Further, staff is recommending that the applicant provide an additional amenity in the form of an internal walking path system to integrate the irrigation facilities into the proposed development(see pathway analysis above).With the relocation of the turnaround and the inclusion of the internal walking paths, staff is supportive of the open space and amenities proposed for the development. The applicant has also indicated that a tot lot is proposed on Common Lot 10 however,the revised plan does not provide any details of this amenity.During the public hearing the applicant should clarify if a tot lot is proposed for this development.If one is proposed,the applicant should revise the landscape plan to include details of this amenity.T-he applieai4 has pfavided an opene e.ihibk plan, some of the areas,the appheant is eounting towar-ds qualified open spaee does not meet UDC standards as follaws� Page 10 Meridian City Council Meeting Agenda June 18,2020— Page 258 of 276 1. Let7, Bleek 2 isfiet!a-adseaped in aeser-d with UPC 3B-1 2. Lot 6, Bleek 1 is not improved with an amenity(parking lot does not cou-PA as an amenity) or mee the dimensional s�(50 to eettat towafds alit omen space. 3. Let 15, Bleek 2 is proposed to be developed with A04D tempefal=y tffmarotmd. This afea ffwst be r-emoved ftom the open spaee ealettic4ions. if this area is not dimensioned 50' x 100' with the r-emoval of imper-ious suffaee, this afea does not meet the Gity's open spaee staadafds. 4. Tat 13, Blook 1 ,lepiets a pond greater-than 25-4 f the, „ lot .-ad a-ad does not meet T TTI! 5. Lot 1, Blook 1 is not ineloded in the open space ealettlation. if this area was enhaneed and improved envisioned by the Comprehensive Plan,the applieant eould inelude this lot in the open spaee- ealettlations. Without this lot, staff finds that the qualified open spaee pr-oposed with this pfej does not-eompl ,with the standaMs set f ftL. in UPC 11 33G 3. Amenities for-the d&velopment ineltide a gazebo,tot lot and basketball eouft in e�ieess of UDG standards. Waterways(UDC 11-3A-6): The Five Mile Creek/Mcfadden Drain runs along the northern and eastern perimeter of the property The applicant is seeking Council waiver to allow the irrigation facilities remain open. This area will be contained in common lot to be owned and maintained by a future HOA. Further,the applicant is proposing to hydroseed this area with native drought tolerant fescue to enhance the area. Although it will not be improved with a pathway, staff finds that the proposed vegetation and retention of existingtrees rees will complement the development and may provide passive open space to be used by future residents who are fond of wildlife viewin&. 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. The master fence plan complies with UDC standards. lots,The!andseape pla-a submitted with the applieation details the feneing proposed for-the pr-ojeet. Six fee tall viay4 fen ed along the west, south and a per-tion of the aeAh boundafy. The poi4ion Of At.4iAid d------ng along the nei4h boundar-y is adjaeeftt to a eewAnen lot and eannot be 6 feet tall soli feneing as py-oposed by the applieaa4. The feneing along the entire north boundary of the buildable ineluding Lot 14 and 15,Bloek 1, must be eonstr-ueted as a 6 foot tall semi pr-ivaey fenee as proposed along the interior-eemmen lots within the subdivision. Six foat tall semi pr-ivaey feneing is proposed along the ivAemal eommon lots and the nofthem bounda 9fLets 16 222,Bloek 1 in aeeE)Fd with UPC st.,..d -.ate Utilities(UDC 11-3A-21): Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. See Section VIII.B below for Public Works comments/conditions. Pressurized Irrigation System (UDC 11-3A-I5): An underground pressurized irrigation(PI) system is required to be provided for each lot within the development as set forth as set forth in UDC 11-3A-15. If a PI pump station is required on the developed Page 11 Meridian City Council Meeting Agenda June 18,2020— Page 259 of 276 property, such station shall be on a lot solely dedicated to that pump station and shall be owned by the entity that owns and maintains the PI system as set forth in UDC 11-3B-6E. Storm Drainage(UDC 11-3A-18): An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Storm drainage will be mitigated with private drainage ponds at the end of the proposed common driveways and public street drainage is proposed to accommodate in common Lots 2 and 13,Block 1. Because ACHD drainage ponds are proposed within common lots,the proposed ponds must be designed in accord with UDC 11-3B-11 or removed from the open space calculations. Building Elevations: Conceptual building elevation photos were submitted for the proposed homes, as shown in Section VII.E. Building materials are proposed to consist of a mix of stucco,wood, and stone wainscot. Field and trim materials are distinguished by color and texture;window and door openings are accentuated with trim. Because the rear and/or side of 2-story structures on lots that abut N.McDermott Rd.will be highly visible, Staff recommends those elevations incorporate articulation through changes in two or more of the following: modulation(e.g.projections, recesses,step-backs,pop-outs),bays, banding,porches,balconies, material types,or other integrated architectural elements to break up monotonous wall planes and roof lines.Single-story structures are exempt from this requirement. VII. DECISION A. Staff: Staff recommends approvals of the proposed Annexation and Preliminary Plat in accord with the Findings in Section IX. Page 12 — Meridian City Council Meeting Agenda June 18,2020— Page 260 of 276 VIII. EXHIBITS A. Annexation&Zoning Legal Description and Exhibit Map GRITy � 2 R� alelv..af G�azpa2cfda+a `: o 1602 W.Hays St.,Suite 306 Bake,I D 83702 s www.accu ratesu rveyors_oo m Land Description-Annexation A parcel of land being a portion of the Southwest Quarter of the Northwest Quarter of Section 33,Township 4 North, Range 1 West of the Boise Meridian,Ada County,Idaho being more particularly described as follows. BEGINNING at the found 2-inch aluminum cap monument in asphalt labeled PLS 7729 at the Y.corner common to Sections 32 and 33 In said township from which the found 3- 1 inch brass cap monument in asphalt with illegible labeling at the section corner common to Sections 28,29, 32 and 33 in said township bears N 00'32'36'E a distance of 2633.71 feet, Thence N 00'32'3V F along the section line and along the centerline of N. McDermott Road for a distance of 334.34 feet to a found 5/81 inch iron pin upon which a 2-inch aluminum cap labeled PLS 11463 was placed; Thence N 85'03'27"E along the centerline of the McFadden Drain(aka Teeter Drain) for a distance of 751.67 feet to a found 5/811 inch Iron pin with a plastic cap labeled PLS 13256; Thence 5 19'45'03"E along said centerline and its extension for a distance of 435.77 feet to a found 5/8t'inch iron pin upon which a 2-inch aluminum cap labeled PLS 11463 was placed; Thence N 89'17'46"W along the center section line for a distance of 899.36 feet to the POINT OF BEGINNING. Parcel contains 7.086 acres,more or less. t 114639 +n�-'"''' o °r Flu 1602 W.Hays St.,Suite 306 Boise,ID 83702 r. Phone:208-488-4227 www,acc u ratesurve yors.com Page 13 Meridian City Council Meeting Agenda June 18,2020— Page 261 of 276 A A T10 A.P 4000 N. MCDERM077 RD. MEROIAN IV- 53646 LWNG 41THIN THE 5W 114 OF THE NW 114 OF SEC77ON 33. T.41V., R-IW, 3-M- 29 2$ 10 32 33 sscnau GOR�VER �s CP&F Na. 2019--01 71 65 Lai ILLEGIBLE q a 11463 ' V27m mass J. ❑ cy 751.67' a N 5_z 2"ALUM. � L U4P, PLS 1146.3 KD 7.086 Acres � w SCALE: 1'=My Z� �} G'-� 4 CORNER SEC 7ON 33 CF&F Na 106023324 32 M8977'46"W PLS 5467 CP&F�u{R ° svr N 89'17'46" W 89906' SET.?'ALUM, 20 16-720634 CyyNr CAP, PCS I1463 PIS 7728 LEGEND BOUNDARY LINE -- 51 C77CN LINE Q FOUND 3 t��z BRASS CAP 9AS1S OF �E�VRtHG WNUAkW 01V ASPNALT N 00J2.36" E BETWEEN FOUND MON+JMENTS �irs 0 � tJc FOUND 2- ALl/MfNUM GAP AT THE 714 CORNER COMMON TO SECTIONS MONUMENT W ASPHALT 32 & 3T SEC THrON SECT70. 32. NER COMMdIV TO Sr=CTIO�IS 2$ 29, 32, 8c 33. 0 FWN0 518" IRON PIN, W O 1600 W. HNye Street #806 WTH PLASW GAP, OR AS NCiED t Soise, Idaho 89702 s 0 (206) 486-4227 www,accurate al3rveyors.com DATE: JULY, 2019 JOB 19-178 Page 14 — Meridian City Council Meeting Agenda June 18,2020- Page 262 of 276 B. Preliminary Plat(date: 11/7/2019 05/14/2020 PRELUMLARYPLATFOR LUPINE COVF SUBDIVISION LY1NG1NA?ORn0N07THRswV4 OFTHENW14OFSECTION3$ T4N,R1W,BM.MER10AN, ADA COUNTY,I DAHO 2020 M .5 ZT EEg �L�m- -.am .................. Em ER ---------------- ------------- -4 O 0 A-�A41 JR, . ................ G Page 15 Meridian City Council Meeting Agenda June 18,2020— Page 263 of 276 C. Landscape Plan(date: 101' 1905/20/2020) + CMEI p11REYEIJB. LAN65GPPE NOn� am�Rslf �= mimemmenn,�_mrnsnx �-.vr ., _ __,® "�r.W.im_.e • �i�uimr_ _- � _- � .—,sows ,x � .,. �- � "!.L"=r.3.•.� - - u•rnr. �7d.ra u, I - - •L•L�r t f z f O N_ Z aar�irwcc "�� _ ❑ aarna ono mrrwnr_ _`..�,�T_'a"•,Si'�F.�. - W, —00 .� uL�`i y-r- o •. o IC d O 0 , �Y- 1 _ - �O 0 (D O -� b •-' OVERVIEW 6 nmrnnoN i• ® -L19O Page 16 — Meridian City Council Meeting Agenda June 18,2020— Page 264 of 276 r ! PINRSCHEIXILE REFBiEN[:ENUTE55LVLIXAE 3 0 Du..owne. � 6 p ------------- LU .av� •� 1 N 71 O Q F I:, ,• 1 w o - o o .� o 0 0 0 0LLI o' 10 0� •WPWEIAIJE(PpIVArE) 1 ILD 23 O rJ,', ....r_ LANO9CJ8E o TI - 10- L101 r 1 _ F j' %;.BM1LL6eLHLM IItff PlN1I1NG � �SHRUB PlH1r�NG !Y z fr O N � q �.��w.uww�v" Lj�i w.ux¢m�i.u.rsr.u.nrwme�s ti , C3 AFEEr IN HEIfifT(Y6SE�llL1UN F9VfE w �\EELIAHNAIE FENLEB�rNHEK�Ir V � W Z n i i 1 1� - INJI&GAPE I PLPN S PETAIS y14 �5..C-A�UllBV11Y:PffEREIGEIM4GE • -- L102 Page 17 Meridian City Council Meeting Agenda June 18,2020— Page 265 of 276 D. Conceptual Building Elevation Photos �r 11 s, Page 18 — Meridian City Council Meeting Agenda June 18,2020— Page 266 of 276 W E S F: Page 19 — Meridian City Council Meeting Agenda June 18,2020— Page 267 of 276 IX. CITY/AGENCY COMMENTS & CONDITIONS (NO CONDITIONS OF A PPRO17 A i DUE TO STAFF'S RECOMMENDATION OF DENIAL) 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 b. t�pplicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan and conceptual building elevations for the single-family dwellings included in Section VIII and the provisions contained herein. b. The rear and/or sides of 2-story structures on Lots 2-4,Block 1 and Lots 2,Block 2 that face N.McDermott Road shall incorporate articulation throughges in two or more of the following: modulation(e.g. projections,recesses, step-backs,pop-outs), bays,banding porches,balconies,material types,or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. 2. The preliminM plat included in Section VII.B, dated 05/14/2020, shall be revised as follows: a. Add a note to the final plat that prohibits direct lot access to N. McDermott Road. b. Add a micropath lot on the south boundary of Lot 14,Block 1 in the SEC of the development in accord with UDC 11-3A-8 and 11-3B-12. c. The internal streets proposed within the development shall comply with the street naming standards in Title 8. d. The existing residence on Lot 13,Block 2 shall connect to City services and obtain a new address with development of the property. e. The temporary turnaround on Common Lot 10 shall be relocated on the east side of Lupine Lane and encumber buildable lots. 3. The landscape plan included in Section VII.C, dated 05/20/2020, shall be revised ten(10)days prior to the City Council hearing;as follows: a. The applicant shall coordinate with the City Arborist on the tree mitigation plan to ensure the development can accommodate as many caliper inches as possible. b. The applicant shall construct a 5-foot wide pathway within Common Lots 5 and 10 AND provide another micropath lot at south boundary of Lot 14 in the SEC of the development. Further,the 5-foot wide pathway in Common Lot 10 must stub to southern property boundary for pedestrian connectivity when the property to the south develops. Page 20 Meridian City Council Meeting Agenda June 18,2020— Page 268 of 276 c. The temporary turnaround area on Common Lot 10 shall be landscaped in accord with UDC 11- 3G-3E. d. During the public hearingthe he applicant shall clarify if a tot lot is proposed for this development. The applicant shall provide a detail of the children's play structure proposed on Common Lot 10. 4. Future development shall be consistent with the R-8 dimensional standards listed in UDC Table 11-2A- 6. 5. Off-street parkin is s required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 6. Applicant shall construct homes consistent with the homes elevation in Exhibit VII(D). 7. Developer shall comply with all ACHD conditions of approval. 8. The Applicant shall have a maximum of two(2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 9. Staff's failure to cite specific ordinance provisions does not relieve the applicant of responsibility for compliance. 10. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,intersecting, crossing or laving adjacent and contipuous to the area being subdivided shall be addressed per UDC 11-3A-6. NOTE: The applicant is seeking City Council waiver to leave the adjacent waterways open. B. PUBLIC WORKS 1. Site Specific Condition of Approval 1.1 The applicant shall be required to pay the Oaks Lift Station and Pressure Sewer Reimbursement Fees in the amount of$265.25 per building lot. The aggregate amount of the reimbursement fees for the entire preliminM plat area must be paid with the first final plat application. 1.2 The applicant shall be required to pay the Oaks Lift Station Pump Upgrades Reimbursement Fees in the amount of$185.43 per building lot. The aggregate amount of the reimbursement fees for the entire preliminary_plat area must be paid with the first final plat application. 1.3 As designed,the water mainline will be a long dead-end main,which may result in poor water quality. This dead-end situation won't be eliminated until the parcels to the south are developed. 1.4 The water mainline in McDermott Road must be extended to the southern grope!!, line extended.Water mainline sizes were not indicated on the preliminary development plans, however the McDermott mainline must be 12-inch diameter and the Lupine Lane mainline shall be 8-inch diameter. 1.5 The maximum slope of sewer mainlines is 5.0%due to limitations on our collections televising equipment. Please revise sewer grade between existing SSMH(within McDermott)and the upstream manhole, SSMH Al. Page 21 Meridian City Council Meeting Agenda June 18,2020— Page 269 of 276 1.6 The geotechnical investigative report prepared by SITE Consulting,LLC indicates some verX specific construction considerations. The applicant shall be responsible for the adherence of these recommendations to help ensure that,groundwater does not become a problem within crawlspaces of homes, and that storm drainage systems function properly. Applicant shall be required to submit updated groundwater monitoring data and any new geotechnical investigative information that has been derived since the initial investigation efforts of April 20, 2019. 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 The applicant shall provide easements for all public water/sewer mains outside of public right of wqy(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 usingthe of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x I I"map with bearings and distances(marked EXHIBIT B)for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.3 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 receivingdevelopment evelopment plan approval. 2.4 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. 2.5 All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways,intersecting, crossing or lag 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. 2.6 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. Page 22 Meridian City Council Meeting Agenda June 18,2020— Page 270 of 276 2.7 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. 2.8 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. 2.9 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. 2.10 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 Engineergnature on the final plat as set forth in UDC 11-5C-3B. 2.11 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. 2.12 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. 2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.14 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.15 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.16 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. 2.17 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.18 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility acility 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. 2.19 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 23 — Meridian City Council Meeting Agenda June 18,2020— Page 271 of 276 2.20 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.oMlpublic_works.aspx?id=272. 2.21 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. 2.22 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.meridiancity.orglWebLink/Doc View.aspx?id=181295&dbid=0&repo=MeridianCity D. POLICE DEPARTMENT https:llweblink.meridiancity.org/WebLink/Doc View.aspx?id=182011&dbid=0&repo=MeridianCiU E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridianciLy.orglWebLink/DocView.aspx?id=182431&dbid=0&repo=MeridianCitX F. CENTRAL DISTRICT HEALTH DEPARTMENT(CDHD) https:llweblink.meridianciU.o.-glWebLinkIDocView.aspx?id=181358&dbid=0&repo=MeridianCit E G. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=181368&dbid=0&repo=MeridianCiiy&cr =1 H. WEST ADA SCHOOL DISTRICT(WASD) https:llweblink.meridianciLy.orglWebLinkIDocView.aspx?id=183096&dbid=0&repo=MeridianCitX I. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=183480&dbid=0&repo=MeridianCioX X. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: Page 24 Meridian City Council Meeting Agenda June 18,2020— Page 272 of 276 1. The map amendment complies with the applicable provisions of the comprehensive plan; Stafffinds the proposed development is consistent with the vision of the Comprehensive Plan in regards to land use and density however, the plat lacks transitional lots sizes on the south boundary and does not adequately address the transportation and open space elements of the Plan in order to support the proposed plan. (See section V. above for more information.) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment and development complies with the purpose statements 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; Stafffinds 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, if transitional lot sizes are provided along the south boundary. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Stafffinds City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City as the proposed development is consistent with the Comprehensive Plan and UDC standards. 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) Stafffinds the proposed plat is generally in conformance with the Comprehensive Plan and UDC if the Applicant complies with the conditions of approval in Section VIII. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Stafffinds 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; Stafffinds 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; Stafffinds there is public financial capability of supporting services for the proposed development. Page 25 Meridian City Council Meeting Agenda June 18,2020— Page 273 of 276 5. The development will not be detrimental to the public health,safety or general welfare; and Stafffinds 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. Staff finds there are natural features (Five Mile Creek and McFadden Drain) that need to be preserved and enhanced as part of the development. Page 26 — Meridian City Council Meeting Agenda June 18,2020— Page 274 of 276 CURVE TABLE LINE TABLE CURVE LENGTH RADIUS DELTA CHORD BEARING CHORD LENGTH LINE BEARING LENGTH PRELIMINARY PLAT FOR Cl 72.15 200.00 20*40'10' N80'12'30"E 71.76 Lt SO'42'14"W7.06 7.06 W. McMILLAN ROAD C2 30.68 200.00 847'20" N86'08'50"E 30.65 L2 So'42'14"W7.06 7.06 Y'l-PINE COVE SUBDIVIS101 VC3 41.47 200.00 11'52'50" N75'48'50"E 41.39 L3 NO'42'14"E7.06 7.062 C4 45.03 200.00 12'54'00" S76'19'30"W 44.94 L4 N19'45'03"W3.42 3.42 LYING IN A PORTION OF THE SW 1/4 OF THE NW 1/4 OF SECTION 33, ,✓ •0� C5 58.82 43.50 77'28'30" N58'29'20"W 54.44 L5 N34'05'20"Wll.03 11.03 Q o C6 71.40 200.00 20'27'20" N9'31'20"W 71.02 L6 N3423'10"Ell.42 11.42 TAN., R. 1W., B.M. MERIDIAN, ADA COUNTY, IDAHO > C7 19.79 20.00 56'41'10" N81'47'00"W 18.99 L7 S8927'24"E2.94 2.94 ^O CD C8 5.03 274.89 1'02'50" N52'10'20"W 5.03 L8 N69 L ^0 52'27"E8.74 8.74 L N C9 46.18 55.00 48'06'40" S78'21'40"E 44.84 CIO 59.00 55.00 61.27'50" N46'51'10"E 56.21 SITE DATA BUILDING SETBACKS: w. PROJECT SITE 1. PROJECT LOCATION: MERIDIAN IDAHO Cit 8.12 18.61 25'00'00" 625'09'40"W 8.05 2. PROJECT ELEVATIONS ARE BASED FROM NA VD 88 DATUM FRONT/STREETSIDE........10' LIVING AREA, 20' GARAGE LAZY 0/AyOND L C12 16.10 20.00 46'06'50" S59'43'00"W 15.67 3. PROPERTY SIZE......................................6.89 acres (MEASURED FROM BACK OF SIDEWALK) 4. EXISTING ZONING....................................RUT a N C13 27.04 20.00 7728'30" N5829'20"W 25.03 5. PROPOSED ZONING_.............................R-8 REAR...............................................................12' C14 63.01 176.50 20'27'20' N9'31'20"W 62.68 6. BUILDABLE LOTS.....................................26 SIDE (FOR BOTH STORIES)..............................5' 7. COMMON LOTS........................................4 C15 43.21 223.50 11'04'30" N4'50'00"W 43.14 MAXIMUM BUILDING HEIGHT...........................35' 8. AVERAGE LOT SIZE(BUILDABLE).........5,857 sgft p m C16 36.58 223.50 922'40" N15'03'40"W 36.54 R/W R/W 9. OPEN SPACE....................._..................36,558 Sf....0.83 ACRES(12.05916) j 10. ANY RE-SUBDIVISION OF THIS PLAT SHALL COMPLY WITH THE APPLICABLE ZONING w C17 1.15 20.00 3'17'40" S18'06'10"E 1.15 47'0 W. McMILLAN ROAD C N 23.5' 23.5' REGULATIONS IN EFFECT AT THE TIME OF THE RE-SUBDIVISION IRRIGATION STORM DRAIN, AND V u C18 14.54 20.00 41'40'00" S4'22'40"W 14.23 11. BUILDING SETBACKS ALONG WITH DIMENSIONAL STANDARDS FOR THIS SUBDIVISION SHALL BE 0 ro 1 33.0' -I IN COMPLIANCE WITH THE APPLICABLE CITY OF MERIDIAN ZONING STANDARDS. PUBLIC UTILITY EASEMENT: Z `w 0 C19 53.59 55.00 55'49'20" N2'42'00"W 51.49 CA 2.a' 12. SANITARY SEWER AND WATER SYSTEMS SHALL BE PROVIDED BY THE CITY OF MERIDIAN. a , m o 2.0' S.0' 2.0' 14.5' 14.5' 2.0' 5.0' o N u C20 40.00 55.00 41'40-10' N51'26'50"W 39.12 13. ALL STORM WATER FACILITIES SHALL BE CONSTRUCTED PER ACHD POLICY. SEEPAGE BEDS FRONT...............................................................10' 'w o m AND/OR STORM WATER RETENTION PONDS SHALL BE UTILIZED IN THIS PROJECT. SEEPAGE a'+ °' 00 C21 66.44 55.00 69'12'S0" S73'06'40"W 62.47 A.1 FLAT 2% 29, FLAT a. BEDS WILL BE PLACED WITHIN THE ROAD RIGHT-OF-WAYAND/OR COMMON AREAS. RETENTION REAR...............................................................10' J n o - PONDS WILL BE CONSTRUCTED IN COMMON AREAS. SIDE..................................................................5' o C22 0.66 55.00 O'41'30" S38'09'30"W 0.66 � -Y CONCRETE SIDEWALK 2.5" OF ASPHALT PAVEMENT 14. THIS DEVELOPMENT RECOGNIZES SECTION 22-4503 OF THE IDAHO CODE, RIGHT TO FARM ACT, VICINITY MAP -0 = r o C23 15.69 20.00 4457'40" N60'17'40"E 15.29 3" ROLLED CURB & GUTTER `A PER ACHD SUP. SP-3, 0.50" (1/2") MIX, WHICH STATES. AGRICULTURAL OPERATION, AGRICULTURAL FACILITY OR EXPANSION SHEET INDEX V/ ' " a ( (PER ACHD SD-702) 11- p 1 m C24 24.01 223.50 6'09'20" S79'41'50"W 24.00 DWG. SO-709) PG 58-28 THEREOF NOT A NUISANCE-EXCEPTION. NO AGRICULTURAL OPERATION, AGRICULTURAL 1 - 80� M= CONCRETE SIDEWALK E r r 4" OF 3/4" MINUS AGGREGATE FACILITY OR EXPANSION THEREOF SHALL BE OR BECOME A NUISANCE, PRIVATE OR PUBLIC, BY a O 3" ROLLED CURB & GUTTER (PER ACHD SUP. SHEET 1 - PRELIMINARY PLAT Y v z C25 26.31 223.50 644'40" S73't4'50"w 26.30 14" of 6" MINUS PIT RUN ANY CHANGED CONDITIONS IN OR ABOUT THE SURROUNDING NONAGRICULTURAL ACTIVITIES 0 (PER ACHD SD-702) DWG. SD-7D9) SHEET 2 - PRELIMINARY SEWER PROFILE rnr C26 42.32 223.50 t O'50'50" N85'07'10"E 42.25 33.0'STREET SECTION 47'RIGHT OF WAY AFTER IT HAS BEEN IN OPERATION FOR MORE THAN ONE(1) YEAR, WHEN THE OPERATION, V N FACILITY OR EXPANSION WAS NOT A NUISANCE AT THE TIME IT BEGAN OR WAS CONSTRUCTED. GENERAL LEGEND L C27 38.31 223.50 9'49'20" N74'47'1 o"E 38.27 THE PROVISIONS OF THIS SECTION SHALL NOT APPLY WHEN A NUISANCE RESULTS FROM THE 0 v IMPROPER OR NEGLIGENT OPERATION OF AN AGRICULTURAL OPERATION, AGRICULTURAL - - BOUNDARY LINE 29 28 FACILITY OR EXPANSION THEREOF. - - SECTION LINE 15. PRESSURE IRRIGATION SHALL BE PROVIDED PER IDAHO CODE, SECTION 31-3805. 3 2 3 16. ONSITE POWER POLES TO BE REMOVED. ALL POWER WILL BE MADE SUBSURFACE. PARCEL LINE - - - - - - , EASEMENT N w o z0 p w n U - ENDURANCE HOLDINGS LLC _ _ - - - - - - - \ FENCE � � p � � Q N. McDERMOTT ROAD - - - - - - - - - - - - - \ EDGE OF PAVEMENT Fn z r w O N _ ww � mtry EDGE OF ROAD � � L pi M - - - - - - - - - - - - - - - oo OVERHEAD UTILITY pz Cn Cn o ~ w _ - - TOP - Zcr - --�-- �' \ TOP OF SLOPE n z ° CD p z I rn - - - - - - - - - n prain�"�- \ TREE LINE w c = cn r � N - �� N _ - , �. - - I I _ - - - - - 726.54 _ M c Fa d e - mF --- -- _ CONCRETEf:n„ 7- 0 s2z �0 51- N85'03 2� �s5' \ ~ cn _ -" +., _ __ :..►_ TC543+K- _ \' ` BUILDING - - O pM \ �1 CD � w of J A(P - L1�� w v o 23 61' 23.61' S PROPOSED SEWER MAIN z a w w J C U � R 135.62M - - HISTORIC PRE 15 _58.08' - -, /' W PROPOSED WATER MAIN Q z o J U Z w p v g�,- %' eY DEVELOPMENT 46,t 0o S.F. 77.70' -PP - - - - - - \ 35 GI PROPOSED GRAVI TY IRRIGATION pp w � ¢ O 12.04' 20 or,�q - p �� DISCHARGE 54.25' - - - - -] \ O 2D 4O ¢ ZO 40 80 EXISTING v my TO DRAIN - -51.69'--PI _ _ - Op OOgN PI PROPOSED PRESSURE IRRIGATION U -� w 25.0' N 0 �m 4 71.BO' - - M \ 5 CfP EN( \ O O O Fn O F- ]C o Z O I - - - -1 I 65 EP N' SCALE IN FEET w o m w N p � �' o; o s \ ROW o 50.23'-PI - - - 1 40 n O p U _ 6,781 S.F. 50.23 b / N \ � P\N „_ , ® PROPOES GATE VALVE Cn G' w Y x O 0 12.0' ROW Pi r - - - - � 8 h o_ \ z z DEDICATION - ARTESIAN FED GAZEBO � O / p \ PROPOSED FIRE HYDRANT v - wo I r, PI--_�100.46'- I OPEN STREAM m _,,F I rn I 3 5,151 S.F. / ry 9 \ q a., \ 35.16' - " -1 23.5 3.5' d. ( i f - o ri 6 3 O iv / �n 7,630 S.F. \ \ \ BO PROPOSED BLOW OFF i� 0 3 'to 5,161 S.F. _ \ o O a O5 O 7 - - J \ FOUND 3 1/2" BRASS CAP ao I 3 L`O, 5,052 S.F. w L \ _ O d _� ao O4 7,204 S.F.cy; M > V C21 0�. MONUMENT IN ASPHALT co ,n I 5,665 S.F. io p \ \ a 4,980 S.F. n I w O 3 5,453 S.F. N �a• �'o�_ I C2p\ 5�"E �9 .�\ \ N D FOUND 2" ALUM/NUM CAP h L J I 3 3 n 0 J .. I C22/ AS NOTED r7 I I _ 6,142 S.F. M c' L - -1- ,�-y / \ \ /_ ' �1� • FOUND 5/8" IRON PIN, Q co N89'27'24"W 100.00' - �- - 85•00' N I o I DRY ST RM G ) - / a \ 0� wN 14 W N P p 1 � / m g8O 0553" "' I AT R _ - - - " 40,7=� ) o N WITH PLASTIC CAP, AS NOTED w 0 0o I O3 o I r J 48.34' - 51 3 ��/ Q-�/ \ \ \ \ J�.rt.0- \ e\ \ ` BENCH MARK O O 4,500 S.F. �a ;. I ro I i1 5 0 --- __ 'W / o, I 10 \ " O " L CZ / 1 I O \ ELECTRIC METER Go - 1 0 I 166.80' o Jr Z n C\JI.7 ' I - - - - - I z_- 0 O m 26 6A W--, N82'46'31"E C / / 5.314 S.F. Q . 5,076 S.F. ri _ _ S S I I \ TELEPHONE RISER O m p t I 5,782 S.F. / S / 9�' % \ MONITORING WELL Q O N89'27'24"W 100.00'. I L q.499 \ \ J C rOi JF ) i ' i W 78.00 73 I L i N70 i \ o \ UTILITY POLE o. M 22960 A� ,. 5$ / \ 79.78 - .- - \ \ GATE POSTm _o M s,a37 s c 221"E pNE \ C11 - \ \\ 7 5,000 S.F. ENDURANCE HOLDINGS LLCBOLLARDQ LS !a 69'S E \ yr \ \ \ TEST PIT W IY cl L - - W N \N \ ' d \ N McDERMOTT ROAD M \vP \ \� \ / T'r0 \ 12 °} a o ��\ 10O O \ CONIFEROUS TREE W to p 28.73' 80.00' g \ m i - v, \ \ \I 5�"� 15 CJ z \ o. \ k' !y 6,818 S.F. ' \ 01A \ -\ ' / _. ? \\ ` o �O \\ N� 46.100 S \ \ 0 W 6p \ �. \ �� \ \ \ o \ V J r p a C3 i� 22' \�, ��- / \ �. \ \n DECIDUOUS TREE Lu N8927'24"W 164.94' C2 S C8 - \/ A S, 12 V s A LLB o -S I i S i \ A��� /% \(A 11 \\ \ y \ \\ 5,000 S.F. \\ 8 ORIGINAL PLATTED LOT NUMBER Z P�s.� o. o� o0d APPLE VALLEY SUBDIVISION EL L6 I o 06'. 13,924 S.F. io 5ry £' 0 \ ,i"E 10 I - C 1 � I I I sue, 0 6s• \ P. \ 1 5 \ \ \ J (0 28.64 45.00' 45.00' L7 C26 I I o N o \ 35 ( N�0 r - _L - _I F-" 1 -� m i m ';.N �55 / � \ 01 f1 \ �� 13 \ N j a `o N N C -PROP( , \ L4 A- 1 rn P w 7 I w !'� PUMP \ oo ao 5,431 S.F. O I O I O I O O I w O o STATION \ o \ s� \ cFP ENj rn rn 3 rn 4 w M M ' ? 0 5 M P M 0�\ 3,353 S.F. O O 5 to 5,413 S.F. I iv 6,041 S.F. I iv 5,561 S.F. I M 6,161 S.F. \ _ z \ ` rn \ - - - - -� 8RP\N 6 S g5• -� E w _ `J 4, F. w 4,420 S.F. I w 4,818 S.F. M ;o ;o p 1 -. co m 4,359 S.F. 0 p n - I o�}1�W -N89'17'46"W 67.02'-1 \- - - - - - - 0 \ z z 12.0'I ROW I ro a M M n z z o - TEMPORARY ` o+ - 106.57'- - 5 0 !\ U DEDICATION z I o 10 I n z I i z a. TURNAROUND 25.0' z z z I 1 I 1 a I a, \ n I EXISTING o 10 I 3 c� 2j. L _ 1 I I 22,2a6 S.F. 0 "f Dr - - �-� 0 14F. \ II .__. I 6�38 _ \ S5\ONAL fN ROW - - - - - - -I - - - J L - - - -� 1 ♦ - - - -' L- - - - - -� \ �F�i. ��CENgf� I15.00' 12.U'�35.00' PI=45.00'=q- 45.00' P1=45.00' 4BO 5.00'=q 44.00'=!PIL-44,00'- _ 4.00'=q 44.00'PI _ G PI 246.59 _ PI L1 - - - \ F 32�� �3 � � N89'1T46"W 874.36' - - -_ � 38 36 - .+t ----------------------- ------------------------------------------------------ BASIS OF BEARING 23.50' )S� W -- C 1 4 -- --------- --�--- - CORNER � Iq �o N89'17'46"W 2637.72' --- - ----------------------- � -- --------------------- `'Jt�i>CA (t/crnl�0. ^ SECTION 33 O� TF of / \ CP&F No. NR/Tr KERB n APPLE VALLEY SUBDIVISION 106023324 OTRACT 1 O Project No. RSC 19-44 O Drawn 8y. JEC APPLICANT LAND SURVEYOR OWNER CIVIL ENGINEER Date: May 14, 2020 PLANNER NATHAN J. DANG GENNIE & JUSTIN FISHBURN DERRITT KERNER, P.E. CALL BEFORE YOU DIG! PENELOPE CONSTANTIKES ACCURATE SURVEYING & MAPPING 4902 N. PIERCE PARK ROCK SOLID CIVIL LLC CALL DIGLINE INC. Sheet No. P.O. BOX 405 1602 W HAYS ST, STE 306 BOISE, ID. 83703 270 N. 27TH STREET PRIOR TO COMMENCING BOISE, ID. 83701 BOISE, ID. 83702 (208) 353-1301 BOISE, ID 83702 UNDERGROUND WORK (208) 908-1609 (208) 488-4227 (208) 342-3277 Calloefamyouaty. "O01N�Yby 208-342-1585 1 at 2 CiWE IDIAN�-- ITEM SHEET Council Agenda Item -4.G. Presenter: Estimated Time for Presentation: 0 Title of Item - Planning Division Checklist Changes by City of Meridian Planning Division ELMO& A ATTACHMENTS: Description Type U loa Memo and Attachments Cover Memo 6/17/2020 Meridian City Council Meeting Agenda June 18,2020— Page 275 of 276