2020-07-09 MERIDIAN PLANNING
AND
(:>-WE IDIAN- ZONING COMMISSION
SPECIAL MEETING AGENDA
City Council Chambers
33 East Broadway Avenue
Meridian, Idaho
Thursday, July 9, 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 Bill Cassinelli
X* Ryan Fitzgerald —Chairperson
*Denotes Virtual Attendance via Zoom
Item 2: Adoption of Agenda -Adopted
3. Consent Agenda [Action Item]
Item 4: Action Items
Land Use Public Hearing Process:After the Public Hearing is opened the staff report
will be presented by the assigned city planner. Following Staffs report the applicant
has up to 15 minutes to present their application. Each member of the public may
provide testimony up to 3 minutes or if they are representing a larger group, such as a
Homeowners Association, they may be allowed 10 minutes. The applicant is then
allowed 10 additional minutes to respond to the public's comments. No additional
public testimony is taken once the public hearing is closed.
A. Public Hearing Continued from May 21, 2020 for Modern
Craftsman at Black Cat (H-2020-0022) by Baron Black Cat, LLC,
Located in the northeast corner of N. Black Cat Rd. and W.
Chinden Blvd. (SH 20/26)
- Continued to August 20, 2020
1. Request: Rezone of a total of 21.59 acres of land for the purpose of
reducing the C-C zone from approximately 7 acres to 0.74 acres and
increase the R-15 zone from approximately 15.1 acres to 20.85
acres; and,
2. Request: A Short Plat consisting of 2 building lots and 2 common lots
on 21.59 acres of land in the C-C and R-15 zoning districts; and,
3. Request: A Conditional Use Permit for a multi-family development
consisting of 195 residential units on 20.13 acres in the R-15 zone;
and,
4. Request: A Modification to the Existing Development Agreements
(Inst. #'s: 106151218; 107025555; 110059432; and 114054272) for
the purpose of removing the subject property from the boundaries and
terms of previous agreements and enter into a new one, consistent
with the proposed development plan.
B. Public Hearing for Epic Storage Facility (H-2020-0058) by Jarron
Langston, Located at 1345 W. Overland Rd.
- Recommended Approval to City Council, Hearing Scheduled
for August 11, 2020
1. Request: Rezone of 4.43 acres of land from the R-8 zoning district
(Medium-density Residential) to the C-G zoning district (General Retail
and Service Commercial) for the purpose of developing commercial
storage on the site; and,
2. Request: A Conditional Use Permit for a 29,400 square foot storage
facility and associated outdoor storage on 4.43 acres in the C-G
zoning district.
C. Public Hearing for Apex (H-2020-0066) by Brighton, Murgoitio, et al.,
Located generally located east of S. Meridian Rd. and north of E.
Columbia Rd.
1. Request: Modification to Existing Development Agreements (H-
2015-0019: Brighton Investments, LLC — Inst. #2016-007072; SCS
Brighton, LLC — Inst. #2016-007073; Murgoitio Limited Partnership —
Inst. #2016-007074) to replace the agreements with one new
agreement based on the proposed development plan.
- Recommended Approval to City Council, Hearing Scheduled for
August 11, 2020
2. Request: Annexation of 40.09 acres of land with an R-2 zoning district.
- Request Continued to a Future Date to be Determined
3. Request: A Rezone of 384.27 acres of land from the R-4 to the R-8
(144.78+119.28=264.06 acres), R-15 (76.93 acres) and C-C (43.28
acres) zoning districts.
- Recommended Approval to City Council, Hearing Scheduled for
August 11, 2020
D. Public Hearing for Apex Northwest (H-2020-0056) by Brighton,
Murgoitio, et al., Located at the Northwest Corner of S. Locust
Grove Rd. and E. Lake Hazel Rd.
Recommended Approval to City Council, Hearing Scheduled for
August 11, 2020
1. Request: Preliminary Plat consisting of 120 residential buildable lots,
11 commercial buildable lots and 14 common lots on 41.75 acres of
land in the C-C and R-15 zoning districts.
E. Public Hearing for Apex Southeast (H-2020-0057) by Brighton,
Murgoitio, et al., Located at the Southeast Corner of S. Locust
Grove Rd. and E. Lake Hazel Rd.
- Recommended Approval to City Council, Hearing Scheduled for
August 11, 2020
1. Request: A Preliminary Plat consisting of 237 residential buildable lots,
2 commercial buildable lots, 30 common lots and 10 other (shared
driveway) lots on 81.63 acres of land in the C-C and R-8 zoning
districts.
F. Public Hearing for Tara's Landing (H-2020-0048) by Mike Homan,
Located at 5025 W. Larry Ln.
- Continued to September 3, 2020
1. Request: Annexation of 6.34 acres of land with an R-8 zoning district;
and,
2. Request: A Preliminary Plat consisting of 29 buildable lots and 2
common lots on 6.14 acres of land in the R-8 zoning district.
G. Public Hearing for Ustick Marketplace Storage (Phase 2) (H-2020-
0051) by Rick Steward with Babcock Design, Located at 3535 N.
Records Ave.
- Approved
1. Request: A Conditional Use Permit for a self-service storage facility
consisting of 116 +/- units on 1 acre of land in the C-G zoning district.
Meeting Adjourned at 10:55 p.m.
Item 1.
Meridian Planning and Zoning Meeting July 9, 2020.
Meeting of the Meridian Planning and Zoning Commission of July 9, 2020, was called to
order at 6:01 p.m. by Chairman Ryan Fitzgerald.
Members Present: Chairman Ryan Fitzgerald, Commissioner Lisa Holland,
Commissioner Andrew Seal, Commissioner Rhonda McCarvel, Commissioner Nick
Grove and Commissioner Patricia Pitzer.
Members Absent: Commissioner Bill Cassinelli.
Others Present: Chris Johnson, Adrienne Weatherly, Andrea Pogue, Bill Parsons, Sonya
Allen, Joe Dodson, Alan Tiefenbach and Dean Willis.
Item 1: Roll-call Attendance
X Lisa Holland X Rhonda McCarvel
X Andrew Seal X Nick Grove
X Patricia Pitzer Bill Cassinelli
X Ryan Fitzgerald - Chairman
Fitzgerald: Okay. At this time I would like to call to order the regularly scheduled Planning
and Zoning meeting for the date of July 9th and let's start with a roll call.
Item 2: Adoption of Agenda
Fitzgerald: Thanks, Madam Clerk. The first item on the agenda is the adoption of the
agenda. Unfortunately for our time frame this evening we don't have anything that's
changing, so if we could have a motion to adopt the agenda as presented this evening.
Seal: So moved.
McCarvel: So moved. Second.
Fitzgerald: I have a motion and multiple seconds. All those in favor of approving tonight's
agenda as presented signify by saying aye. Opposed same. Motion passes.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Item 3: Consent Agenda [Action Item]
Fitzgerald: The next item on the agenda is the Consent Agenda. We don't have anything
on the Consent Agenda tonight, so we are going to skip over that.
Meridian Planning&Zoning Commission
July 9,2020 Item 1. 5
Page 2 of 82
Fitzgerald: We will move on to -- kind of let me walk through how we are going to do this.
We have kind of a quasi in-person -- Mr. Seal being a champ in -- in person at the
chambers headquarters, along with our staff. But on your screen you will see the rest of
the Commissioners who are present for this evening's meeting. Also on the call or present
are the city attorney and city clerk, staff, as well as our Planning staff. Everyone else that
is online is either going to be on Zoom. We may have some-in person attendees who will
be in chambers. So, you may have observe the meeting and you can see that we are
here both online and in person. During the public testimony portion of the meeting you
will be unmuted if you are on Zoom. If you have previously sent in a presentation that
staff will help work to make sure that that presentation is running for your discussion. The
Clerk can also assist you with bringing up slides if you are on Zoom. So, just let them
know. If you are simply watching from home tonight we would ask that you use the city's
YouTube channel, which is -- you can access that at meridiancity.org\live and you can do
that. If you are in person, obviously, we will go through the normal process. When public
testimony is open the Clerk will call the names of those who have signed up to testify. If
you are on Zoom you will be unmuted. If you are in person you can go up to the dais and
be heard. I will call on you individually. Please state your name and your address for the
record and you will have three minutes to present to the Commission. After that time we
may ask questions for clarification and, then, once we do so, if you are done, you can sit
down in public or you will be muted and, then, moved into the participant -- or the non-
participants if you are on zoom. Once all those that sign up in advance are called on, we
will do one more check-in to make sure we have heard from everyone and, then, we will
close the public -- public meeting and we can hopefully deliberate and make a
recommendation to City Council. We do have a couple that may have -- of applications
tonight that may have some input from an HOA. If you do signify you are from an HOA
and representing a group of people you will have ten minutes to testify and we will make
that determination at that time. So, any questions before moving forward? Madam Clerk,
are we ready to go? Everything is squared away?
Weatherly: Yes, Mr. Chair, we are ready.
Item 4: Action Items
A. Public Hearing Continued from May 21, 2020, for Modern
Craftsman at Black Cat (H-2020-0022) by Baron Black Cat, LLC,
Located in the northeast corner of N. Black Cat Rd. and W.
Chinden Blvd. (SH 20126)
1. Request: Rezone of a total of 21.59 acres of land for the
purpose of reducing the C-C zone from approximately 7 acres
to 0.74 acres and increase the R-15 zone from approximately
15.1 acres to 20.85 acres; and,
2. Request: A Short Plat consisting of 2 building lots and 2
common lots on 21.59 acres of land in the C-C and R-15
zoning districts; and,
Meridian Planning&Zoning Commission
July 9,2020 Item 1. 6
Page 3 of 82
3. Request: A Conditional Use Permit for a multi-family
development consisting of 195 residential units on 20.13
acres in the R -15 zone; and,
4. Request: A Modification to the Existing Development
Agreements (Inst. #' s: 106151218; 107025555; 110059432;
and 114054272) for the purpose of removing the subject
property from the boundaries and terms of previous
agreements and enter into a new one, consistent with the
proposed development plan
Fitzgerald: Okay. Let's move to our first item on our agenda, which is the public hearing,
which was continued from May 21 st for Modern Craftsman at Black Cat, File Number H-
2020-0022, and let's start with the staff report. Joe, are you with us?
Dodson: Yes, sir. Thank you. Can you guys all hear me all right?
Fitzgerald: Yep.
Dodson: Okay. I know we have had audio issues, so just wanted to make sure we are
good. This is a long one, so bear with me. The application before you is a request for
rezone, short plat, development agreement modification, conditional use permit and
private streets. The private street application is a director level administrative review and
is not specifically being voted on tonight. However, the -- any motion will include all of
the applications. In addition -- my apologies. The subject site -- apologize. Just bear
with me, Commissioners.
Fitzgerald: Joe, while you are doing that, Commissioners, I need to disclose something
to the Commission while he is -- Joe is getting squared away. I live in Spurwing and I feel
like I can be fair and balanced on this application, but I will leave that to the Commission
to determine if you would like me to recuse myself during this -- or do we have a quorum
without me and I can just run the meeting and let you guys deliberate, but if you don't
have a concern with me standing in for this application --
Holland: I don't see any concerns. I appreciate you disclosing.
Seal: I was going to say something, too. My mother-in-law lives in Spurwing as well, but
she doesn't really like me, so I think we are good.
Fitzgerald: Thanks, Commissioner Seal. Appreciate that. Joe, are you ready, sir, to
continue?
Dodson: Mr. Chair, we are joining the Zoom meeting. That was something we missed
on the front end, so we will get that going and I will restart.
Meridian Planning&Zoning Commission
July 9,2020 Item 1. 7
Page 4 of 82
Fitzgerald: Okay. Perfect. Commissioners, did everybody get a copy of the outline for
tonight's meeting in the mail or in front of you if you were at the office? Someday this is
all going to be easier and we are going to be able to hang out together again. Oh, we
can see what you are working on. I like it.
Dodson: Perfect. Okay. Now we are all good to go. Thank you, everybody, for being
patient. So, again, Item No. 4-A before you is Modern Craftsman at Black Cat, H-2020-
0022. The application before you is a request for a rezone, short plat, development
agreement modification, conditional use permit and private streets. The subject site
consists of approximately 23 acres of land, currently zoned C-C and R-15. The requested
rezone is to simply move the boundaries of the existing zoning, but not to change the
zoning designations. The future land use designation on this property is mixed use
community, which generally requires three distinct land uses and any residential use to
be constructed at six to 15 dwelling units per acre. Modern Craftsman is proposed with
a gross density of 8.7 DU per acre, which is easily within that range. When analyzing
projects within the mixed use community future land use designation, the approved and/or
developed land uses nearby must also be taken into account. The proposed project offers
an area of commercial zoning that should accommodate multiple future uses. The
commercial area is proposed of two building sites that have multiple suites, so there is
potential that multiple distinct land uses will be available on site. Staff has also taken into
account adjacent land uses in nearby development. Directly to the east of the site is the
future Rock Harbor Church site, a different use than proposed with this project. Within a
half mile to the west and off of Chinden Boulevard, a mixed use project, Central Valley
Plaza and the Pollard Subdivision, is approved and will offer multiple additional uses and
employment opportunities that maybe these future residences could use. Within a half
mile to the east the new Costco building has been approved and is in the process of
receiving building permit approval and directly across North Black Cat to the west more
commercial development is proposed within the Fairbourne Subdivision. Therefore, staff
finds that the -- that there is adequate commercial proposed with this site and adjacent
properties to satisfy the mixed use requirements. Access for this development is
proposed via private streets off of North Black Cat Road and West Tree Crest Way, which
is the street abutting the north of the property. The two proposed access points to Black
Cat Road have been approved by ACHD, but typically access to Black Cat, an arterial, or
collector in this sense -- in this instance, is limited by the city. The applicant may request
from City Council to keep the two access points as proposed in accord with UDC 11-3A-
3. The applicant is also proposing an access in the northeast corner of the property that
connects to a shared driveway with the Rock Harbor Church site. Private streets are
propose throughout the development with two running east-west and two running north-
south. Three running north-south. Access via Chinden Boulevard is prohibited and is not
proposed. Due to the nature of the proposed use staff believes private streets are
appropriate in this development. The proposed private streets appear to meet all UDC
requirements, except for the requirement that they be on their own common lot or within
an easement. Staff has recommended a condition of approval to revise the plat and
correct this. Other than future commercial and proposed -- the proposed use on this site
is multi-family residential. However, it is not traditional garden style apartment buildings,
it is a hybrid of single family style homes within a multi-family development, which by
Meridian Planning&Zoning Commission
July 9,2020 Item 1. 8
Page 5 of 82
definition is multiple buildings on one building lot. The proposed units are a majority of
single story, one, two and three bedroom detached units, without garages. The applicant
is proposing traditional apartment style parking, but some units do have attached one car
garages. Townhomes are also proposed along the perimeter of the site on the west side
and the east side and all of these units have attached garages on their first floor. Largely
the proposed residential units in this development look like detached single family homes,
but have on-street parking and less private open space than a standard 4,000 or 8,000
square foot lot. Off-street parking is required to be proposed -- or sorry. Is required to be
provided in accord with the standards listed in UDC Table 11-3C-6 for multi-family
dwellings based on the number of bedrooms per unit. A submitted and revised plan and
conditional use plan shows 497 spaces for the entire development. Four hundred and
thirty-six are proposed for the residents, 28 reserved for the clubhouse and the remaining
33 for the proposed commercial. Of the 436 for the residential, 179 are uncovered, 134
are covered carports and the remaining 123 our garage spaces. The minimum amount
of parking required for the multi-family portion of this development is 360 spaces, with
196 of those required to be covered. Therefore, the proposed parking counts exceed the
minimum UDC requirements. The commercial areas proposed in the southwest corner
of the site is shown as approximately 12,800 square feet that would -- that is to be spread
across two building pads. The smaller pad, approximately 2,000 square feet, shares a
plaza with the tot lot and open space near the west central portion of the site. For
commercial uses the parking requirement is one space for every 500 square feet and the
proposed commercial area would require a minimum of 26 spaces. The applicant has
proposed 33 for the commercial area, exceeding the minimum amount. A portion -- a
portion of the proposed parking directly abuts the street -- the private street on the
southern end of the site and those utilizing the commercial parking would have to back
out or back into or drive directly onto the private street in order to exit those spaces. This
is not specifically prohibited by code, but is far from ideal. Staff believes this type of
parking setup may cause additional accidents and, therefore, recommends a redesign of
the parking for proposed -- for the proposed commercial area. This redesign should
minimally include a five foot wide landscape Island along the edge of this proposed
parking area to eliminate this conflict and the applicant should still provide the required
number of parking stalls based on the gross floor area of the commercial area. Here is a
blow up of the commercial area in the southwest corner. Hopefully you guys can see that
a little better. Open space requirements for this project are two tiered. The project must
meet the general ten percent open space requirement and the common and private open
space requirements in the specific use standards for multi-family development. Based
on the proposed plat area, which is 21.59 acres, a minimum of 2.16 acres of qualified
open space should be provided to satisfy the ten percent requirement. Based on the size
of the residential units, 55,000 additional square feet or 1.26 acres of additional qualifying
open space should be provided to satisfy the specific use standards. In total, the
minimum amount of common open space to be provided should be 3.42 acres. The
applicant has proposed a total of 3.78 acres of qualified open space, of which 2.36 acres
qualifies for the minimum ten percent requirement and amounts to approximately 10.9
percent. The remaining 1.42 acres of open space meets the requirements of the specific
use standards -- or I should say exceeds them by approximately 10,000 square feet. In
addition to the common open space, the applicant is proposing vastly more private open
Meridian Planning&Zoning Commission
July 9,2020 Item 1. 191
Page 6 of 82
space than is required by the specific use standards. The specific use standards require
at least 80 square feet of private usable open space per unit. The applicant is proposing
on average 419 square feet of private usable open space per unit, exceeding the UDC
minimum requirements. The applicant and staff worked closely and diligently to design
the open space in such a way to integrate the commercial with the residential as required
in the mixed use community policies and goals. This integration and the proposed use
allows for increased pedestrian connectivity. The open space meeting the requirements
in 11-3G consists of a ten foot multi-use pathway within the Chinden Boulevard landscape
buffer, common lots of open space areas and required street buffers along adjacent
roadways. The area satisfying the specific use standard requirements -- I apologize.
consists of MEWs between unit blocks, including a long vista that connects the east side
of the development with the west side of the site and connects to the clubhouse and tot
lot and plaza area shared between the commercial units and the residential. Some end
cap landscape areas are also included in this and smaller areas of open space that meet
the minimum 20 by 20 dimensions. All in all staff finds the proposed common and private
open space as sufficient for a project of this size and the proposed use. There are a
number of amenities proposed within this development. The multi-use pathway is the
qualifying site amenity that meets the requirements in 11-3G-3. The following amenities
are proposed to meet the specific use standard requirements. A clubhouse with offices
for rent by the residents. A tot lot. A swimming pool. Picnic shelters with barbecue areas.
A plaza. And a community garden. There is also a proposed dog park area seen on the
open space exhibit in the northwest corner of the site, but it is not a qualifying site amenity
due to it not meeting UDC requirements as such. In addition, the applicant is proposing
102 self storage lockers, each one being 12 square feet, spread throughout each of the
garage buildings, so that residents may store small amounts of personal items on site
and near their units. This is also not a qualifying amenity, but staff finds that these will
likely be very much used. The applicant has submitted a concurrent design and re-
application for the submitted elevations and staff finds the submitted architecture of the
residential portion of the development complies with the architectural standards manual,
except for those elevations for the proposed townhome style units. To ensure compliance
with the ASM, the applicant should create differentiation between some of the six-plex
townhome buildings through different architectural designs and color palettes. Staff has
recommended a condition of approval to correct this. Commercial elevations were not
proposed --were not submitted with this application, but future buildings should corporate
similar architectural features to ensure a cohesive design as envisioned by the
Comprehensive Plan and the architectural standards manual. A separate design and re-
application will be required for the commercial portion of the development. The city has
received a number of written testimony for this application. There was at least 30, so
am not going to speak specifically to each one, but generally the main points of discussion
throughout the written testimony were the following points: That the project was too
dense. There is minimal open space, so the residents will flock to nearby subdivisions.
There was a request to make the site more like Spurwing development to the northeast.
Issues with school enrollment and capacities. And some offered the option of nearby
residents would prefer a 55 and up gated community or more upscale retail space. To
discuss a few of these, this development is in the future land use designation a mixed use
designation, so it cannot be specifically like Spurwing. It will never be able to meet those
Meridian Planning&Zoning Commission
July 9,2020 Item 1. Flo]
Page 7 of 82
types of densities, unfortunately. It's just the way it goes with the Comprehensive Plan.
If it were to be a gated community there would be significantly less units because of our
UDC requirements with gates. I just wanted to make Commission aware of that. And as
always school enrollment and capacities are definitely an issue. We understand this.
Overall staff recommends approval of the requested applications with the DA provisions
and the conditions of approval contained within the staff report. And I will stand for
questions, Commissioners. Thank you.
Fitzgerald: Thanks, Joe. Questions for staff? Commissioner Holland, go right ahead,
ma'am.
Holland: Oh. Actually, I didn't mean to unmute. I was just turning my camera back on.
I don't have any questions right now.
Fitzgerald: Okay. Any questions for Joe?
Seal: Mr. Chair?
Fitzgerald: Commissioner Seal, go right ahead.
Seal: Just a quick question on the -- where they want to make the commercial property
smaller, do you have a -- a map of that? I know there is one in here somewhere, but I
can't locate it.
Dodson: Within the staff report I do, yes. Roughly it's being reduced from about seven
acres to a little under two acres of the commercial zoning and, then, the R-15 is growing
to take over the rest of that to the north of the southwest corner.
Seal: Okay. Thank you.
Dodson: Yes, sir.
Fitzgerald: Any additional questions at this time? Do we have the applicant in the building
or on Zoom?
Weatherly: Mr. Chair, we are getting the applicant set up in the room. One moment,
please.
Fitzgerald: Okay. Thanks, ma'am.
Riggs: Chairman, Commissioner -- Commissioners, this is Matthew Riggs with Baron
Properties. 1401 17th Street out of Denver, Colorado. I'm representing Modern
Craftsman at Black Cat. With me is Liz Schloss, who will also be speaking to some points
here. Would like to start with a brief introduction of who Baron Properties is. My father
Jeff Riggs founded our firm in 1983. We have been in the multi-family and apartment
space over the last 37 years, having owned, operated and developed over 125 apartment
Meridian Planning&Zoning Commission
July 9,2020 Item 1. Fill
Page 8 of 82
communities in the Mountain West. Meridian is a place that we are looking to grow our
platform. We own one 220 unit multi-family community in town already, so this will be our
first ground up development that we are proposing. Let me start with kind of what our
objective was when we set out for this site some year and a half ago. We studied Meridian
and the surrounding land uses and what we saw was, you know, the demand for a unique,
highly innovative residential product and our team, in collaboration with local engineers,
architects, general contractors, consultants, counsel and staff, have worked at length at
coming to what is before you today we are excited about the product we have put in front
of the Commission here this evening. We are proud of the work we have done with staff.
We have held two neighborhood meetings, one in January, the other June 30th, about
ten days ago, working with neighboring HOAs and look to incorporate much of that
commentary and feedback into this proposed site plan. I will begin, I believe, with what
will be a fly through rendering of the site and, then, jump into more specifics here.
Dodson: Matt, I will do it for you.
Riggs: Okay. Thanks, Joe. Go ahead and hit play on that if you would. While Joe is
teeing that up, you know, I think overall our primary objective in this is to introduce a new
element of rental residences into Meridian. Over the years studying the multi-family
product and the demand drivers therein, we have identified a few things that we believe
improved as -- as demonstrated here and we will get into in more detail in the site plan.
Go ahead and hit play if you would. Thanks, Joe.
Dodson: Yes, sir. Sorry about that.
Riggs: So, as noted here, this is our general site plan. The southwest corner is proposed
commercial, whereas the rest of the property is proposed as townhomes, duplexes and
two and three bedroom single story, standalone residences. This is the northern entrance
on Black Cat entering into the project. We did gain and pull a lot of inspiration from
neighboring projects, including our neighbors to the -- to the north and further to the west.
This is the north -- the northern -- northwest corner of the -- of the -- of the site. This is a
large dog park and open space area. As you can see townhome and single family units
abut it with nice -- nice space there. This is our clubhouse, on-site leasing office, a best
in class fitness center. Parcel pending lockers. A work from home, very high end
conference and workstation area. We do have a tot lot, high end pool deck and spa and,
then, a large open area for the residents and community to -- to gather. After extensive
conversation with our neighbors and staff, we have chosen to propose -- well, here is the
-- here is -- I will get back to that. This is the clubhouse interior. Again, high end, best in
class interior clubhouse. That's a community conference area. Kitchen. There is
sporadic seating, conference rooms, and areas that we believe will -- will work well with
our residents who telecommute, work from home, or just need somewhere outside of their
residence where they would like to -- to spend time and congregate. Continuing to work
through I believe into what is going to be the fitness center and another -- again, more more seating area. This is the fitness center. This is what I was referencing. This is this structure here is a pop-up flex space building that we think is ideal for a farmers
market, artist studios, you know, all sorts of yoga, exercise -- really anywhere that they
Meridian Planning&Zoning Commission
July 9,2020 Item 1. F12
Page 9 of 82
don't need a permanent space. We have seen, you know, restaurants with new concepts
like the -- like the setup, trial dates and host dinners for the residences. So, a lot of
different areas that -- that that can go. This is a central corridor walkway connecting the
open space and amenities on the western side of the project with the east side of the
project. Our goal in this overall was to really give the users here choice as it relates to
proximity to -- to different amenities. Many of our users we believe will not want to be
close to pools and tot lots and, instead, prefer privacy, so we have -- we have balanced
the site plan and site amenities accordingly. These here are the townhomes. There is
42 of them on site. Direct access two car garages and two stories of living space. Really
nice, private patio space and -- and not too dissimilar to a lot of the high end townhomes
that I'm sure many of you have already seen here in town. This is a unique feature of our
community. Each one of our single family homes and many of our townhomes will have
private outdoor space for the residents. I believe that the code mandates 80 square feet
or so of private space. Our average is 420 square feet of private space outside. So,
think, you know, overall that -- that adds, you know, an element that we believe is unique
to our-- to our building here. Jumping to the PowerPoint, Joe, if we could, I will jump into
the site plan and kind of how we ended up landing on where things are located on the
site. If I can control it. There we go. So, as I noted before, 1983 was our founding. We
are in nine markets. Currently have seven active development projects underway. We
have been working on Modern Carftsman at Black Cat for about 18 months now and
during that time -- and especially over the last four or five months we have honed in on
this site plan. Beginning in the southwest corner, which is the proposed commercial area,
you know, we believe that -- that a commercial element of this is -- is definitely important
to, you know, the community and our proposed development. We envision, given what
is surrounding the area in terms of other employment and commercial uses, including the
medical campus to the west, the new Costco and a number of other elements, that a large
scale commercial development is not optimal for this, but, instead, looking for something
to more service on the day care, medical office, dentist office, perhaps a high end
restaurant and cafe, something along those lines is really what we would look to source
a user for and, then, develop the -- the building thereafter. In the eastern part of the
commercial area there, as noted on this, you can see a small community garden area
that we have proposed. We envision that not only for our residents, but other-- you know,
just open to the general public for those that would be interested in a plot of land to garden
in. So, we have seen that before in some of our other developments and believe it would
be a good buffer between the proposed commercial use and the residences immediately
to the east. Moving north from there is the pop-up flex commercial space that I noted.
Again, we think this is a great space for the more flex user, yoga, art studio, farmers
market and that area opens up to our lawn, our tot lot, and further to the north our
clubhouse. So, really, what we have envisioned between the southwest corner
commercial area and the flex space into our leasing office and amenity clubhouse is really
a nice community congregation area that we believe, you know, will serve not only the
needs of our residents, but of the surrounding community. We did after conversations
over the last few months add elements of two story townhomes on the west side of the
-- of the space -- of the site plan here. You can see two of those buildings proposed, one
about mid block and further up to the -- up to the northernmost boundary. In between
those are a couple of two and three bedroom single story dwelling units with large private
Meridian Planning&Zoning Commission
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backyards. As we move further east in the project this is where the -- the density of our
single family units is concentrated. We -- we believe that this single family for rent model
horizontal apartment, if you will, is unique and highly valuable to -- to what the community
needs here. We own a lot of two and three story walk up suburban product and what this
offers is a little bit higher end, different living -- living experience than that. The one
bedroom units in this product type are duplexes, so they have a shared center wall and
they all have private backyards. The two and three bedroom product type are all
standalone structures, so nobody living above or below the residents, nobody on either
side and, again, private backyards of varying sizes between about 250 square feet up to
almost 900 square feet of private outdoor living space. You know, this community overall
features -- I think it's seven different floor plans across five building structures and our --
our goal here was to achieve a semi-custom feel. We have each of the residences, you
know, under a number of different color palettes and roof lines, so when you drive through
this community as demonstrated in the fly throughs, it is not a replication of the same
structure over and over and over again, but, instead, we have drawn from our neighbors
and high end, you know, single family residences throughout Meridian to pull into -- to
what our design standards are here today. On the eastern north side of the site is where
the concentration of our townhomes are. Those townhomes abut Rock Harbor Church
and, then, complement the townhome development -- the for sale townhome
development that's currently under construction north of Rock Harbor. A lot of this is what
I just covered, you know, we -- we really were looking towards making resident choice
and resident privacy a big -- a big component of this community. We have added the
private direct access garages. We have added the private garages, standalone carports
and surface parking as a means to park all of the residential and as noted by staff we --
we did add over a hundred self storage lockers, as that was another common theme of
-- of a resident need is more storage in these type of dwelling units. These are a couple
examples of what we are building here. This is the one bedroom, one bath, duplex model.
As you can see it is relatively modern, high end exterior and interior finishes is what we
are envisioning there. A couple of different two bedroom options, including the two
bedroom with direct access one car garage. The three bedroom two bath surface park
and, then, the townhome that we have already talked about, of which there will be 42 of
those proposed. Where we drew our inspiration from and where we see the residents is
really a couple of different areas. We think that newly forming households, call it
Millennials, are going to be a big component of this resident base. This is a type of product
type that is great for an early -- an early household, maybe they have young kids, maybe
they don't, but they are not quite ready for homeownership and this is a good step over
the traditional apartment experience. The other pillar that we have seen really draw to
this product type is retirees and baby boomers who are looking to simplify and downside
-- downsize their house into a more management free call when -- when you -- when you
have something of need with on-site management, use the amenities and work from
home space as necessary. Both of these require a lot of storage and that private yard
space as noted and, then, quickly here, Liz, I know I am running out of time. If you would
jump into --or I will cover it. You know, some of the more, you know, high level community
amenities that we are looking for, 24 -- seven day a week management on site. We will
plan a valet trash service that picks up the trash from each -- each resident's door step.
We have on-site coworking space and conference rooms. We have great outdoor living
Meridian Planning&Zoning Commission
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space and connectivity as mentioned, multiple sustainability initiatives and -- as it relates
to our construction. Lots of shared space for entertaining and congregation and the ever
increasing need for online delivery parcels are all highly considered. The apartments are
all spacious floor plans with ten foot plus ceilings. Very good light. That's really one of
our main focal points. We will have security systems and smart technology in all of the
units. High end finishes and, again, ample storage. That kind of wraps up my quick 15
minutes and looking forward to questions and any other detail I can provide to the
Commission. Thank you.
Fitzgerald: Matt, we appreciate it. Any questions for the applicant?
Seal: Mr. Chair?
Fitzgerald: Commissioner Seal, go ahead.
Seal: Just real quick. Could you show us again the -- exactly where that pop up is
located?
Riggs: Yes. So, it is immediately north of our proposed commercial area, between our
clubhouse and the commercial area. So, the pop up is that structure right there.
Seal: Okay. Another quick question. On the response you said you were in agreement
with pretty much everything in the staff report, with the exception of 2.9. When I looked
that up it has to do with the selection of trees. Is that the one that you were referring to
or --
Riggs: No. I believe it had to do with the timing as it relates to some of the horizontal
infrastructure that goes in place. I think it's necessary for, you know --
Borton: Matt, you're breaking up a little bit. We can't hear you very well.
Riggs: So, our intent was not to talk through the -- the trees, it was to discuss the street
signs that are to be in place. The sanitary sewer and water system shall be approved
and activated, roads -- road base approved by ACHD and the final plat for the subdivision
to be recorded prior to submitting for building permits. That is what we would push back
on. Not be in agreement with.
Dodson: Mr. Chair?
Fitzgerald: Go right ahead.
Dodson: Thank you, Mr. Chair. Commissioner Seal, the -- that is a standard condition
for Public Works and the point in there that's the hiccup is the final plat. This is a request
for a short plat, so there will not be a final plat, so that condition is -- that portion of the
condition is not necessary. They will be able to go to building permit prior to that
recording.
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Seal: Okay. Thank you for your explanation.
Riggs: And I would add that -- apologies. I would add, Commissioners, that we envision
this as a single phase residential development, so we will go in and build the roads and
-- and an infrastructure and, then, build the residences from west to east all in one
construction time frame if you will. We do envision the commercial as being a future
development as soon as we source a user for -- for that area, just to put that on record.
Fitzgerald: Joe, do we need to be specific about that in our recommendations or whatever
our direction is?
Dodson: Mr. Chair. No, that shouldn't be necessary. If you strike out the whole condition
we will still be able to take care of everything, sir.
Fitzgerald: Okay. Additional questions? Commissioner Holland, did you have
questions?
Holland: My question was the same as Commissioner Seal's about the location of the
flex space and if that was an addition to the commercial product. I think that that is pretty
clear that that's an additional piece.
Fitzgerald: Additional questions? Commissioner McCarvel.
McCarvel: Mr. Chair. Yeah. Could you -- in the staff report -- or in the staff narrative
they talked about the parking spaces on -- by the commercial abutting up to the main road
and could you talk about what your thoughts are on redesigning those parking spots?
Riggs: Yes. Absolutely. Thank you. So, we are open to redesign those parking spaces.
Our -- our concept here that we put out -- we tried not to put a very detailed commercial
site plan here, as our expertise is primarily residential, so, you know, we would more than
adhere to what staff is recommending and any conditions therein and -- and make sure
that the future daycare or whatever it is that goes there meets those standards, including
making sure that the parking doesn't need to back up onto that roadway -- that private
street there.
McCarvel: Okay. Thank you.
Holland: Mr. Chair?
Fitzgerald: Go right ahead.
Holland: One -- one thing I -- well, first of all, I want to thank you for creating the visual,
because I think it's always really helpful when we can kind of visualize exactly what your
concept looks like. You have clearly done a lot of work getting ready for this presentation,
so we certainly appreciate all that hard work and effort that goes into it. One question I
have for you are is all of the units that are going to be along Chinden Road, are those all
Meridian Planning&Zoning Commission
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the single story kind of units that you were -- you were showing us? And, if so, what's the
plan for buffering those from the highway.
Riggs: Thank you. Yes, those are proposed to be single story residences and duplexes
there. Our plan is to have a large landscape buffer with the appropriate landscaping
thereon. I believe we will have a berm that is -- a berm and a wall -- combination of berm
and wall that is -- that's required by code. And we actually -- we like the idea of
incorporating some of that berm and wall into the single family homes. In our experience
in our tours of Meridian we think that it's pretty unique what the community has relative to
the berms, walls, and heavy landscape buffers along all the major roadways, like
Chinden, and we think that it actually provides a pretty unique living experience for the
residents that will be adjacent to or near that berm. So, that's something we have tried to
-- we have talked at length about and believe will be received very well by the user base
that will end up at this property.
Holland: I know one -- one recommendation, if I may, Mr. Chair, follow up.
Fitzgerald: Go right ahead.
Holland: One recommendation we have given to some other projects that have been off
of Chinden Road, especially if they have residential, would be to increase the amount of
the landscaping buffer height, instead of increasing the fencing on top, just to give a little
bit extra buffer because it's a very busy highway and I know I have been stuck on that
highway many times driving to and from different places. So, it's certainly something that
you -- you see a lot of traffic and you can hear a lot of traffic noise and so we want to
make sure that it's -- if there are residential behind it we want to make sure they are
buffered well.
Riggs: Understood. Uh-huh.
Seal: Mr. Chair?
Holland: That's all for now.
Fitzgerald: Okay.
Seal: Mr. Chair?
Fitzgerald: Yes, Commissioner Seal, go right ahead.
Seal: I just -- a question on the -- the pop up area. Since potentially a business might
operate out of there, is there -- more of a question for staff. Is there some -- something
we should consider in that as far as a potential business operating out of that, since it's
not -- it's not a commercial space?
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Dodson: Mr. Chair, Commissioner Seal, it is going to be zoned commercial, so it -- it is a
commercial space. So, there won't be any issues. It -- what Mr. Riggs is stating is it's not
necessarily intended for more outside commercial, but it could be used by residents within
the community, which I thought was a good integration of the commercial with the
residential.
Seal: Okay. Thank you.
Dodson: You're welcome.
Riggs: Thank you, Joe. And if I would add to that, I would say it's -- we envision the --
the community residents using this and, then, like I said, I think there could be community
involvement. Where it differs from a traditional commercial space I believe would be the
duration of use. You know, we don't envision a nail salon setting up a shop in there for a
three or five year lease period, but instead shorter duration users that are starting
businesses, maybe only need the space part time and don't want to commit to, you know,
a year's long lease, something in those effects. I have used the example of a farmers
market as another, you know, potential use to set up a farmer stand in there. Obviously,
that could be led by our management and/or residents on site, but it could very well be
led by, you know, people outside of our community as well. So, it is -- it's a little bit of a
nuanced space with the spirit of it being to bring people together and provide a little bit of
a different option for individuals and businesses over a traditional, you know, in line retail
or commercial space that you will see in other developments around town.
Pitzer: Mr. Chair?
Fitzgerald: Commissioner Pitzer, go right ahead.
Pitzer: Thank you. So, maybe I'm -- I thought I knew where this was and now I'm
confused again. So, is that pop up area where I'm looking at the map here and I go to
the north of this and I see like four little gray pieces in a -- and a green tree, is that the
pop up, that right there?
Riggs: Yes. Believe so.
Pitzer: And that's going to be part of the two acre commercial?
Riggs: Yes.
Pitzer: Okay. Thank you. Thank you for that clarification. I appreciate it.
Grove: Mr. Chair? Question. It would be --we had a lot of public comment and feedback.
How-- how have you integrated that feedback from your two sessions into what you have
brought in front of us tonight?
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Riggs: Thank you. Yes, we did. We have had -- we have, I believe, received over 30
letters from -- primarily the residences to the north of our community, as well as other
neighbors and in the two neighborhood meetings that we have -- that we have hosted
and talked through our plans for the development with, we believe that we have in
essence alleviated a lot of those concerns in that this is single story unique for rent
products. We are not proposing three or four story traditional walk-up apartments here,
but instead looking for something that will be -- or looking to develop something that will
be much more subtle and much more complimentary to the high end residential that abuts
our community to the north and eventually to the northwest. We have also integrated and
moved our -- our clubhouse and open space from its original location to the proposed
location it is today. We have added the pop up concept that we have discussed here.
We have added the community garden. We have added more easterly open space and
community gathering areas and really aimed, you know, on our amenity packages to be
best in class and a fully self contained site. A lot of what we heard from our neighbors
was concerns about, you know, overflow into their community and what we have aimed
to do here is -- is mitigate those -- those risks and that overflow potential by providing,
you know, on-site trails, dog parks, and extensive amenities for our residents to use, so
that, in essence, they will not have a need to go northwest or -- northwest or northeast
into the abutting single family larger lot areas and, instead, you know, can -- can remain
in large part on our site. So, again, we have -- we have worked hard on that. Obviously
we can't fulfill every concern, but we have opened up to that discussion and made
significant evolutions to our -- to our site plan and our product looking to accommodate,
you know, some of those concerns that have been brought up. I would also add that, you
know, parking was -- was another concept that we have touched on. I believe that
according to code -- I don't know the exact count, but I believe we are -- we are above
the parking requirements by 76 spaces on our site. Again, not only looking to alleviate,
you know, parking concerns from our neighbors, but also to alleviate any potential for that
one off time where things are quite busy on site. Our resident base and the anticipated
rental rates that we foresee here are going to be very high touch folks with -- with high
expectations of how this site lives and if one of our residents is having a Super Bowl party
and doesn't have any areas for three or four friends to come over to park, that would be
a major concern for them and -- and in tow us. So, we have looked at those types of
elements and looked to design around that with --with really an aim and a target of finding
a tenant base that is renter by choice and that tends to stay in these types of residences
for longer than a typical apartment renter would stay in their apartment home. We have
seen that through our other communities of -- of similar single story for rent living that we
have owned, operated and managed in different markets, albeit this product has taken
that to the next level as it relates to quality and -- and some of the other design
considerations that we have layered in here, such as the large private backyards and
storage areas and high end clubhouse with work from home space.
Fitzgerald: Mr. Grove, do you have follow up there? Thank you for that.
Grove: No. Thank you. Appreciated that.
Meridian Planning&Zoning Commission
July 9,2020 Item 1. F191
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Fitzgerald: Any additional questions? Well, we will come back to you gentlemen shortly
after -- after we take public testimony. So, hang tight and we will be back momentarily.
Riggs: Thank you, Chairman, Commissioners. Thank you.
Dodson: Mr. Chair?
Fitzgerald: Thank you. Bill, go right ahead.
Dodson: Before we go real quick I just wanted to clarify on the condition that we were
discussing, 2.9. 1 think it would be better if we leave the condition and add an additional
condition that says that construction can occur prior to plat recording, but all other
improvements are still required. We don't want to strike through a condition and possibly
run into issues with those improvements not being required in the conditions.
Fitzgerald: Thank you for the clarification, Joe. We appreciate it, sir.
Dodson: Yes, sir.
Fitzgerald: Madam Clerk, do we have folks that would like to testify on this application?
Weatherly: Mr. Chair, we have several people signed in, several of which have indicated
a wish to testify. The first of which Mr. Scott Freeman. He is on the phone. Scott, you
have the ability to unmute yourself.
Fitzgerald: Scott, welcome. Please state your name and your address for the record.
The floor is yours, sir.
Freeman: Mr. Chair, Commissioners, my name is Scott Freeman. Address 4699 West
Star Hollow Drive. I'm across Tree Crest directly north of the proposed development.
Can you hear me okay?
Fitzgerald: Yes. Sounds good. Go right ahead, sir.
Freeman: How long -- how long do I have? Is it still like two minutes?
Fitzgerald: Three minutes.
Freeman: Oh, excellent. I have got plenty of time. A couple of quick ones and, then, I
would like to actually propose a condition for consideration. First one is -- and maybe
staff can answer this or maybe a Commissioner can when I'm done. I noticed that at the
east end of Tree Crest and on Tree Farm there are no parking signs posted along the
street and those postings are not occurring on Tree Crest where we live at Spurwing
Heights Subdivision and I don't know if that is going to be designated no parking or not.
It certainly should be. That's probably outside your purview and more in the highway
district's, but still that's something that ought to be considered and I haven't heard whether
Meridian Planning&Zoning Commission
July 9,2020 Item 1. F20
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that's addressed or not. Second quick thing. On that commercial lot it seems like it's
already been greatly reduced and I -- not that this is important, but I'm actually an
architect, designer by trade. Actually used to sit in your seat, Mr. Chair, for several --
several years under -- under Mayor de Weerd.
Fitzgerald: Very good.
Freeman: Yeah. Well, I won't -- I won't comment on whether you enjoy that or not, but,
anyway, that lot is already so small that in order to fix that parking it looks to me like it's
either going to -- the commercial space is either going to have to expand or the actual
square footage of that commercial space is going to be further diminished in order to get
that parking in. So, it kind of makes me hesitant to say, hey, we will -- we will fix that
parking issue, because I think unless the commercial lot is expanded that's not going to
fit and I just don't see it without reducing whatever that footprint is we see even smaller
and I would be surprised. The last -- the last thing I want to touch on real quick is just if
-- I know there is a lot of opposition to this. I also am opposed. However, recognizing
that this very well may be passed, a condition I would propose would be this: In the
original iteration of this plan I thought that it was very appropriate and well thought out by
the developer that the -- the two story townhomes were actually over on the east side
only. It kind of created a natural graduation from the east of their property, which is
already -- already two story townhomes, to two story townhomes on the east side of their
lot and, then, moving west and north it moved into the more single family, single story
kind of thing -- not necessarily single family, but single story. Almost every house along
Tree Crest to the north is single story and any two story that's along that north side along
Tree Crest is going to essentially look down into all of our properties and it's going to
reduce our privacy to some degree. So, as a -- as a proposed condition for discussion
anyway, I thought it would be appropriate to limit the townhouse -- townhouse units over
to that east border where they already are or internal to the development, because they
seem very inappropriately placed along Tree Crest where they effectively will look down
into the properties along there. That's all single story, except for the far northwest corner,
which is the only two story there. That seems more appropriate to me. So, if it does pass
I was disappointed to see two stories being directly across from us in Spurwing Heights,
rather than single story and it will reduce our privacy in our backyards. I don't think there
is any way around that. I was pleased to see a tot lot. That was one of my written
comments, instead of a dog park, a tot lot, and/or playground seemed appropriate. I see
that that's there. That's a good thing. And I think that's it. I don't know if you now ask me
questions or I'm done and you go onto the next one, but thank you for your consideration
and I hope to hear answers on the no parking along Tree Crest and whether that's a
possible condition that might be reasonable if it passes.
Fitzgerald: Mr. Freeman, we appreciate it and thank you for your service to the city
before. Appreciate that, too.
Freeman: Thank you.
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Fitzgerald: We will see if there is any questions. Do we have any questions for Mr.
Freeman? Thanks, Scott. Have a great evening. Thanks for being a part today.
Freeman: Thank you. You, too.
Fitzgerald: And we will get you some answers from staff on the no parking signs.
Freeman: Thank you. I will go ahead and mute.
Fitzgerald: Thanks, sir. Madam Clerk, who do we have next, ma'am?
Weatherly: Mr. Chair, next is Joe Warchol. If you want to head over there with Chris, he
will help you with the testimony. We can't use the podium tonight due to technical issues.
Thank you.
Warchol: All right. Good evening. My name is Joe Warchol. I live at 7045 North Callery
Pear in Meridian. And just in case I run out of time, I -- the first thing I would say is that
I'm not in favor of the proposed apartment complex. Looking at the entire area kind of
like a systems approach, the project is in the middle of a very congested area already,
which will only get worse with the new Costco, the megachurch, the townhomes, the New
Fairbourne housing projects and our houses that are already there. I won't beat up the
project when it comes to traffic. It's already been written up. But the parking seems to
be an issue for me and, then, last of all, going into it, apartment complexes in general
have noticed they have access to public transportation and I don't see where that's going
to really be helpful. I understand that there has been a number of attempts to, you know,
talk about recreation within the project itself. But, you know, I just -- I'm a math person
and you have 194 units and you had only two people in there and they all showed up at
the pool or they all were taking a walk at similar times, there is not enough room and
because of that -- and there is not enough recreation around that development to help
out. So, that's some of the concern of -- of the residents of Spurwing that -- that comes
into thinking that there is going to be an overflow of residents going in there. The last
thing I wanted to say was last year I spent a wonderful ten, 11 months in apartments.
They were advertised as high end. They were costly. They are expensive. It's a very
transient population. I realize that --that people doing this project have high expectations
for high end people coming in there, but the population in there -- you know, if you are --
if you are going to rely on, for instance, income from Costco, Winco, and small shops and
whatever else that's going on there, there is not enough income. Those people make 15
to 18 dollars an hour and if their gross is 2,800 dollars a month, they are not going to be
able to afford these apartments. When I lived in these apartments in -- in Meridian, brand
new, it was transient, there were plenty of drug deals going on. There were abandoned
cars. There were break ins. My car included. There were even people trying to make
ends meet, which, you know, I feel for them, but you had two and sometimes three
families living in the same apartment. So, you know, overall I think it's a great project. I
think that apartments are needed in the community, but I think that the congestion and
with all the building going on it's not a good fit. Thank you very much.
Meridian Planning&Zoning Commission
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Fitzgerald: We appreciate your time tonight. Thank you. Andrea -- or Adrienne, sorry,
who else is next?
Weatherly: Mr. Chair, next up is Nancy Everard. Nancy, you have the ability to unmute
yourself.
Everard: Hi. Thank you. Can you hear me?
Fitzgerald: Yes, Nancy. Welcome. Please state your name and your address for the
record and the floor is yours, ma'am.
Everard: Okay. This is Nancy Everard. My husband Steven and I are residents in
Spurwing Heights at 6935 North Exeter Place. Thank you very much for -- first of all, for
hearing our concerns and while I appreciate the effort that the developer has made to
address some of the concerns, there still are concerns that we have with respect to the
City of Meridian's commitment to the smart growth initiative. It's been kind of touched on
in some of the previous comments that this area already at this point is quite congested
and the different areas of smart growth with a density of a project of this size there are
specific things that I would ask be addressed. One is how will the City of Meridian provide
an additional four acres of park land for our immediate area? Currently there is no public
park or recreation area that is located north of Chinden in our area. A deficit already
exists in the commitment of four acres per one thousand residents in Meridian. This
development particularly being quite dense would further increase that deficit. So, are
there -- I was unable to find online in any of the plans that shows that there is a future
public park area that is planned, so if there is could you, please, share that. Second,
Meridian, which was also touched on in general, is severely lacking in public
transportation. Northwest Meridian is the furthest removed from what little public
transportation exists, as well as from the higher density employment areas. How will the
city be able to promote alternative forms of transportation by approving the proposed high
density apartment complex at this location, particularly when land does exist in other
areas that are closer to the 1-84 corridor, closer to the higher density employment centers
where a high unit rental complex might be more appropriate. Secondly, are there plans
--we are very disconnected here in northwest Meridian to bike paths. We have no service
really safe links to the greenbelt or to other ways that would promote alternative means
of transportation. So, are there any plans in place that I am unaware of that would solve
that -- that concern? Also the opportunity for entry level home ownership is severely
lacking in this area. Developing a rental property in absence of those opportunities for
smaller square footage homes that are affordable leads to individuals who won't ever be
able to buy a home. How can high end rental development meet the need of Meridian's
housing opportunities better than a development and the design and idea of the single
level units and multi-family is great, but in my mind it being a development that is for
purchase for first time home buyers for the young millennials, for the true empty nesters
that don't want to downsize to a 2,500 square foot home, that really would like something
that is small. But it's something that enables the first time homebuyers, particularly in our
rising real estate market, to enter the market. Without an opportunity to do that they will
find themselves chasing it and never be able to truly call northwest Meridian home by
Meridian Planning&Zoning Commission
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having that entry into the market. And the last -- and this is really kind of a bad one,
because it was something that particularly when we made the choice to purchase our
home looking at the plans for the area we really liked the idea that there was going to be
community commercial that was planned both for that seven plus acre area there on Black
Cat and Chinden, as well as on the other side of Black Cat adjacent to where the
Fairbourne development is going to be. Because we like the idea of having the ability to
walk places, have local businesses to have restaurants, a coffee shop, somewhere that
we could walk a short distance to -- to enjoy. So, were very disappointed to see that area
reduced. Even as it was originally planned, seven plus acres still is not that large. The
plans that they would have the commercial integrated into, yeah, it might be great for the
development, but I would say that's more development commercial and not really
community commercial, because it's just way too small. If that were left as community
commercial, combined with the other commercial and the feature that was mentioned in
the staff report, that could be done in very level ways to link everything and make it
something that expands the area and creates truly a multi use. I kind of feel like the small
size --
Fitzgerald: Could you wrap up your comments, please?
Everard: Okay. Just thank you very much. I would like to see the commercial
(unintelligible). Thank you very much.
Fitzgerald: Perfect. Thanks, ma'am. Madam Clerk, can you give us our next public
testimony person, please. I will remind everybody on the -- online and in person we are
trying to stick to our three minute timeline. I know it's kind of awkward. I have a timer in
front of me and I know you guys aren't standing in front of a dais where it normally is, so
I don't want to cut you off, but try to keep your -- your testimony to that three minute time
frame, please.
Weatherly: Thank you, Mr. Chair. Next up is Richard Gilkey. Richard, if you want to
meet Chris over there he will help you out.
Gilkey: My name is Richard Gilkey. I live at 4629 West Star Hollow Drive. My property
backs up to Tree Crest, so I will be looking out at the project. I am strongly opposed to
the project. I am strongly opposed to the retail area being reduced. It will look like a
postage stamp, look like kind of sort of out of place. I'm a former builder, home designer.
Forty-five years. And a lot of what I see in this project I'm not particularly fond of, but
that's a personal thing. My concern is that the postage stamp commercial area -- by the
time you put parking in there it's going to be even smaller. I would like to see more of a
buffer zone between Tree Crest and the development, mainly since they have added two
story units to the west end of the project, because they will be looking into the backyards
into our houses, so that's pretty much everything else that's going to be said and what
has already been said. There is no sense in duplicating it. So, I thank you for your time.
Fitzgerald: Mr. Gilkey, we really appreciate your candor and -- and your points. So, thank
you for being here tonight. Madam Clerk, who is next on the list, ma'am?
Meridian Planning&Zoning Commission
July 9,2020 Item 1. F24]
Page 21 of 82
Weatherly: Mr. Chair, last signed up is Dave Jacobs.
Jacobs: How are you doing? Dave Jacobs. I live at 6980 North Exeter Place. Simply
put, not to reiterate a lot of the things that have already been said, one of the things I
would like answered is how many parking spaces are allocated for the development. If
you have 195 units, a lot of them being two and three bedrooms, you are going to have a
lot of young people living together. Roommates. Not so much families, but roommates.
What we all did when we were young. You have 400 parking spaces and also for their
guests you have an additional 30 or 40. Because if not they are going to be parking in
our neighborhood. On top of that, the postage stamp is -- to use the phrase just used --
or the putting green that the -- the green space has, is that enough for the influx of five to
six hundred people, including some families? That doesn't look big enough to be able to
facilitate the green area for, you know, five or six hundred new-- new people coming into
the neighborhood. Where are they going to go? They are going to go across the street,
guys. And, then, finally, is -- there is a white elephant in the room -- literally property
value. I have talked to at least a half a dozen realtors that have said if you are in close
proximity -- especially within a quarter mile or so, you can expect future loss on equity
because of where you are at. So, with that said is the City of Meridian willing to
compensate us should we lose future property value. It's hypothetical, but, again, I'm just
putting it out there. And that's about it.
Fitzgerald: Mr. Jacobs, we appreciate it. That was the end of our list. Are there additional
members of the public who would like to testify on this application, either via Zoom or in
the audience tonight? Mr. Seal, you can be my eyes.
Weatherly: If anybody else in the room wishes to testify, please, raise your hand. That
goes for the people listening online as well. If you want to use the feature in Zoom to
raise your hand. Mr. Chair, no one has raised their hand either in person or on Zoom.
Fitzgerald: Okay.
Weatherly: Excuse me, Mr. Chair. We do have one more.
Fitzgerald: Okay.
Weatherly: If you want to go see Chris he will help you out. Thank you.
Fitzgerald: Thanks, Madam Clerk.
Southam: My name is Lynn Southam. I live at 6408 North Salvia Way. That's in Spurwing
Greens. I really don't have any testimony to give, I just simply have a question and it's
something that the developer and the city could perhaps address and tell all of us, which
is has the developer or the city anytime in the past ever compensated the owners of
property for their loss of value as a result of their development and that's the question.
Thank you.
Meridian Planning&Zoning Commission
July 9,2020 Item 1. F25]
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Fitzgerald: Thank you, sir. Last chance for additional comments from anyone online or
in the hearing room? If not, I will turn it over the applicant to answer some of the questions
that have been presented.
Weatherly: Mr. Chair, at this time no one else is indicating a wish to testify.
Fitzgerald: Thanks, Madam Clerk. Mr. Riggs, are you still on with us, sir?
Riggs: Yes, Chairman.
Fitzgerald: Do you want to go ahead and close.
Riggs: Yes. Would love it. And I'm sitting here with Liz Schloss, who is the president of
our operations and management division of our--of our firm. She will speak for the record
here as well. I think overall, you know, I would like to emphasize that the proposed
development, you know, does meet and exceed the Comprehensive Plan in terms of its
use. The seven acres of C-C -- currently zoned C-C ground I believe does permit high
density residential within that area and we are looking for this rezone, you know, not to
change the use by right, so to speak, but instead upon staff's request as we work through
the pre -- pre-development and short plat process. I would also like to add that as it
relates to the privacy for the residents immediately to the north, we meet or exceed all of
the setback, landscaping buffer and other requirements as it relates to privacy. The vast
majority of our dwelling units on the northern side of our community are single story.
There will be fencing along the northern boundary and fencing within the private
residences. In addition, the west and east end where we are proposing townhomes,
those dwelling units are oriented east-west, their patios and livability will be viewed to the
east and to the west, not to the north and the south. So, it's natural for the residents in
our townhomes to be looking east or looking west, as opposed to looking due north. As
it relates to the parking, again, I would like to emphasize that we do meet the
Comprehensive Plan and have exceeded all the requirements therein as it relates to the
number of spaces. We do not envision a circumstance where overflow parking comes off
of our property as, you know, supported by the 76 access spaces that we have proposed
here over what is required. I would like to turn it over to Liz here to talk about our resident
base and how we see, you know, the -- the demographic and who will actually live here,
as well as some more on-site management related items, to address some of the
concerns stated. Liz.
Schloss: Good evening. My name is Elizabeth Schloss. 17550 North Perimeter Drive,
Scottsdale, Arizona. As Matt stated, I oversee all the operations and the management of
Baron Property Services. Excuse me. One of the things that I wanted to highlight on that
we have received a lot of comments on and/or concerns regarding the residents, the
surrounding residents of the Modern Craftsman, is the management piece of everything
and what we have to offer. Baron Properties is a best in class management company.
We have been since 1983. I, myself, have been in management for the last 20 years and
our on-site teams are extremely qualified as well and have a lot of experience on the
overall management perspective of what we have to offer on a daily basis. Mr. Warchol,
Meridian Planning&Zoning Commission
July 9,2020 Item 1. F26
Page 23 of 82
he had commented a little bit about -- regarding the transient population that we do have
within -- that he has experienced within his community that he lived in prior. I do believe
that the management base that we provide as -- at Baron Properties will -- and the specific
rental criteria will flush any of that activity out within the community. We also offer
courtesy patrol opposite -- excuse me -- courtesy patrol services to help manage the
noise, as well as unwelcomed activity after hours. So, just to highlight on that. And, then
as it relates to the demographic that we are trying to achieve here -- and we actually have
experience with this in our Phoenix portfolio in managing this type of product -- is what
Matt has mentioned to the barbell, where we do have the -- it isn't the entry level renter,
it is the more established renter that is -- that does have it, you know, they are more
established within their career. They are probably wanting -- wanting to start a family.
And, then, on the opposite side of that we do have the -- you know, the baby boomer
generation, if you will, that is ready to just lock and go. They want to go travel. They don't
want any responsibility of a pool or any maintenance within the community or their home.
Excuse me. So, we will provide all of those services to the residents that live within our
community and I -- we think that that will be an addition and it will be very complimentary
to what -- to the surrounding neighborhoods.
Riggs: Thank you, Liz. This is Matthew Riggs again and just to add to that a little bit as
it relates to our resident base, I think Mr. Jacobs noted, you know, between five and six
hundred people may live at this community. In our portfolio and what we have seen in
our history, we anticipate closer to 400, if not under that, as folks living on -- on site to be
determined, the demographic of that, but if our Redtail luxury apartments on Meridian
Road and Victory are any indication, we believe that upwards of 50 percent of this tenant
base will be retired or at least in the later stages of their careers. Redtail has over 25
percent of its resident base today being retired without a permanent job and that is three
story walk up product. We believe that this product without the stairs and with the
enhanced amenities and private outdoor living spaces will attract a lot of retirees into the
community. As it relates to the public transit aspect of this, we emphasized our
connectivity to Chinden and our plans and obligations to build the pedestrian pathway
along Chinden to the north side there and whatever public transit is available along
Chinden Boulevard will be readily accessed by our residents. I believe that's about
everything I have to touch on here. Thank you, Commission.
Seal: You are on mute; right?
Fitzgerald: Commissioner Seal, yeah, go right ahead.
Seal: I just had a few follow-ups here. I will just -- I will start with the easy one. As far
as the -- since the --the residences will have private yards, are they responsible for caring
for that or is that something that's going to be taken care of?
Schloss: Yes. So, it will be a combination. They will be monitored by the onsite
management team, but we will also be going in on a quarterly basis to help maintain
those, as they will have small shrubbery. But most of the landscaping back there is rock
and turf.
Meridian Planning&Zoning Commission
July 9,2020 Item 1. F27
Page 24 of 82
Seal: Okay. So, for the grass areas they will be responsible for trimming that?
Schloss: It's actually artificial turf.
Seal: Oh. Interesting.
Schloss: Yes.
Seal: Okay. That solves that problem. On the -- there is a couple of things before we
close down the public comment. In looking at this and the reduction of the commercial
part of the property, would you be amenable to basically moving where the clubhouse is
and everything to the east and keeping that as commercial? The entire area.
Riggs: To clarify -- this is Matthew Riggs. To clarify moving it to the east adjacent to
Black Cat?
Seal: Moving it -- sorry. I meant the west. I have got my directions messed up here. So,
moving that -- that area to the west and keeping that -- that area that's being reduced as
commercial.
Riggs: Thank you. Matthew again. As we have proposed and designed this, you know,
the mixture of uses that we have incorporated between the different residence types,
townhomes, duplexes, single family and, then, incorporating, you know, not only the
corner commercial space, but also the pop up space, the storage units on site, the work
from home space on site, we believe that, you know, we are meeting the intent of the
Comprehensive Plan as it relates to multiple commercial uses, so to speak, within our
residentially zoned community.
Seal: Okay.
Fitzgerald: Commissioner Seal, do you have follow up? Go right ahead.
Seal: Yeah. I like the idea of the -- the pop up space in there, you know, and understand
we have to -- we have to -- we have to take in everything that's being said. So, I mean,
essentially, there is a lot of public comment that's in here about the reduction of the
commercial space. So, my question was more leaning towards, you know, trying to find
harmony in the project and I think that if there were more commercial space that was left
in that area, that people would be more amenable to it, simply because it lends itself to
being a -- you know, a local coffee spot, a restaurant, a business that they can frequent,
basically, and it cuts down on the residential that's -- that's abutting Black Cat Road there.
So, that's the reason for my question on that. I do like the pop up and the ability for that.
So, you are aware that Boise State does have an SBA incubator program that would
probably be really good. Because that's exactly the kind of spaces that they are looking
for, for different things like that. So, our community already does have things like that
that are available to help grow that as it would be. And, then, if that commercial space
Meridian Planning&Zoning Commission
July 9,2020 Item 1. F28
Page 25 of 82
isn't -- isn't going to be -- or where the commercial space is being reduced would you be
amenable to keeping everything along that to a single story?
Riggs: Thank you, Commissioner Seal. So, I would like to emphasize the collaboration
we have had with staff as it relates to how the commercial lays out and how the
commercial integrates into the surrounding community with all of the other commercial
uses to the east and west of our -- of our site. That in large part is where we felt it
appropriate to -- to reduce the -- the size of purely commercially zoned area and looking
at it a little bit more as a whole. I would also like to comment that as it relates to the single
story versus two story along Black Cat, in collaboration with staff we landed on a mixture
there to not only buffer the community from Black Cat, which will get ever -- ever busier
as the community continues to grow, but also we think it gives a good semi-custom mixed
use, multiple roofline appearance of the community from the exterior and from off site of
the property, which is why we landed on the proposed two townhome -- row home units
along the west side there. So, we would -- we would aim to keep the -- the development
and the residences as laid out here if possible.
Seal: Thank you.
Dodson: Mr. Chair?
Fitzgerald: Commissioner Holland, go ahead, then, we will go to -- oh, Joe, did you have
a comment?
Dodson: I did, yes, sir, regarding this -- since additional commercial has come up. One
of the discussions that staff did have with the applicant was, you know, in order to help
them keep their unit count was due vertically integrated along the west side, to have retail
and commercial on the first floor. I'm not sure if that's an option for anybody, but that is
something that has been discussed in the past. Would offer the same type of two story
integration and truly mixed use integration.
Holland: Thanks, Joe. And, Mr. Chair, if I may?
Fitzgerald: Go right ahead, ma'am.
Holland: So, my-- my background, as most people on the Commission know, is economic
development and so I work with a lot of people who have projects and trying to figure out
where commercial makes sense and typically, from my experience, four to five acres is
kind of a sweet spot for size of what a commercial project should be, because commercial
projects don't like to tend to locate by themselves. If you have a one acre lot it's usually
enough for one independent user, if you are going to look at a fast food retail or you are
going to look at a coffee shop or you are going to look at a small restaurant. If you are
looking at a larger restaurant sometimes they need more space, so they can have enough
parking. So, typically, retailers don't want to be by themselves, they want to be in kind of
a complex that brings people to the area and certainly you are on a highway and you
have got great -- great accessibility and it's a killer spot to try and attract retail services
Meridian Planning&Zoning Commission
July 9,2020 Item 1. F29
Page 26 of 82
to, because they have got great visibility and you have got Black Cat close by with the
ability to get in and out relatively easy. I was going to bring up the same point that Joe
did, that seeing some vertically -- vertically integrated mixed use commercial might help
to make it a little bit easier on the concepts or maybe you could kind of have that four to
five acres of commercial, but some of it might be first level commercial, where maybe
that's where your -- some of your flex spaces are and you have got your -- kind of
apartment units above them. Just some thoughts for consideration. But I also know that
you have got a great visibility corner with Chinden and rather than seeing big berms and
landscaping buffers and fencing there, I would love to see a little bit more kind of a
commercial appeal, instead of just this small little window of one commercial building that
you have got after you have passed the big brick wall. So, my hope would be that maybe
we can have you look at removing some of those units off of Chinden and widen the
space that you have got for commercial there and I think that the comment made earlier
by one of the gentlemen testifying that to fix the parking really the only way you could do
that is either reduce the amount of commercial building space or to increase the amount
of commercial and I think that that was pretty spot on. So, my hope would be that you
would consider adding at least a little bit more commercial and maybe we can find some
middle ground between where you were approved at originally or what it was zoned at
and where it is now, that maybe we can look at somewhere in that four to five acre sweet
spot.
Fitzgerald: Commissioner Holland, appreciate that. Additional comments or questions
for the applicant? Hearing none -- no?
Riggs: Is it my turn? Sorry, Commission. This is Matthew. As it relates to the commercial
land use and four to five acres, in evaluating the surrounding land uses and the, quote,
you know, more destination retail or commercial areas, we see that on both sides of the
property, you know, very close by. Between Costco and the medical campus to the west
there is intermittent larger commercial areas that are designated and planned for under
much larger development parcels. We are over 20 acres here when you count, you know,
all buffers and right of ways and what have you, but as we -- as we view this community
we don't envision the access and the location as one that should be centered on a
destination retail or commercial area, but rather a use that will service the neighborhoods
and -- and the needs therein without major -- without major development standards. We
also have access issues as it relates -- you know, we don't have any -- any access off of
Chinden, but for Black Cat and as it stands right now, you know, we have our northern
entryway to -- to Black Cat and are looking to Council to approve a right-in, right-out only.
So, if the commercial area were to grow we would still run into issues as it relates to
access and, you know, I believe our -- our belief is that as proposed the development,
you know, provides that neighborhood commercial or retail use while complementing the
larger retail and commercial developments that are very close by to -- to our property.
Fitzgerald: I didn't mean to cut you off there in answering the question. So, in regards to
that, I mean I think the history of Spurwing was to be like Bown Crossing -- and you may
not know that development or maybe you do in east Boise. The same developer
developed Spurwing. It's been chopped up now into a -- a significantly over -- it's
Meridian Planning&Zoning Commission
July 9,2020 Item 1. F30]
Page 27 of 82
residential dominance, where it was supposed to be a pretty mixed use community with
a significantly dominant commercial component to it. Lots of restaurants, coffee shops,
small retailers. That was the original concept and so for me it's -- it's challenging to shrink
this thing down significantly to two acres. I agree with Commissioner Holland's point that
it doesn't leave much and I understand there is -- there is stuff to east and stuff to the
west, but the original concept for this development long term was significant mixed use
and so as that's my -- I guess my concern is that without a significant commercial
component we are missing the original design that's been barred -- kind of taken away
from it and I would like to see some more commercial as well. But that's just my thoughts.
Do you have any feedback there?
Riggs: Thank you, Chairman Fitzgerald. I understand what you are saying, but I think I
would reiterate that given the size of the community being, you know, roughly 20 acres
-- or the property being roughly 20 acres and ingress-egress challenges related to it,
combined with the surrounding commercial uses, you know, we --we aim to develop what
we have here as this mixed use community development, incorporating, you know,
multiple different uses that are -- that are commercial. You know, 106 storage units, work
from home offices and conference rooms, community gardens, you know, multiple, you
know, pedestrian plazas, we have -- we have really aimed to -- to lay out a site plan and
a proposed development that albeit doesn't have seven acres of purely commercial, does
in our mind meet, you know, the intent of these multiple commercial uses throughout the
-- the property and -- and, you know, again, I think in our evaluation of the C-C zoning in
place, you know, this -- this medium to high density residential is a component of that
zoning and believe that, you know, by -- by backing off of the purely commercial side of
things, you know, we are meeting, you know, the intent of the Comprehensive Plan with
this submission.
Fitzgerald: Appreciate that. Commissioners, we have one person that's raised their hand
that has not testified previously. Like to give her a chance to speak and, then, we will
allow Mr. Riggs to finalize his comments. Is that okay? Becky, you are currently joining
us. I think we will unmute you really quick or, please, click unmute. Or, Adrienne, can
you help her, please.
Weatherly: Becky, I just asked you to unmute. It's not giving me the ability to unmute
you, but you should have the ability to unmute yourself. Sometimes there is a delay.
Fitzgerald: Bottom left corner of your screen. Yeah.
Pogue: Mr. Chair?
Fitzgerald: Oh. Go right ahead.
Pogue: Yeah. I think I would like to weigh in at this point we have had the applicant
respond. There were no other public at that point on to testify. The applicant responded.
To stay on process, on track, we should actually now turn it back to the Commission.
Meridian Planning&Zoning Commission
July 9,2020 Item 1. F31
Page 28 of 82
Fitzgerald: Agreed. Thank you. Sorry we couldn't grab you as far as technical difficulties.
Mr. Riggs, you want to finalize just a couple minutes -- a couple quick points and, then,
we will close the public hearing.
Riggs: Sure. Thank you, Chairman Fitzgerald. Without reiterating too much of what I
just covered, you know, I would like to emphasize the consideration and time that we
have spent really laying out the details of this community and how each dwelling unit
integrates with its neighbor, with the open space, and with the proposed commercial, as
well as the surrounding community. You know, it was -- it is typical in Meridian to see,
you know, three and four story walk-up apartments and we sought to do something highly
innovative, highly unique in proposing what we have here. We believe it meets a resident
demand that is -- that is really not available in Meridian today, this high end, you know,
renter by choice, single story product, emphasizing private backyards, best in class
amenities, best in class on-site management and integration with, you know, the different
commercial uses, whether it be the corner parcel, our amenity and work from home,
storage uses, et cetera, you know, we have -- we have worked hard to -- to fulfill, you
know, as many of those as we could and we believe that if approved this product will be
something that garners significant local and national attention. We think that the product
type and the quality of it is something that very few developers have -- have built to date
in the western U.S., let alone Idaho or in Meridian and we are pretty proud of that and
believe that, you know, if able to develop what we are -- what we are looking to do here,
it will be very well received by not only the future residents, but the community. So, really
appreciate everyone's time, especially our neighbors and staff. We spent a lot of time
working with, you know, staff and all the approximate agencies to -- to hone in on -- on
the details of this and as it stands, like I said, we are pretty proud of where we landed and
-- and encourage, you know, a positive outcome here this evening. Thank you.
Fitzgerald: We appreciate it. Can I get a motion to close public hearing?
Pitzer: So moved.
Seal: Second.
Holland: Second.
Fitzgerald: I have a motion and a second to close the public hearing for H-2020-0022,
Modern Craftsman at Black Cat. All those in favor say aye. Any opposed? Motion
passes.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Fitzgerald: Okay, team. The application is properly in front of you. Anything -- anyone
want to kick off?
Pitzer: Mr. Chair?
Meridian Planning&Zoning Commission
July 9,2020 Item 1. F32
Page 29 of 82
Fitzgerald: Commissioner Pitzer, go right ahead, ma'am.
Pitzer: I will start out. You know, I like the concept of what -- what these guys are trying
to do with the modern -- putting it out there. I think it's an innovative product. I like the
style of it. The moderness. And having a lot of community assets. I think that where my
problem is coming in with this project is the lack of commercial. As they have stated over
and over again, they are on 21 acres. If I am at the end of that 21 acres and I am in this
community, where is my coffee shop? Where is my -- all of those type of amenities that
should be within that corner commercial and it's not going to fit. If there is a daycare I
think that's what you are going to have is a daycare. I think Commissioner Holland was
spot on. It needs to be at least double that. I'm not opposed to seeing that go to five or
six acres. So, while I like the project, I think there needs to be some give on that
commercial. And that's my initial thoughts.
Fitzgerald: Appreciate your comments, ma'am. Commissioner McCarvel. You took
yourself off mute, ma'am. You are fair game.
McCarvel: Yeah. I think I would have to agree with Commissioner Pitzer. I love the
project overall. I just -- being on that corner I -- I would like to see just a little more
commercial be part of it. That little itty bitty spot just isn't going to do much. But I hate to
take away from -- I think the innovativeness of the amenities that they do have is a nice
change, but somehow -- you know, Commissioner Holland referenced going vertical and
I would just say it needs to be a couple more acres, but overall -- I mean I really like the
change and the differentness of the product. It -- it would be I think a welcome change to
what we traditionally see as far as multi-family projects go.
Fitzgerald: Commissioner Holland.
Holland: I apologize. My husband's mowing the lawn, so sorry if there is any feedback
behind me. I would say overall there is a lot of things that are really nicely done. I think
they -- they certainly put a lot of work into the visuals that they brought to us. We
appreciate that. I like that they are single family multi-families -- or single story multi-
family. That's pretty rare to find. And I think the amenities package, the -- the thoughtful
design -- they did do a really nice job with that. Twenty acres is a lot of land for a multi-
family project. I mean when I think about what size lot my house sits on, you know, if you
are on a quarter acre lot you have got four houses within a -- within a one acre square
and you are talking multi-family where they is much -- much more dense in their-- in their
smaller-- smaller square, so you can fit a number of units in a 20 acre space. I still think
they have got the option of going vertical to do some of that mixed integration, so that
they don't lose the number of units if they do it right and they could still, you know, put
some other flex space in there and have that -- that capability to have the yoga studio, to
have the workout gyms or a pop up coffee shop or whatever it is, maybe it's even food
trucks that come in there. But I would still lean towards wanting to see a little bit more
commercial. One of the other comments I made was if you are driving down Chinden it's
really awkward to pass a big brick wall with a bunch of nice landscaping and, then, see
this small little gap where you have got one little commercial building. So, that's why I
Meridian Planning&Zoning Commission
July 9,2020 Item 1. F33
Page 30 of 82
said I think four or five acres of commercial -- and especially utilizing that frontage corridor
would be a good advantage for them. I know there is certainly access issues whenever
you are trying to go off of a highway and they may have to have some further
conversations with ACHD and ITD on that to figure out what makes the most sense on --
on how that access can be reconfigured and work with staff on that. On the specific
conditions, if we want to get into that, I don't see a problem with adding a condition that
they could do construction before the plat recording. I do agree, though, that the
commercial lot still needs to be bigger and I thought the other proposed condition of two
story townhouses on the east side only, single story in the west and north, was an
interesting concept, but it made me feel a little bit better that the units aren't facing to the
north or south, they are facing to the east and west. I appreciate that they put some
thought into that. I don't know that I feel like I need --we need to condition that specifically,
but I would be leaning towards almost asking the applicant to continue the project and
bring it back to us with some different configurations for the commercial. Otherwise, I
would be probably leaning towards recommending denial just based on the -- the lack of
commercial there.
Fitzgerald: Commissioner Grove, thoughts?
Grove: Mr. Chair?
Fitzgerald: Commissioner Grove, go right ahead.
Grove: I will jump in real quick. I agree with, you know, what everyone has said so far,
with just a few things. But before I do that, I always like to comment on the community
feedback, especially when it's very constructive and informative and so just wanted to
commend the community that had weighed in tonight. Thank them for being constructive
in their feedback. I appreciated that. To the developers, I -- I really like the innovation
and the uniqueness of this project to provide something different and I like, you know, the
overall layout and concept that has been given to us. I would like to see, you know, as
everyone said, more commercial. I -- I particularly like the, you know, quick comment by
Joe for, you know, adding commercial on the first level on -- on that west side and putting
residential up above. I would -- I would be a huge fan of being able to do that along that
entire west side if possible, just to do as Chairman commented with the Bown Crossing
concept of, you know, that mixed -- true mixed use development. I really am a huge fan
of what the developer has done, especially in terms of that pop up section and that whole
community aspect that's built around the clubhouse, pool, pop up space, I think that's a
-- a really unique way to approach this. So, overall I really like this project. If there is a
way to add in additional commercial somehow I would be even more in love with just
being able to move forward.
Fitzgerald: Thank you for your comments, Commissioner Grove. And I agree completely
with your comments on the constructive feedback from the community. I think they were
extremely good comments that came back. Commissioner Seal.
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Seal: Mr. Chair. I'm in agreement with what everybody else has said. I really like kind
of the valet trash service. I have seen some things in some of the multi-story high density
residential that are somewhat appalling as far as the -- basically the trash becoming
heaped over. I mean just -- just saw that last week in a -- in a residence. So, knowing
that that's going to be something that's taken care of takes one of my questions off the
table right away in an area like this, you know, with the folks coming in and it being -- you
know, people moving in and out and everything, I mean there is all kinds of stuff--furniture
being thrown in the dumpsters. So, having a valet and somewhat monitored controlled is
something that's -- I really appreciate. I like -- I like the way that it's laid out. I think
everybody having an individual space is going to lend itself to not pride ownership, but,
essentially, just pride in appearance, you know what I mean. That is your space where if
you are going into a multi-story building you don't necessarily have that, you are just
walking up a set of stairs that aren't yours into a door that nobody else really knows is
yours, unless they know you. So, in this it's your residence, it's a place that you are going
to live, you are going to have your family there and, of course, you are going to want it to
look as nice as it can. So, I think that does help with some of the concerns that are out
there as far as pride in ownership, so -- I do have to say there is other things about it --
the -- the pathway coming down the middle, tying the whole thing together, I really like
that. Walkability. Rideability. All of that seems to exist within this space. So, I'm just a
huge fan of that. I wish we had more of that everywhere else -- that we had anything
even close to this. So, very innovative. Really like the concept of how the clubhouse ties
into the pop up and how that space is utilized. But I do agree with the other
commissioners, though, I would like to see that commercial space come back. More of
it. You know, doing the integrated commercial with the first story to me seems like a
homerun, you know, as far as trying to make more commercial -- commercial use out of
that space with a minimal amount of change. Again, with our local universities having
small business incubators that would be something that might even be financial -- might
be a financial boost for you to get in there, because I know they have money to help out
with things like that. So, that said I mean the overall project itself I really really like, but I
do agree that the commercial needs to come back.
Fitzgerald: Thank you, sir. Commissioner Holland, are you getting ready to have
additional comments?
Holland; I was thinking about it. I was going to say I have looked at -- I knew that there
is 47 pieces of public testimony earlier and there is 49 in there now. Since 4:00 o'clock
there were a couple of additions in there. So, I wanted to thank the community, too, for
--for showing up and giving some good constructive comments. I had a note that --about
the --the no parking signs and I don't know if we answered for one of the people testifying,
so I wanted to make sure we covered that as well.
Fitzgerald: Yeah. You were reading my mind. Andrea, I need your comments and
probably feedback on the discussion on reduction in home pricing, because I don't think
that's something we ever get involved in, so -- but I want to make sure general counsel
has a chance to weigh in on that and, then, I'm going to ask Joe to weigh in on the no
parking signs.
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Pogue: Mr. Chair, that's correct. That shouldn't become part of your consideration. There
is not evidence or testimony presented with any data or statistics to go along with it, but
it isn't something that we can evaluate in terms of meeting code or --
Seal: Mr. Chair?
Fitzgerald: That's not our job as -- yeah, Commissioner Seal, go ahead.
Seal: And part of that I would just like to thank -- thank the previous Planning and Zoning
before I got here and City Council for helping my home value in six years to go up a
hundred percent, so I think we are all going to get -- get through this.
Fitzgerald: Agreed. I -- it's one of those things that there is lots of impacts that come
from a lot of different places and I -- that's not something that comes in -- our job is to
determine if this project meets our code and future land use planning map and all of our
requirements in the city and that does not plug into our decision making. That's for other
people to work through. Joe, can you comment on the no parking signs on Tree Crest.
Is that something that you are aware of?
Dodson: Mr. Chair, yes, sir. I have been educated recently and --
Fitzgerald: Okay.
Dodson: -- North Tree Farm Way is a collector, so it should be no parking. However, it
was not conditioned to have no parking signs, so we will have to reach out to ACHD and
make sure that they are labeled as no parking.
Fitzgerald: Perfect. Thank you.
Dodson: You are welcome.
Fitzgerald: And just as we are finishing up, my comments I think -- kind of got the gist of
my comments. I think you guys -- I -- vertical integration of product is not done enough
in the city. I have lived in a couple different places and we talked about the apartment
complex that they are building next to Kleiner Park that they are parking underneath. Pool
is on an upper deck and it's vertically integrated. We need to see more -- something like
that. So, I would love to see -- with the innovation that's in this product -- because I am
really impressed with the innovation of a rental product that is bringing exceptional design
kind of amenities in their packaging, but there is a -- there is just one piece missing and
that's that commercial side. I think if it could be solved with that vertical integration down
the west side. I would be happy with that. The comments about not having access --
there is a light there and so I don't know how that cannot be utilized for access. I mean
it's the businesses that don't have a light that I would be more concerned about not having
access to. So, I think there is plenty of opportunity to utilize that. The --you know, Costco
spent 45 million dollars putting -- you know, expanding that road and putting a new light
in there that's going to get done here pretty quick. That could be utilized to make sure
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that there is access for that community with additional commercial. So, that would be my
thought. Even though I do want to commend the applicant, because it is an exceptionally
innovative product, lots of amenities, different thinking, much like Commissioner Seal
said, the different aspects they brought into services I think are impressive as well. So, I
-- it's just not one piece that's bugging me, it's the commercial piece that's missing and
we have broken up so far from this original concept that it's bumming me out, because
think it would be -- it would fit if that commercial was a little bigger. Commissioner Holland,
I think you are trying to speak.
Holland: Mr. Chair, I was just going to say with the comments that we have made I think
we are leaning towards the continuance to see if the applicant will be willing to make
some changes and bring it back to us and if they don't, then, we would probably lean
towards a denial. So, I'm going to make a motion to reopen the public hearing to ask the
applicant if they would be willing to continue the project to come back to us with another
concept.
Seal: Second.
Pitzer: Second.
Fitzgerald: I have a motion and a second to reopen the public hearing for input from the
applicant on a continuance. All those in favor say aye. Any opposed?
MOTION CARRIED: SIX AYES. ONE ABSENT.
Fitzgerald: Mr. Riggs, are you with us, sir?
Riggs: I am. Thank you, Chairman and Commissioners. Really appreciate everyone's
time, community and all of you -- your time. We are taking to heart the commentary about
the commercial side of things. It's definitely something we will revisit and reconsider. We
aim to fulfill some of the commercial uses through the flex space, but -- but clearly we are
going to go back to the drawing board or to other concepts that we have discussed and
look at ways at mitigating your concerns as it relates to the commercial. You know,
ultimately our goal here is this residential single story and townhome product and
integrating it well with the community and the adjacent commercial on the property and
so, yeah, we will -- we will definitely revisit, continue the process and -- and look to pick
this back up again with the Commission at a later date.
Fitzgerald: We really appreciate your -- your willingness to look through it and consider
the comments that were provided and, Joe, do you or, Madam Clerk, do you guys have
a date -- or Mr. Riggs, do you have a date that you would need to get everything squared
away and come back to us? We have a pretty full agenda the next six months, but we
want to make sure we fit you back in, so any -- how much time do you need?
Riggs: You know, with -- with our team anxious to continue work on this, we would love
to -- to get back in front of you as soon as we can. As discussed we have had -- we have
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had discussions about other ways to integrate different commercial uses into it, so we will
not be starting from zero here, so to speak. So, as soon as -- as soon as possible we
would move to try to get back in front of you.
Fitzgerald: Thank you, sir. Joe and Adrienne, do you have feedback on a -- on a next
opportunity we can put them back in our calendar?
Dodson: Yes, Commissioner Fitzgerald. I have three projects on August 6th, so, please,
don't. But my wedding got postponed, so I can do the Planning and Zoning Commission
hearing on August 20th now, so that would work if we are aiming towards a continuance.
Fitzgerald: Okay. Commissioner Holland? Or Commissioner McCarvel, go right ahead.
McCarvel: Okay. I --
Seal: Just to confirm, was that the 6th or the 20th?
Fitzgerald: Hold on one sec. Yeah. Andrea, do you have a comment?
Pogue: I just wanted to suggest that the person making motion consider limiting for
reopening -- or the continuation for the purpose of receiving more information and, you
know, other options on the commercial side of the project. So, to limit testimony for that,
so that we don't have to re-hear all the testimony on the whole project.
McCarvel: Okay.
Fitzgerald: Thank you. Good feedback.
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: I move to continue file number H-2020-0022, to the hearing date of August
20th for the sole purpose of reviewing the applicant's new proposal for additional
commercial.
Seal: Second.
Fitzgerald: I have a motion and a second to continue the public hearing on file --
Holland: Mr. Chair?
Fitzgerald: Yes, ma'am.
Holland: Just one comment to Andrea's point. Do we need to be more specific in the
motion to say that we are going to only reopen the public testimony for the purpose of
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discussing the commercial and not for the multi-family component? Or if we are just
opening it up for the applicant. I'm not sure if we have to open it up for -- for public
comment, so -- but --
Pogue: I think the public would be able to -- to comment on the -- what's brought back
for the -- for more commercial and if that impacts on -- in a new way on the rest of the
project they would be able to testify about that, too. But it's --the purpose that I'm hearing
the Commission wanting to base its continuance on is on the commercial -- wanting to
see more commercial brought into the project.
Fitzgerald: I think that we are -- the motion seems fine, I believe, so I have a motion and
a second to continue the public hearing of H-2020-0022, Modern Craftsman at Black Cat.
All those in favor say aye. Opposed same? Okay. Motion passes.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Fitzgerald: Thank you all. Mr. Riggs, thank you and your team. We will see you in
August.
Riggs: Great. Thanks, everyone. Appreciate your time.
B. Public Hearing for Epic Storage Facility (H-2020-0058) by Jarron
Langston, Located at 1345 W. Overland Rd.
1. Request: Rezone of 4.43 acres of land from the R-8 zoning
district Medium-density Residential) to the C-G zoning district
(General Retail and Service Commercial) for the purpose of
developing commercial storage on the site; and,
2. Request: A Conditional Use Permit for a 29,400 square foot
storage facility and associated outdoor storage on 4.43 acres
in the C-G zoning district.
Fitzgerald: Moving on to the public hearing for Epic Storage Facility, H-2020-0058. Joe,
I'm turning it back over to you for the public -- or for the staff report, sir.
Dodson: Thank you, Mr. Chair. Can everybody see my screen now? I want to make
sure I did this right. I think we are good. Okay. So, yes, as stated next item, Item No. 4-
B, Epic Storage Facility. The request before you is for a rezone and conditional use
permit for Epic Storage Facility, a 29,400 square foot storage facility. The applicant is
requesting a rezone to change the existing R-8 zoning to C-G zoning, general
commercial. The applicant is also requesting conditional use permit approval for a
storage facility. The subject site is surrounded by existing City of Meridian zoning and
development to its northwest and south. Directly to the east is a new residential
subdivision that the city is currently processing. Directly across West Overland, an arterial
street, there is I-L zoning with two RV users currently existing, Bish's RV and Camping
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World of Meridian. Directly to the west along the northern half of the site is the new
Meridian Fire Station and abutting the site on the southern half of the west boundary is a
multi-family residential development. This parcel has both the commercial and medium
density residential future land use designations as seen in the future land use map on the
left-hand side of my screen here. The addition of the commercial designation spawned
this proposal to rezone the property. There we go. The propose new land use is a form
of RV storage and is a conditional use in the proposed C-G commercial zoning district.
However, the proposed use is not a traditional self -- RV self storage as our code depicts.
Staff must assess proposed uses with those listed in the UDC Table for each zone.
Precision Storage Concepts, the actual business proposed here, is a more encompassing
commercial business than traditional self storage by providing a valet -- valet drop and go
system that requires customers to only drop off their trailers and RVs. They will not park
them, nor store them themselves. Precision Storage Concepts is intended to be a full
service RV and trailer business that includes they wash before each use, supply stocking
of the vehicle and maintenance checks on standard items, such as batteries, water,
refrigerator and tire pressure. In addition, a majority of the storage and business will
occur within a large single story building. That is the 29,000 square foot storage facility.
There is also intent for ancillary outdoor storage of vehicles and trailers that will be stored
on the asphalt area between the office and the back of the parcel, the southern end, and
the main building that is closer to Overland Road as seen on the site plan. Because this
property is already zoned residential and development to the south, southwest, and to the
east is residential, or planned to be, staff has concerns with the requests for C-G zoning.
This concern lies with the potential for a higher intensity of commercial use next to said
residential if this property is rezoned to C-G, but never develops as proposed, barring any
bad economic downturn. Staff would prefer to see lower intensity zoning on this property
that is still commercial and would help staff ensure a more disruptive use is not principally
permitted and so easily attainable if this project is not completed fully. Therefore, staff is
recommending changing the requested rezone of C-G to be C-C instead. Self service
storage, the use staff has to place this use into, is still a conditional use in the C-C zone
and will not affect the future operation of this use. Access to this site is proposed via an
existing curb cut from West Overland Road in the northeast corner of the site. ACHD
approved this access point as the proposed use as -- it's only a commercial use and
vehicle trips to location is presumed to be minimal when compared to a residential
development. The specific use standards for Self Service Storage require a secondary
access for storage facilities and the applicant is proposing one at the eastern boundary
that lines up with the proposed common driveway and the adjacent Sagewood West
Subdivision currently being processed by the city. This applicant and the applicant for
Sagewood West have worked together to align this emergency only access. As part of
proposing a commercial zoning and use, a 25 foot landscape buffer is required adjacent
to any residential uses. The applicant is showing this buffer on the submitted landscape
plans as seen on the screen, but the buffer does not appear to meet the UDC requirement
of landscape -- the amount of landscaped vegetation within the buffer. Staff has
recommended a condition of approval to correct this. That condition is that all of the
landscape buffers, the 25 feet, need to be at least 70 percent vegetated at the time of
maturity. The applicant submitted conceptual renderings and conceptual elevations of
the new proposed storage building. The originally submitted plans do not meet all the
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standards as required for commercial development in the architectural standards manual.
This application does not include design review, but staff recommended certain conditions
to ensure any future building on this site is built to a premier standard as intended by the
ASM. In response to these conditions, the applicant has provided revised renderings that
appear to respond to most of staff's concerns to some level. I will click through a few of
these for you. Staff believes some additional tweaks should take place, but these can
happen upon certificate of zoning compliance and design review application submittal.
Overall the revised elevations are very much improved. There was no written testimony
on this, at least as of 4:00 o'clock'ish. Staff does recommend approval of the requested
rezone and conditional use permit pursuant to the DA provisions and conditions in the
staff report. Because the applicant has responded to my condition about the elevations,
I recommend that Condition Five in the staff report be stricken as it is no longer applicable
and we will handle the rest of it through certificate of zoning compliance and design
review. Thank you.
Fitzgerald: Thanks, Joe. Are there questions for staff? Okay. Hearing none, Madam
Clerk, do we have anyone signed up to testify or in the audience that would like to testify?
Weatherly: Mr. Chair, would you like to hear from the applicant first?
Fitzgerald: Oh. Sorry. Yes. Thank you. I'm discombobulated with all the different things
going on. Yes. Would the applicant like to come forward and testify or join us online to
testify. Are they joining yet?
Walker: Mr. Chairman, Members of the Board, my name is --excuse me -- is Glen Walker.
1891 North Wildwood Street, Boise. I am representing the ownership group for this
project, which is -- this project is actually called Precision Storage Concepts. That's the
name we would like to use. We have submitted this project for a rezone and a conditional
use permit application. We originally were requesting to rezone to a C-G zone, but after
reading the staff report we would agree that a rezone to C-C zone would work if the facility
works in that same zone. I apologize, because I will probably be restating same -- some
of the same statements that Joseph read, but I would like to restate it again. The site is
located at 1345 West Overland Road, which it has been designated a commercial zone
under the future land use map. We feel this project will fit in nicely with the surrounding
uses. This site is surrounded by existing City of Meridian zoning and development to its
northwest and south. To the east this site is a new residential subdivision. Across
Overload Road is the I-L zone, which has two facilities or projects, one being the Bish's
RV and the other one being Camping World, which we feel this facility will fit in nicely with
those two users across the street. To the west is a new fire station, which is really a nice
convenience and as mentioned to the east of us is a residential subdivision that's being
proposed. There is an existing home and accessory building on the site. The home will
be removed upon the development of this project. However, the -- however, the
accessory facility we are going to be keeping and in that accessory building is the ADA
restrooms and an office, which is going to be used for this new proposed Precision
Storage Concept facility. The new facility we are proposing is a high end storage facility
for storing RVs, trailers, boats, et cetera. The storage facilities is a more encompassing
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commercial business that -- than that of a traditional self storage facility. Precision --
Precision Storage Concepts was established with a valet system that comes with a drop
and go system, a wash before each use, and includes maintenance checks on standard
items, such as batteries, water, refrigeration and pretty much an overall check of the RV
that's going to be stored in that facility. Precision Storage Concepts -- it will -- it will -- this
facility will blend in nicely -- we feel that it will blend in nicely and perfectly with the
convenience of the city and its beautiful surroundings. People move here to play with
their toys and will love the valet system and the care and precision that this facility will
offer. It will help the City of Meridian to continue -- to continue to offer all -- the people
that live around this facility --
Fitzgerald: I think we are having some technical difficulties in hearing you, sir. Either
speak into the mic or -- we have some challenges -- having some technical challenges
hearing you, so if you could speak up a little bit or talk into the mic a little bit closer it would
be greatly appreciated.
Walker: Sure. I will move in here and I will start from in there. Can you hear us?
Fitzgerald: Yeah. That's much better.
Walker: Okay. Great. And I apologize for that. It might be also the mask that I'm wearing.
As Precision Storage Concepts is going to be a full service RV trailer, boat (unintelligible)
for the community, we feel the location of this facility is ideal for the public use with the
proximity to Bish's RV and Camping World where recreation vehicles and trailers are
serviced and sold. In regards to CZC application, this project is subject to conditional use
permit approval. This facility will be used as a commercial use for storage and light
maintenance only. No manufacturing will be done at this facility. This facility will be
separated by more than 35 feet on all sides. It will be fire sprinkled. The site will be
surrounded by a screen vinyl fence and landscaping as well. The hours of operation for
this facility will be 6:00 a.m. to 7:00 p.m., roughly, which falls under the allowed time for
the city. We are providing a 25 foot landscape buffer between the residential zone, as
well as a 25 foot street buffer, which should meet the landscape requirements from the
city. We are also showing a secondary means of access for emergency purposes. We
have aligned that access with the development to our east and we have worked with that
-- that group and that development, so have lined those up together. The site itself -- we
are proposing seven parking stalls with two ADA stalls. As mentioned, this facility is a
valet-type system. We feel the seven parking stalls is in -- is in compliance with city code
for the amount of parking spaces. The staff report does talk about providing a sidewalk
from Overland Road to the rear building or office building. The owners will agree to
provide some sort of path. We are asking that if we do provide a path, if we could provide
some type of striping on the asphalt that goes across the asphalt to the -- to the building
itself, if that would suffice. We will be submitting a design review and a certificate of
zoning compliance as Joseph mentioned and at that time we will be working with the city
with regards to the design of the building, the colors, the materials of the building. So,
that is it somewhat in a nutshell. We hope that these two applications, the CUP and the
rezone, will be acceptable to the Planning Department. We feel this project is a great fit
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for the City of Meridian and will add quality, great architecture, and distinctiveness to the
area. So, that's kind of it in a nutshell.
Fitzgerald: One question on the -- the fencing type and size, is that -- can you give me
an idea -- is that eight foot fencing around, since you have -- RVs are going to be outside?
And is it going to be screened?
Walker: We -- yeah. It will be a screened solid vinyl fence. We were thinking six foot,
but if you guys are wanting eight foot I'm sure we can -- we can comply with eight feet.
But we were thinking six feet, but it's what you guys would want. We will definitely comply
with your guys' recommendations.
Fitzgerald: Okay. And the second question --the auxiliary building that's going to remain
on the property, is that being remodeled or revamped to come up to where the -- the
design work that you guys are doing with the new building?
Walker: No, not at this time. We are leaving that facility as is. That's really tucked back
down there on the south portion of the site. You're really not going to see that facility from
the front, Overland Road area.
Fitzgerald: Okay. Thank you. Are there other questions for the applicant at this time?
Commissioner Holland.
Holland: Just one follow-up question from your earlier comment about the fencing. I think
if I remember right we are only allowed to do six foot fence in code, but the way we have
kind of helped applicants around that in the past was recording a two foot landscaping
buffer and put the fence on top of it if we wanted to see it higher, if I remember right. But
that's a question for staff.
Fitzgerald: I think Joe and I talked about it earlier.
Dodson: Mr. Chair?
Fitzgerald: Go ahead, Joe.
Dodson: Yeah. Yes, sir. I'm -- Mr. Chair, Commissioner Holland, it's C-G, so you can
actually go up to eight feet on the fence, not just the six foot as is required in residential.
Holland: Great. Thanks.
Fitzgerald: Commissioner Seal, sorry about that.
Seal: Yeah. Just a quick question on the -- the -- essentially what's going to become the
office space, is that something that's going to still be a residence in terms of somebody
will be staffing that for a security reason?
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Walker: I apologize, I didn't hear the question. Was that directed towards me?
Seal: It was. The question was for what the office space -- is that something there -- is
somebody going to stay there full time, like a security type presence, or is that simply
office space?
Walker: It's going to be simply just an office space.
Seal: Okay. Thank you.
Fitzgerald: Additional questions for the applicant?
Grove: Mr. Chair?
Fitzgerald: Go right ahead, sir.
Grove: Hey, Glen, question for you real quick. Just to try and get this in my -- when --
so, it's a valet service. Is that for parking -- do they pull -- does the person pull all the way
to the back of -- where that small office space is or is it pulled up to that main building?
Walker: Well, it's going to be the employees of Precision Storage Concepts that's going
to be taking the vehicle, driving it onto the site and, then, driving it into the facility. So, it's
going to be the employee is taking it and bringing it to where they need to take it. The
customers will not be doing that.
Grove: So, it's a valet service as a -- back to their homes?
Walker: Yeah. It is. It's a -- it's -- it's -- it's solely a valet type service. Precision Storage
Concepts is going to be -- you know, taking the vehicle and bringing it into the -- to the
building -- into the facility and, then, from there they will pull it back out and onto the site
and we will most likely call the client and say the RV is ready for pickup and, then, the
client comes and picks it up.
Fitzgerald: Commissioner Grove, did you have another comment?
Grove: That answered it. Thank you.
Fitzgerald: Yep. Any additional questions to the applicant?
Pitzer: Mr. Chair?
Fitzgerald: Commissioner Pitzer, go right ahead.
Pitzer: Okay. So, I'm like Commissioner Grove, I'm trying to wrap my head around this.
So, they come to pick it up, but they don't come to drop it off; is that correct?
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Walker: Well, I'm not sure exactly the process. We could get the ownership to talk about
that. But I believe that for the most part, you know, when you come and you -- the client
potentially probably would drive somewhat into the site, drop it off near the building, check
in and, then, from there the -- the employees would take over and grab the -- grab the RV
and, then, take it into the facility.
Pitzer: Okay. Thank you. That would make more sense to me. Okay. Thank you.
Walker: Uh-huh.
Fitzgerald: Any additional questions this time -- at this time? Seeing none, Glen, we will
be back to you shortly so you can close, but we are going to see if there is any public
testimony and, then, we will let you close up. Adrienne, do we have anyone wishing to
testify on this application, either in person or on the line?
Weatherly: Mr. Chair, we had some people sign up, but no one indicated a wish to testify.
Fitzgerald: Is there anyone in the audience or online that would like to testify on this
application? Please raise your hand or signify by raising your hand on Zoom. Or in the
audience. Which ever one. And Commissioner Seal will be the eyes.
Seal: I see no one in the audience raising a hand.
Fitzgerald: Madam Clerk, are we good to go on the other side?
Weatherly: Mr. Chair, that's correct.
Fitzgerald: Okay. Thanks, ma'am. Glen, do you have any additional final comments you
would like to make before we deliberate?
Walker: I would just like to say that we through the ownership group and myself really
feel that this project will fit in very nicely within this area in that we are working with the
storage of expensive RVs and boats and having Bish's RV and Camping World right
across the street, which is kind of in the same use as -- as those, so we feel that this
project will definitely fit in nicely in this area.
Fitzgerald: Well, we appreciate you being here this evening and are there any other
questions for the applicant before we close the public hearing? Going once? Going
twice? Sir, we greatly appreciate you being here tonight and can I get a motion to close
the public hearing?
Holland: So moved.
Seal: Mr. Chair? Oh. Second.
Fitzgerald: Oh, Commissioner Seal, go right ahead.
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Seal: No. Go ahead. I was just going to make the motion, but it's been made, so --
Fitzgerald: Okay. Can I get a second?
McCarvel: Second.
Fitzgerald: I have a motion and a second to close the public hearing on file number H-
2020-0058. All those in favor say aye. Opposed same. Motion passes.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Fitzgerald: Anyone want to lead off?
Seal: Mr. Chair?
Fitzgerald: Commissioner Seal, go right ahead.
Seal: I really like the concept of this. So, being a trailer owner myself it's -- it's probably
not something that I would -- would utilize, but I do know people that would utilize it and I
mean it would help them out a lot of -- I would say elderly folks that are not so much
mechanically inclined, but do have large motor homes would more than likely use this
service a lot and being right across the street from the two dealers over there, I mean I
can see that, you know, incentives for trailer buying and being able to use that service
are probably -- probably in the works already. So, as far as it fitting in, you know, I mean
I -- as far as a six foot fence or an eight foot fence, depending on the landscaping that's
put in there, it may be moot, but I mean if -- if an eight foot fence is something that
everybody thinks we should put in there, I mean that's -- I'm totally workable with that for
sure, so -- but I think this was -- you know, location is everything and -- and I think it's well
thought out and I think it will be a good addition to the community.
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: Yeah. I would be in support of this, especially with the revised renderings.
Just a couple little add-ons made a nice difference and, I agree, I think it will be utilized a
bunch.
Fitzgerald: Commissioner Holland.
Holland: Mr. Chair, I -- I like the concept as well and I like that they are putting the RV
units in the back and have the building up front. That's not something we typically see
with RV storage, so I appreciate that and, you know, someday if this ever was repurposed
as another use it's certainly a nice looking attractive building that could be used a number
of different ways. One question I do have -- if we could go back to what the surrounding
uses are around this, I don't mind the eight foot fence, but there may be some that we
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don't need any fence on, if it's next to another commercial or whatnot. I can't remember
exactly what's on both sides of it, though. I think an eight foot fence (unintelligible).
Fitzgerald: Yeah.
Holland: Okay. Then an eight foot fence it is.
Fitzgerald: I think -- I will let Joe give me direction, but I think it's residential on all sides.
Except for the north.
Dodson: Mr. Chair?
Fitzgerald: Joe, is that correct? Yes, go ahead, sir.
Dodson: Yes, Mr. Chair, to the north, yes, is Overland and, then, I-L zoning east, south
and to the southwest is residential. But directly abutting the site to the west is Fire Station
No. 6, the brand new one. So, that's also not residential.
Fitzgerald: But to the south of that is residential neighborhood that runs along that east
corridor; right? Or that east boundary? South of the fire station.
Dodson: Along the west boundary, yeah, that's where some multi-family residential is
and R-15 zoning.
Fitzgerald: Okay. Thank you. Additional comments? Commissioner Pitzer, do you have
a comment?
Pitzer: Yes. No. I -- and I'm just going to echo the sentiment here. I think this is -- this
is a great idea to put right across the street from the other RV places and I'm in full support
of this and -- yeah, six foot, eight foot fence, either works for me.
Holland: Mr. Chair?
Fitzgerald: Go right ahead.
Holland: I don't want to cut anyone off, but I will make a motion, unless anybody else has
comments, but -- after-- after considering all staff, applicant, and public testimony I move
to recommend approval to City Council of file number H-2020-0058 -- making sure I have
got the right one. As presented in the staff report for the hearing date of July 9th, 2020,
with the modification that they would be putting in an eight foot fence where the property
lines abut two residential uses.
Seal: Second.
Fitzgerald: I have a motion and a second to recommend approval of file number H-2020-
0058, Epic Storage Facility. All those in favor say aye. Any opposed? Motion passes.
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MOTION CARRIED: SIX AYES. ONE ABSENT.
Fitzgerald: Glen, thank you for being here tonight and good luck. I wish you guys the
best.
Walker: All right. Thank you, Commissioners.
Fitzgerald: Does anyone need to take a break for any reason or you want to keep plowing
forward and we get into a --
Parsons: That's -- Mr. Chair, that's up to you. If you want -- your purview. If you guys
need a five minute break, happy to do that while we get set up for the next presentation.
Fitzgerald: Okay. Let's do that real quick. We are going to take a bio break.
(Recess: 8:35 p.m. to 8:44 p.m.)
Weatherly: Mr. Chair, we are all here and ready to go.
C. Public Hearing for Apex (H-2020-0066) by Brighton, Murgoitio,
et al., Located generally located east of S. Meridian Rd. and
north of E. Columbia Rd.
1. Request: Modification to Existing Development Agreements
(H-2015-0019: Brighton Investments, LLC — Inst. # 2016-
007072; SCS Brighton, LLC — Inst. #2016-007073; Murgoitio
Limited Partnership — Inst. # 2016-007074) to replace the
agreements with one new agreement based on the proposed
development plan.
2. Request: Annexation of 40.09 acres of land with an R-2
zoning district. Request Continued to a Future Date to be
Determined
3. Request: A Rezone of 384.27 acres of land from the R-4 to
the R-8 144.78+119.28=264.06 acres), R-15 ( 76.93 acres)
and C-C (43.28 acres) zoning districts.
D. Public Hearing for Apex Northwest ( H-2020-0056) by Brighton,
Murgoitio, et al., Located at the Northwest Corner of S. Locust
Grove Rd. and E. Lake Hazel Rd.
1. Request: Preliminary Plat consisting of 120 residential
buildable lots, 11 commercial buildable lots and 14 common
lots on 41.75 acres of land in the C-C and R-15 zoning
districts.
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E. Public Hearing for Apex Southeast ( H-2020-0057) by Brighton,
Murgoitio, et al., Located at the Southeast Corner of S. Locust
Grove Rd. and E. Lake Hazel Rd.
1. Request: A Preliminary Plat consisting of 237 residential
buildable lots, 2 commercial buildable lots, 30 common lots
and 10 other (shared driveway) lots on 81.63 acres of land in
the C-C and R-8 zoning districts.
Fitzgerald: Thank you, Madam Clerk. So, moving on to the next three items on our
agenda, we are going to open these in order all at the same time, so at this time I would
like to open the public hearing for Apex by Brighton, File No. H-2020-0066, File No. H-
2020-0056 and H-2020-0057 and start with the staff report. Sonya, it's all you, ma'am.
Allen: I see that, thank you. You always know, but it's after you say it. Thank you, Mr.
Chair, Members of the Commission. We did have a request by the property owner late
today that they would like to change the request for annexation and zoning of that
westernmost green parcel you see on the map here, that was proposed to be zoned R-2,
40 acres of land, they want to actually continue this portion of the project to a later
commission hearing date in order to re-notice the application to include R-4 and R-2
zoning. So, the annexation portion is being broken out of this application tonight and will
be on a later agenda. So, the annexation will not be part of your motion tonight,
Commissioners. The applications before you are a request for a development agreement
modification, a rezone, and two preliminary plats. The rezone area consists of 384.97
acres of land. It's just generally located east of South Meridian Road, State Highway 69,
half mile north of East Columbia Road and a quarter mile south of East Amity Road. This
property is surrounded primarily by rural residential and agricultural uses, zoned R-4,
RUT, C-2 and R-1. This property was annexed as part of the south Meridian annexation
initiated by the city in 2015. The purpose of the annexation was to obtain easements and
construct infrastructure for extension of city water and sewer service in the southern
portion of the city. A placeholder zoning of R-4 was given to these properties and a
development agreement was required as a provision of annexation that is required to be
modified upon development of these properties. Two hundred and six approximate acres
are designated medium density residential on the future land use map. Approximately 21
acres are designated medium high density residential. And approximately 120 acres are
designated mixed use commercial. A future school site and city park is designated in the
general area northwest of the Locust Grove-Lake Hazel intersection, north of the MUC
designated area. Another school site is designated on the east side of North Locust
Grove Road north of Lake Hazel Road just north of the subject rezone area. A rezone of
384.97 acres of land from the R-4 to the R-2 zone -- actually, that portion is being stricken,
as I mentioned earlier. Two hundred and sixty-four point zero six acres to R-8.
Approximately 77 acres to R-15 and 43 acres to C-C zoning districts is proposed,
consistent with the associated medium density residential, medium high density
residential, and mixed use community future land use designations. Only 123.38 acres
of land to be rezoned is proposed to be sub -- subdivided with this application. The
remainder will be developed at a later date. A master plan was submitted as shown on
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the right that depicts how the property is proposed to develop with single family residential
homes, two swimming pools, commercial office uses, a community center, amphitheater,
two school sites, a charter and an elementary school, and future development areas with
a conceptual street layout. A modification to the existing development agreements is
requested to replace the agreements with a new agreement based on the master plan
proposed with this application. In the mixed use community designated areas where a
concept plan isn't depicted, the development agreement is required to be modified to
include a concept plan prior to development of those areas to ensure future development
is consistent with the general mixed use guidelines and the mixed use community
guidelines in the comp plan. Two separate preliminary plats are proposed due to the right
of way for Lake Hazel and Locust Grove Roads separating the sites. The preliminary plat
for Apex Northwest -- and that is the area -- if you can see my cursor right here on the
northwest corner of Lake Hazel and Locust Grove, consists of 120 single family residential
buildable lots for the development of 88 detached and 32 attached dwelling units, all alley
loaded, 11 commercial buildable lots and 14 common lots on 41.75 acres of land in the
R-15 and C-C zoning districts. The minimum lot size proposed is 2,863 square feet, with
an average lot size of 3,885 square feet. The gross density proposed is 5.62 units per
acre, with a net density of 11.21 units per acre. The subdivision is proposed to develop
in three phases as shown on the phasing plan. The preliminary plat for Apex Southeast,
located at the southeast corner of Lake Hazel and Locust Grove Roads here where my
cursor is at, consists of 237 single family residential buildable lots, front and alley loaded,
two commercial buildable lots, 30 common lots and ten other shared driveway lots on
81.63 acres of land in the C-C and R-8 zoning districts. The minimum lot size proposed
is 4,840 square feet, with an average lot size of 7,058 square feet. The gross density
proposed is 3.75 units per acre, with a net density of 6.17 units per acre. The subdivision
is proposed to develop in five phases as shown on the phasing plan on the right. Overall
a total of 357 single family residential buildable lots, 13 commercial buildable lots, 44
common lots and ten other lots are proposed between the two subdivisions at a gross
overall density of 4.22 units per acre and a net overall density of 7.27 units per acre.
There are no existing structures within the boundaries of the proposed plats. The
Northwest Williams Gas Pipeline crosses the northeast corners of both subdivisions.
Development within this area should comply with the Williams Developers Handbook. No
structures should be located within the easement. In Apex Northwest two public street
accesses are proposed via East Lake Hazel Road and two public street accesses are
proposed via Locust Grove Road, both arterial streets. Collector streets, East Crescendo
Street and South Apex Avenue, are proposed in accord with the master street map. In
Apex Southeast three public street accesses are proposed via Locust Grove and two
public street accesses are proposed via Lake Hazel Road. Collector streets, Tower
Street, Vertex Way and Via Roberto Street, are proposed in accord with the master street
map. Alleys are proposed for access to homes in Apex Northwest and local streets,
alleys, and common driveways are proposed for access in Apex Southeast. Cross-
access ingress-egress easements are required to be provided between all commercial
lots. The applicant has proposed to enter into a cooperative development agreement with
ACHD to improve Lake Hazel and Locust Grove Roads abutting the site with additional
travel lanes, curb, gutter, planter strips and sidewalk with the first phase of development.
Multi-use pathways are required to be provided with development along the south side of
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Lake Hazel Road, connecting Locust Grove Road to the pathway and in Discovery Park
within the Williams Pipeline Easement and as otherwise required by the Parks
Department in accord with the pathways master plan. A minimum of ten percent qualified
open space is required to be provided in each subdivision. Open space exhibits were
submitted that appear to meet the minimum standards. However, some areas were
included that don't qualify, such as common areas in the C-C zoning district. To ensure
the developments comply with the minimum standard staff is recommending the exhibits
are revised prior to the Council hearing. If additional open space is needed it should be
provided. Based on the area of the Apex Northwest plat a minimum of one qualified site
amenity is required. A gazebo is proposed as an amenity. Staff is recommending tables
and benches are also provided to qualify as a picnic area amenity. Based on the area
the Apex Southeast plat, a minimum of three qualified amenities are required. A
swimming pool, children's play equipment, and multi- use pathways are proposed as
amenities in accord with UDC standards. Several conceptual building elevations were
submitted for their proposed single family homes and commercial structures planned to
be constructed in this development. Homes are a mix of one and two story units, attached
and detached, with building materials consisting of a variety of siding styles and stucco,
with stone and brick veneer accents. Final design is required to comply with the design
standards in the architectural standards manual. Single family detached dwellings are
exempt from design review standards. Because two story home elevations that face
arterial and collector streets are highly visible, staff recommends the rear and/or side of
structures on lots that face these streets incorporate articulation through various specific
means or other integrated architectural elements to break up monotonous wall plains and
roof lines that are visible from these streets. Single story structures are exempt from this
requirement. No public comments have been received on this application. Staff is
recommending approval with an amendment to the existing development agreements to
include a new development agreement for the overall property per the provisions in the
staff report. Staff will stand for any questions.
Fitzgerald: Thanks, Sonya. Are there any questions for staff? Anyone?
Allen: Mr. Chair, the clerk just told me --
Fitzgerald: Go ahead, ma'am.
Allen: Excuse me. The clerk just told me that there was one public comment received
late today and it is in the public record.
Fitzgerald: Okay. Thank you for that.
Allen: Thank you.
Fitzgerald: Hearing no questions for staff at this time, Mr. Wardle, would you like to take
it from here, sir.
Wardle: Thank you, Mr. Chair. First off can you hear me okay?
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Fitzgerald: Yep. You're good.
Wardle: Great. Thank you. I'm going to share my screen here. Good evening, Mr. Chair.
My name is Jon Wardle. My address is 2929 West Navigator, Suite 400, in Meridian,
Idaho. 83642. With me tonight I have David Turnbull, Lars Hansen and Mike Wardle, all
representing the Brighton team and I wanted to take an opportunity to let you know that
they are here available for questions at the end should you have any specific to the
project. We are really excited about the opportunity to bring this project Pinnacle to you
tonight. Pinnacle is a -- is a mixed use community. It's not often that we have an
opportunity to develop four corners. It's often one side of the street or the other, but in
this case we actually have an opportunity to develop all four corners at the intersection of
Lake Hazel and Locust Grove. Even though we are divided by these roads, it will be
developed as a single project and in multiple phases over time. We are very excited
about the opportunity to develop Pinnacle and create not -- not only an identity for
Pinnacle, but also an anchor for south Meridian, provide services and other things that
will be a community asset and a value to everybody that lives out in the area that is also
on a broader range. Pinnacle was designed as a mixed use planned community. When
we began looking at this we wanted to identify some key components, living, education
services and outdoor opportunities and so as we go through our presentation tonight I will
give you a little bit more detail on all of those. As mentioned just a minute ago, there was
an annexation request for 40 acres on the west side adjacent to Meridian Road. At the
request of the co-applicant of that, they have asked that that be continued. So, that
tonight has been pulled off the table, but it doesn't have any impact on the rest of the
project that will be in front of you. We are asking for rezone to match up with the overall
master plan that's in front of you. We do have -- now, it is one project, but we do have
two plats, because we are split by public roads, Apex Northwest and Apex Southeast,
and there is also a request to modify the development agreement, which Council will hear
in the future. As I mentioned just a couple of minutes ago, when we started looking at
Pinnacle we were looking at the -- the items and elements that really make up a planned
community. As I put up here on the screen here they really are living options, education,
services that are at appropriate scale and also recreation. In addition, because we are
on this intersection of Lake Hazel and Locust Grove, we have a great opportunity to
provide additional services to the broader community, not just the residents that will live
in Pinnacle. Starting off the first element are living options. We have identified in the first
two plats a couple of different living options. In Pinnacle Northwest we have alley and
also row homes. In Pinnacle Southeast we have conventional homes that you -- that we
see everywhere. But in combination these are a mix of residential uses which
complement each other and provide an opportunity for different type of lifestyle, attached
or detached, but also a maintenance or no maintenance, meaning a homeowner would
take care of his own or it would be taken care of for them. One key element that we know
is important to our community is education. We have been working for some time with
West -- West Ada School District. We have identified a future site for an elementary
school and we will continue to work with them on that -- on those plans. But one of the
items that we are real excited about that is shown here before you is a future charter
school. We have been working with Gem Prep Academy. They are looking for additional
opportunities to provide education in Meridian and we have identified this site in Pinnacle
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Southeast. It's about a seven acre site. It would be a K through eight school. Public
charter school. But we are really excited about that. They would come in with a future
application through the conditional use process. Like their timeline and our timeline --
their intent would be to open fall of 2022. One of the things that's also important is to
have services which residents and other community members can use. It's important to
have services that are of an appropriate scale. Lake Hazel longterm will have more traffic
to it, as will Locust Grove. We really designed this first section in Pinnacle Northwest to
be a small scale, a neighborhood scaled retail area. A couple of things that we are doing
here that are unique is retail needs people and so in order to drive that we are going to
put our community center here at the core of this and I will get into a little bit more about
some of the services that will be there, but we think that having a very active community
center surrounded by a similar scale to retail will provide an opportunity for success for
those future retail users here. The retail we see will be a combination of small scale office,
medical services, small retail services and those will be defined over time based on what
neighbors and community needs here at this location. Of note as well this -- this area
here identified in the corner, it's about ten acres, and seven acres of that is -- is combined
for the community center and these office retail uses at this location. We are really excited
about the opportunities that we have to provide -- to help people be outdoors, be social,
but also have space. We know that having space is an important thing and so we feel
like we are starting to provide some opportunities that will be both beneficial to the
Pinnacle community, but also provide some valued connections to the greater south
Meridian area. Some of the things that we are proposing with Pinnacle is an amphitheater
and community center kind of at the center at Lake Hazel and Locust Grove, trails and
pathways, and pools and parks. Really what this becomes -- it is a neighborhood town
center for south Meridian. Not intense like you would find it at The Village, but of an
appropriate scale and services that would be beneficial to this area. I'm going to zoom in
here on a couple things. First talk about the amphitheater and community center here in
the core on this ten acre corner piece. We have thought long and hard about the
opportunities here and how to create a place where people will come and gather. As we
started looking at this we really felt like there was value in not turning our back on a park,
but making the park a center, a keystone of Pinnacle, not just for the residents, but it is
surrounded by public streets. We really want to see people come here and gather here
with this amphitheater. It could be for small concerts. It could be for farmers markets.
We also see the opportunity on the streets that we could park food trucks so they can
come there. It really becomes an activity center for the greater community. This is looking
-- this is looking from the northwest to southeast towards the corner of Lake Hazel and
Locust Grove. This perspective -- if you were standing in the community center you would
be looking back into the commons and the amphitheater. Here is that same view, but
elevated up above, so you kind of get the size and scope of this. The park element itself,
we were calculating that earlier today, get to it right here really quick. Yeah. So, the park
element and the community center is 3.25 acres. In context, City Hall here sits on 2.75
acres. City Hall and the parking lot. So, we are adding about a half acre more of a great
park element, a community center, and associated retail uses and commercial uses
around the site. This community center right here that I have shown here -- this will face
both the park and also into the parking area, which we will see here in a second on how
that works. The community center really is designed to provide ample outdoor spaces,
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but also indoor spaces. We see that we will be doing -- all of our mail delivery will be at
the community center. There will be places for package drop offs. We will also have a
cafe in there. You talked about having a small library, either-- either a community library
or something bigger than that. There will be a business center. It becomes the activity
hub for both the residents and also the community at large at Pinnacle. Again, looking
here back towards the northeast, this shot kind of gives you the perspective where the
community center and amphitheater commons would be and how those two would relate.
We really have an opportunity here to activate this area over time. When I say activate,
bring people together. People are looking for that third place. They have work or school
and they have home. They want that place where they can go, meet other people, but
still have, you know, the ability to have some distance and we really feel like this provides
a great cornerstone for south Meridian. And, finally, this picture right here, this is looking
at the intersection, the roundabout, looking towards the northwest to kind of get a
perspective of Locust Grove and Lake Hazel, how those buildings would relate to both of
those arterial roadways. And, finally, just one last picture here looking towards the south
and you see the back side of the community center, but it's not really backside, it's a four
sided architectural building. We will have plaza spaces there as well. People can come
in, pick up their mail, get some services and also participate in other activities that we will
have programmed with an on-site community director. One of the things that we have
heard a lot about south -- south Meridian -- what we hear in all of our communities is the
importance of connections. We view connections as pathways and sidewalks. This
graphic right here that's in front of you, these red lines represent new pathway systems,
which would be ten feet in size or provide other connections to other neighborhoods like
this. We are going to have ten foot detached sidewalks on both sides of Lake Hazel,
along a mobility corridor that ultimately will connect into Discovery Park. You will also
have a ten foot sidewalk heading north on Locust Grove and, then, as you see it goes on
the diagonal, that's the Williams Pipeline. It creates both some challenges, but also an
opportunity. We are going to activate that corridor, green it up. We can't build any
structures -- buildings over the top of it, but we can bring pathways through there. We
can create some common areas, and this ten foot pathway will connect the northwest part
of our project and beyond down to Discovery Park for new pathways which are safe
corridors to travel on. And, finally, one of the key elements, obviously, are parks and
other -- other services. In the southeast area we are showing in our first phase a pool
and playground area that we will be building. We have some micro path connections
which will be built over to Discovery Park in the Pinnacle Northwest area. We will be
building that community center and commons and amphitheater with our second phase.
It will be the first phase up there, but with our second phase, so those elements are there
right from the very beginning as well. We do have a variety of open spaces, gazebos, we
have a future pool and other pathway connections planned to the northwest. That gives
you an idea of what we are doing from the very beginning with these two plants, which
are before you tonight. As Sonya mentioned, the applications before you -- really that
first one, the annexation, has been continued. We are rezoning Pinnacle to match with
the type of land uses which are now before you in this master plan. It is one project, but
there are two preliminary plats, Apex Northwest and Apex southeast, and we will be
modifying the development agreement. Just wanted to kind of give you an illustration of
how the zoning here overlays the boundaries of the -- of the project in relationship to the
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broader community. We have a variety of land uses here with R-8, R-15. We are
maintaining R-4 over adjacent to the existing homes, which are shown there with that
project area. We also have C-C designated areas, which allow for community scale and
neighborhood scale retail, but also other type of residential uses in the future, depending
on the demand and interest in the market. And, again, this is just a side by side of our
land use map and the zoning which is proposed. And, finally, just in summary, like I said,
we are presenting to you an overall concept plan for Pinnacle. It is divided into two
subdivisions or plats before you, Apex Northwest, which was 120 residential lots with 11
commercial lots on 41 acres and Apex Southeast, 237 residential lots, two commercial
lots with that future charter school there as well on 81.63 acres. Finally, we do agree with
the conditions of approval, subject to some clarifications that we have been working with
staff on some design elements, which -- which are not major, but we will address those
prior to City Council. We do not have any modifications to the conditions that we are
requesting this evening and we do request that the Planning and Zoning Commission
recommend that these applications move forward to the Council, not for annexation, but
for zoning and the preliminary plat as proposed by staff as we have given to you this
evening in our public testimony. That's the end of my discussion or the end of my
comments. I am willing to take any questions you have or for our team here as well.
Fitzgerald: Mr. Wardle, we appreciate you being here. I have a quick question. I know
in -- in a -- you know, this is a big significant chunk of land. You all are doing a significant
offsite in widening roads and adding signals; is that correct? Just so we have that on the
record.
Wardle: Commission Fitzgerald, thank you. Yes. To let you know what we are doing
currently, on this exhibit right now in the northwest corner where you see kind of some
gravel pits up there close to Amity Road, that's where the city brought in its sewer line.
We have actually picked up the sewer line and built about three quarters of a mile of it,
but we are extending that trunk sewer line all the way down to the city park, so the future
phase of the city park can -- next phase can bring -- be brought online as well. One of
the other key elements that we are involved in as well is the ultimate construction of Lake
Hazel and Locust Grove to match the long range plans that ACHD has for the area. We
are going to enter into a cooperative development agreement with them. So, at the very
beginning of the project or concurrent with these first phases we will be building a dual
lane roundabout, we will be building Lake Hazel at least a quarter mile each way with
these first phases as a five lane roadway system with a median that would allow for turn
lanes and we will be rebuilding Locust Grove as well as a three lane roadway in
cooperation with ACHD. So, we have made that commitment. We are going to do that
the very beginning. We are invested already without any approvals on extending the long
range planned sewer trunk line for this area. So, yes, those things we are involved in and
are committing to with this project.
Fitzgerald: Thanks, sir. I appreciate the information, for sharing that. Is there questions
for the applicant?
Seal: Mr. Chair?
Meridian Planning&Zoning Commission
July 9,2020 Item 1. F55
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Pitzer: Mr. Chair?
Fitzgerald: Commissioner Pitzer, go right ahead, ma'am.
Pitzer: Thank you. Yes. Just for clarification, where the amphitheater is, if you could
bring that back up. You have a little -- you have the square right there that says future.
What do you see for that future?
Wardle: Let me see here. Was it this one?
Pitzer: This one here. Yes.
Wardle: Yes.
Pitzer: North of the amphitheater.
Wardle: I don't think you can see my cursor, but, Commissioner Pitzer, you were -- you
were mentioning that future square, it's about a ten acre site. We are zoning it as R-15.
We don't have plans for it at this moment, but we do view it as residential in the future.
One of the things if we were to draw a line through -- you see the red pathway to the
northwest, that is the Williams Pipeline. The Williams Pipeline bisects that parcel, so we
are just pausing at this moment in time as we are continuing to work with them on how
design in and around that would be. It is a 70 foot easement that they have through there.
Actually have a couple of pipelines that are in that easement. So, we do need to take
care as we are going through there. But at this point in time we are not presenting any
plans to the Commission and would come back at a future date with a new plat or plans
for that future area.
Pitzer: Okay. Thank you. And follow up?
Fitzgerald: Go right ahead, ma'am.
Pitzer: Thank you. What -- are there any grocery stores, gas stations, anything like that
within this area?
Wardle: Mr. Chair, Commissioner Pitzer, at this time we do not have anything planned
at this intersection. We do have an opportunity in future. We have some other C-C zoning
in there, but we want to make sure that the retail uses are of a scale which is appropriate.
There are other locations which we think will end up being probably a little higher traffic,
perhaps closer over to Meridian Road and State Highway 69. At this time the retail that
we are proposing would be of small scale, probably in the ballpark of four to ten thousand
square foot structures that would be services related to the community.
Pitzer: Okay. Thank you very much.
Wardle: Thank you.
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Seal: Mr. Chair?
Fitzgerald: Go right ahead, sir.
Seal: Was that for me?
Fitzgerald: Yes.
Seal: Just a quick question on the school sites. Are the school sites something that you
were working to donate fully, partially donate, or is that something where the school is
going to buy the land and go from there?
Wardle: Mr. Chair, Commissioner Seal, Brighton has a long standing history of working
with the schools. We have done this at other locations in most every one of our
communities in Meridian. I don't want to get into the details on what that really means,
other than we are committed to education and we -- we are working hard to make sure
that education happens early here, just like we have in other communities. So, I don't
really want to get into details on what those -- how the land would transfer, other than to
say that we have a long term commitment to education in Pinnacle.
Seal: Okay. Thank you.
Fitzgerald: Follow up, Mr. Seal?
Seal: No. That's all. Thank you.
Fitzgerald: Okay. Commissioner Grove, were you unmuted?
Grove: Yes.
Fitzgerald: Sir, go right ahead. Thanks.
Grove: All right. Thank you, Mr. Chair. Mr. Wardle, a couple of -- I had two separate
questions. First one is related to the improvements right there and -- for the street. This
is something unique to our streetscape. Is this proposal something that would -- like was
actually going to go through in terms of the median that is set up on -- which one is that?
Lake Hazel. And I guess Locust Grove as well.
Wardle: Mr. Chair, give me a second here. Let me scroll back to a different graphic that
pulls it down a little bit closer, just so you can kind of see here. There is a dark line here,
so that --that is over the top of a continuous median both east and west from Lake Hazel.
As we know, Lake Hazel is a -- you know, is going to be a mobility corridor in the future.
It's not carrying that currently, but we want to make sure that it's designed appropriately.
But given the nature of the roundabout as well, we don't want to have too many conflicts
coming in and out of the parcels and so when you get back to -- back to the amphitheater
area, this is a continuous median that would come across Lake Hazel -- there would be
Meridian Planning&Zoning Commission
July 9,2020 Item 1. F57
Page 54 of 82
a turn lane -- a dedicated turn lane more to the west, so you would have the same
treatment to the east, but, yes, we are -- we are committed to building those medians in
those areas, both from an enhancement, but also to control access to the parcels north
and south of that Lake Hazel area, given that we have a roundabout there.
Grove: Thank you. I like that. It gives some character to an otherwise flat piece of land,
so that's kind of cool. The second question that I had was related to open space and how
that is possibly impacting your decision on the northwest parcel. In regards to the -- if the
civics aspect is not able to be calculated, does that impact your open space needs during
this first phase and if it does are you able to accelerate the addition of the space
surrounding the future pool?
Wardle: Mr. Chair, Commissioner Grove, let me just make sure I understand the question.
You can just nod if I do. You are asking if we feel like we have sufficient open space in
the northwest area if we can't count the amphitheater as -- within our common area.
Okay. All right. We do believe that we do. There -- there is an area which is directly
adjacent to the amphitheater to the west, which has a lot of common area. We have other
buffers as well down here on Lake Hazel. We do believe that we -- the calculations are
there for it. I would note, however, it is interesting -- the only reason we are not able to
count it is because it's in a C-C zone. We very easily could have redrawed the zoning
down the middle of the private drive between the amphitheater and the community center
and bring it in and it would be more than -- more than -- way more than is needed, but
because it is in the C-C zone as relates to commercial it, quote, isn't counted. I do think,
however, if you look in the context of this community, the open space that's there, the
amphitheater and the opportunity to bring in a lot of other residents and community
members, we think it's a great asset. But your original question, we do think that we have
sufficient open space in the other R-15 area, which is shown within the plat.
Fitzgerald: Mr. Grove, any -- additional questions for the applicant?
Grove: Not at this time.
Wardle: Can I just see if there is anything else that needs to be clarified? Okay. We are
good on our end. Thank you.
Fitzgerald: Thanks, Mr. Wardle. We appreciate it. We will let you close if there is
additional public testimony. I will give you an opportunity to close either way, but if there
is -- we will come back to you in a moment. Madam Clerk, is there anyone signed up to
testify on this application?
Weatherly: Mr. Chair, we had several people sign up, one who wished to testify in house
and that is Stacia Morgan.
Fitzgerald: Okay.
Meridian Planning&Zoning Commission
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Morgan: Okay. Hi, I'm Stacia Morgan. I live at 1130 East Tanya Lane here in Meridian
and I guess I'm mostly here to say -- I mean it looks like that Pinnacle is an exciting
addition to our community and I know that Brighton does a good job of bringing good
things to our community. If it's approved I guess I'm mostly looking to -- not to approve a
future R-15 designation for that one area. Plus I'm here for also a general plea to the
Planning and Zoning Committee to continue to look out for our students. I know -- I was
unaware of this charter school possibility, but it looks like as of now Victory Middle School
is only -- is only 31 kids below capacity and I'm sure just this one Brighton development
will bring more than 31 middle school children for that school, which will have it at
capacity. Besides all the other communities that have been approved and are currently
under construction. I know it's a duty of the Planning and Zoning Committee to do
analysis -- analysis of public school capacity and transportation considerations and one
question I have is do they do those and does the public have access to those analysis as
they consider all these big communities that are coming in. According to the National
Education Association a 15 kid class is ideal. That's totally and completely a dream. But
18 to 24 is more appropriate. Hillsdale in 20 -- 2018-2019 school year had fifth grade
classes with 38 and 39 kids and another one of 39 and in the 2019-2020 all the -- all the
third grade classes had -- had 31 kids in every first grade class. So, this is a huge
concern. I mean I grew up here in Boise and Meridian and catch up has always been the
game that we have played, but our growth is so much faster and we just can't keep playing
the catch up game. The five kids that have -- are in the West Ada School District --
personal experiences I have had one teacher tell me I just don't know what to do with
your daughter. She gets done with her work and I just have too many kids, so she can
just read and maybe you can do things with her at home. She suggested I do some at
home research project with her, because she just has too many kids to deal with and my
kids at the high school have been really frustrated with -- every year we get the e-mail
you cannot change classes. Whatever you get assigned to that is what you do, because
we have too many kids to deal with all these schedule changes. So, unless it's some kind
of emergency you just take what you get and that's really frustrating and, you know, not
-- not good. I think we really have to plan for the education of these kids and part of the
joy of Meridian community -- and they -- Pinnacle mentioned connection and that's --
that's the joy and beauty of living here is the connection with our neighbors and if these
kids, which is currently happening, are bused to different schools and not going to school
with their neighbors, they lose on that connection and that -- that's the beauty of the city.
Kids should not have to be bused to far away schools because of the lack of planning on
the city's part for educational purposes and also if we can kind of limit the number of step-
ups or rezoning, we can limit the number of people in these communities. So, that's my
plea, I guess, is just to, please, keep -- think about our kids and think about our future. I
think that Pinnacle looks great, but we really have to be smart about how we are planning
our community and planning for schools. It looks like there is some good selections with
the elementary school level, but we still suffer in the middle school and, then, even the
high school. So, thank you.
Fitzgerald: Thank you, ma'am. Appreciate you being here with us tonight. Madam Clerk,
is there anyone else that would like to testify that hasn't signed up?
Meridian Planning&Zoning Commission
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Weatherly: Mr. Chair, I'm getting one --
Fitzgerald: I have someone raising their hand.
Weatherly: I'm getting one hand raised online, so one moment. Annette, I'm going to
move you over so you can speak. One moment, please.
Fitzgerald: Annette, if you would unmute yourself, you have joined us from the other side,
so if you would, please, state your name and your address for the record and the floor is
yours, ma'am.
Alonso: Okay. I'm Annette Alonso. I live at 2204 East Hyper Drive in Meridian and I live
in Black Rock Subdivision, which will eventually back onto this development on -- off the
canal to the northeast side and I have met with -- with Mr. Wardle and truly I think this is
a beautiful development. It's really well planned. Spoken with Jon and we talked about
this before. I'm representing the Southern Rim Coalition. And the only thing I have to
say is we would like to make sure there is pathways connected through our development.
We have a place where we can connect through -- over the canal. We have a walkway.
Just so we have that thoroughfare going through and like the previous person who spoke
just said, our education thing is quite a disaster at this point and I have tried many times
through City Council -- Wendy Webb, who is my co-chair testified to City Council on a
Linder Cedarbrook the other night and that was turned down by City Council because of
the fact that we have no place to put our children and I love the fact that Brighton is
including the school thing. I think the charter school is great. The problem is is that we
are going to have houses before we have schools and we already have a thousand
houses planned out here with no place for the children to go, because we are at capacity
-- over capacity, so -- so, that's kind of just where we are is that we love this development,
but schools have to come first before we can do anything else, because, you know, we
wouldn't approve houses if we didn't have water. We wouldn't approve houses if we didn't
have sewer. It's basic need and education is basic need. So, that's where we stand.
Like I said, we love this development, we love what Brighton does, we love what they did
with Century Farm. We love their contribution to community and the way they really help
grow the community. We just have to have a school before we have more houses or we
are going to be in real trouble. That's all I have.
Weatherly: Mr. Chair, at this time I don't see anybody else raising their hand in house or
online.
Seal: You are muted, Mr. Chair.
Fitzgerald: Thank you very much. Thanks, Mr. Seal, for bringing that up. Ms. Alonso,
thank you for being here with us tonight. We appreciate your perspective. And I have
one more person that just raised their hand. Can we move Mr. Edwards -- or Mrs.
Edwards -- the Edwards over and have him or her join us as a panelist.
Weatherly: Absolutely. I think it's Julie. Julie, if that's you you can unmute yourself.
Meridian Planning&Zoning Commission
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Fitzgerald: And, Julie, if you hit the button down -- there you go. Julie, please, state your
name and your address for the record. I think we got your testimony late today, but we
appreciate your written testimony, too. So, hopefully, you can give us your take and go
from there. So, the floor is yours, ma'am. Julie, we are not hearing you if you are
speaking. Still having challenges. But I do know we have got Julie's testimony on the --
in written form, which is good. Madam Clerk or Chris, I'm not sure if we can help her.
Weatherly: Julie, if -- if you can check your -- you are unmuted on Zoom, but if you look
on your computer and see if your volume is on and you are not muted on your computer.
It sounds like you might be joining us, but you are really far away.
Allen: Mr. Chair, this is Sonya. If Mrs. Edwards is not able to communicate with us so
we can hear, I am happy to hit the highlights of her written testimony if you would like.
Fitzgerald: Let's do that and she can --
Allen: Okay.
Fitzgerald: Yeah. That would be great. Sonya, if you will hit the highlights of her
testimony and we can --just to make sure everybody has that and, then, Mr. Wardle might
be able to answer any questions that come up in that. That would be great.
Allen: Okay. Mrs. Edwards is opposed to the proposed rezone from R-4 to R-15 for the
land along Lake Hazel Road between Meridian Road and Locust Grove Road. She is not
against higher density around the commercial areas, though. She would like to see the
zoning of the future development areas remain R-4, rather than be rezoned to R-8. She
believes that farmland and open space should be preserved as much as possible. She
is concerned the current school system does not have the capacity to accommodate all
of the students from this development. She would like a moratorium placed on
development that has not already been approved to allow time for the school district and
roads to catch up and to have time to reevaluate how we want to use our dwindling
remaining open spaces and farmland. Hopefully I captured all that, Julie. If not, the
Commissioners do have her entire letter in the public record for review.
Fitzgerald: Thanks, Sonya. Appreciate that. Is there anyone in the audience or
remaining online that would like to testify on this application? So, please, raise your hand.
Seal: I'm seeing nobody in the audience, Mr. Chair.
Fitzgerald: Thanks, Commissioner Seal. Hearing none, Mr. Wardle, would you like to
close, sir.
Wardle: Sure. Thank you very much for the opportunity to make a few comments here
at the very end of this. We -- we are aware this is a large project and we -- we also are
aware that a couple of the items are outside of the city's control, being the roads and
schools, but we feel like we are stepping up to address those and be very proactive. The
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school question came up about, you know, needing more capacity. We went out and we
found a very creative way to create capacity almost at the very beginning of our project.
This K through eight charter school, Gem Prep, they will have 550 new seats that weren't
even anticipated in West Ada's plan. We also committed to West Ada for them to provide
an elementary school here on site as well. We are frustrated as well with the schooling
issue. We are very intimately aware of what's going on in Hillsdale where we have
residents that are living in -- in Century Farm, a community we developed and worked
with West Ada to build that school, but their kids are being bused out, while other kids
several miles away are being bused in. We are frustrated by that, too, and we would like
to see West Ada be a little bit more proactive on doing changes. Now, that's not -- that's
not popular, because people want -- they want the kids to remain in a place long term.
But one way to deal with the capacity issues in West Ada is to change boundaries more
frequently and address those as growth is coming. We do feel that Pinnacle with the
West Ada future school site for an elementary school, as well as his charter school, we
are really bringing some resources sooner -- in particular with a charter school -- than
West Ada would be able to provide in their normal course of business. There was a
question regarding pathways and I just want to see if I have control here still. It says I do,
but let's try this one more time. It is not moving forward here. The question was raised
about pathways. One of the unique things that we have in -- in Meridian are a bunch of
laterals, drains, irrigation areas. The area between us and Black Rock -- and I did meet
with Annette. She came in. We met in probably February before we completely shut
down here. There we go. Thank you, Chris. This plan right here on our eastern
boundary, that pathway system is really designed to follow the Farr Lateral. There is a
connection existing in Black Rock, which they talked to us about, about making a
pedestrian connection out. We think that's great. The more pedestrian connections we
have for opportunities for neighbors to cross back and forth without having to get in the
car is better and we are committed to these as well. So, I think we can very easily provide
new opportunities throughout all this area and get people safely to Discovery Park.
Finally, there is a question about density and rezoning. I just want to go to the city's future
land use map. It was on a smaller scale. It's right here. So, this is the current
Comprehensive Plan that the city has adopted. We have been involved and active in this
conversation. It went through a long review period with a lot of public outreach. As you
will see, Lake Hazel is considered as a location for more -- more density. We are going
to take a look at that long term, but we also are wanting to make sure that we can meet
the residential needs and demands over time and our zoning is married up with the future
land use map. Just in summary, let me go back here. We are -- we are really excited
about Pinnacle. Not -- not just from a, hey, we are -- we have an opportunity to build
some homes and put some -- some roads in the ground. That's beyond what we are
considering here. We are excited because we have an opportunity at the intersections of
Lake Hazel and Locust Grove to create a south Meridian town center. A destination.
Provide connections to the new city park. Provide safe ways for people to move back
and forth along these arterials. Provide additional pathways to and through Pinnacle.
Provide services for not only the residents of Pinnacle, but all of south Meridian and, most
importantly, provide educational opportunities which we all know are super important with
a future charter school and a future elementary school. Like I said, our team here at
Brighton, we are very excited to be before you to do a master planned community, which
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is considering, you know, living, recreation, services and educational opportunities in a
planned manner and we stand for any questions you might have tonight.
Fitzgerald: Mr. Wardle, we appreciate it. Are there questions for the applicant? See
shaking heads. Hearing none at this time. Going once. Going twice. Can I get a motion
to close public hearing?
Holland: So moved.
Grove: Second.
Fitzgerald: I have a motion and a second to close the public hearing on several different
file numbers. All those in favor say aye. Opposed same?
MOTION CARRIED: SIX AYES. ONE ABSENT.
Fitzgerald: Okay. Crew, the applications are properly before you. Who wants to lead
off?
Grove: Mr. Chair?
Fitzgerald: Commissioner Grove.
Grove: I will jump in real quick.
Johnson: Mr. Chair, sorry. Can I interrupt him? I apologize. A member of the public
raised their hand, but you have closed the public hearing. What would you like to us to
do here?
Fitzgerald: I think we have moved on. That's kind of our policy, Chris, so -- appreciate
that. We let Mr. Wardle close, so I think we are going to move forward. Go ahead,
Commissioner Grove.
Grove: Just initial thoughts kind of on this. I like the -- the -- the thought process behind
this project, especially trying to create a sense of community in this part of town, rather
than just a -- you know, adding a subdivision to add a subdivision. Adding, you know, the
elements that are in the comp plan in terms of creating that sense of community with more
than homes, you know, having commercial and civic aspects to this with a variety of
housing options. I like the overall concept that's been provided and, you know, the
education piece is definitely hard. I would love to be able to make some -- you know, if
we had a magic wand and change how we can get schools built in our state that would
be awesome. I do appreciate how they have addressed education as part of their plan
versus saying that, you know, it will come in somewhere close to them. They are actively
doing that. I am really a fan of this amphitheater commons area in particular and first
impressions on it are I like this project and I really like the treatment that they did on the
street in the proposal as well.
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Fitzgerald: Thank you, Commissioner Grove. Commissioner Holland.
Holland: Mr. Chair, I want to say I really like mixed use concepts where they think
comprehensively about how all the elements integrate with each other, instead of just
doing a series of tot lots and a series of pocket parks. They have got more of a centralized
space that's really thinking about the future vision. So, I applaud their efforts in trying to
think creatively and creating an amphitheater where gathering space in Meridian has
been limited and a number of conversations on where do we have more concerts, where
do we have more of these kind of closet events. So, I think they have done a tremendous
job in trying to integrate some of those elements instead of just doing a series of pocket
parks, which they certainly could have done. Overall I think they are following what the
comp plan has. I don't see any big burning concerns on my side. I certainly understand
the public's -- you know, it's -- it's tough with schools and it's hard, because the
Commission doesn't really have the authority over the school district. Our job is to make
sure that these projects fit the Comprehensive Plan and the -- the future use map and as
far as development is going at least a step above, they have got two school sites within
this master planned community and I think that that speaks volumes for their efforts in
wanting to work with the school district to help solve some of the challenges in this area.
So, in my mind I don't see any big glaring concerns.
Fitzgerald: Thank you, ma'am. Commissioner McCarvel, do you --
Seal: Mr. Chair?
Fitzgerald: Oh. Commissioner Seal, go ahead.
Seal: I echo Commissioner Holland's comments and -- and, you know, I -- when I read
the ACHD report on this --just commenting on the roads -- it was almost comical to me.
It was -- I read it as them being kicked back on their heels like they want to do what, you
know. These guys are going to -- they are going to build our roads and -- hold on a
minute, you know. That's kind of the way that I -- and it's -- it's a really really long report
and that's where I got kind of that-- that-- that picture in my head of them reading through
it going, oh, my gosh, how do we handle this. So, I -- you know, I applaud their efforts in
doing this and taking the responsibility and listening to, you know, the times and
opportunities we have had to kind of beat up on them, you know, as well as other
developers to bring something else to the community besides a bunch of houses, so -- I
mean this is a really big development. It's a lot of houses. They just shot down -- you
know, City Council just shot down a large development like this on the south side of the
freeway and understandably, because, you know, the infrastructure isn't there and the
schools aren't there. But seeing a developer coming in and being responsible about that
and just taking -- basically taking the reins. I know we are short on schools. I know the
roads and infrastructures, you know, isn't enough to handle what we are trying to do. So,
we are going to --we are going to do this. You know, I mean -- as basically kind of saying
this--you know, for other developers to--to heed --to heed to. I mean generally speaking
I'm the commissioner that I looked at the ACHD -- or, sorry, the West Ada School District
report first and if they are overcrowded you really really got to do something to make me,
Meridian Planning&Zoning Commission
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you know, jump over that to where I -- I think maybe it might be a good idea to pack more
kids into the schools that are around there. I'm very passionate about that. That said,
the responsibility that's taken in this -- this development is above and beyond in my -- my
view. The way that it's laid out, the concept plans, the ten foot paths to me -- my family
and I -- we try and bike everywhere. We are a biking family and we constantly run into
the fact that a five or six foot sidewalk isn't enough for you to responsibly get around
people. I mean you come up against somebody with a baby stroller or something, you
feel bad. You got to work your way through that. So, ten foot paths all the way around,
that's -- that's remarkable. So, I mean there is -- you know, I have the same hesitations.
I just went to pick my son up this morning at the -- at the south Y and I drove through this
area and part of me is a little bit sad, because it's -- it's wide open spaces. It's farmland.
It's all -- you know, it's the things that we kind of like to see here. That said, the
responsibility is taken in my mind with developing this piece of property and the lengths
they are going to in order to show that responsibility is -- is great. I hope we see a lot
more of this from developers, big and small, because this -- this proves that they want to
be a part of the community to me and the -- I mean I'm not even going to get into the
amphitheater part of it. I love that. So, I -- I like everything about this and I really do
applaud their -- their responsibility that they are taking and trying to help our community
into bettering itself, both with infrastructure and with schools.
Fitzgerald: I -- I will hop in just real quick before -- because I -- I totally agree with
everything you just said. It is showcasing by setting an example, taking a step forward
and investing in those things. Taking what could be additional homes and, you know,
providing that school and, then, building the roads. So, you are -- that you are taking that
step forward I think is -- is exceptional and it should be an example for other developers.
So, I wholeheartedly agree with what you just said and I can't really improve on what you
said, so I -- I think you took the words right out of my mouth, because I had the same
feeling, so -- Commissioner McCarvel.
McCarvel: I'm really glad you all used all those words to describe this, because as long
as I have been on the Commission I have got to say I'm about speechless. This is
beautiful. The traffic calming on -- coming up to the intersection on the roads, the open
space and just the overall framed together, the R-2, R-4, R-8, all of it blended -- it looks
like it's going together really well and I think that's what you want to see in these -- in
these communities being able -- to ask for a mix of housing types and I think this is going
to be a good blend and, like they said, it's not often they get a chance to do all four corners.
So, I'm glad they got the opportunity, because this is -- like I said, if we could do more of
this it would be a great thing to the City of Meridian.
Fitzgerald: Additional comment?
Pitzer: Mr. Chair?
Fitzgerald: Commissioner Pitzer.
Meridian Planning&Zoning Commission
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Pitzer: Yeah. I -- I'm going to echo those comments, but also I just wanted to mention,
you know, I -- I came from a very rural area that changed and transitioned and I went
through all the hardships of the -- you know, the cows and the dairies and -- and all of
that and -- and I did read the letter and I do listen to the public comments and I appreciate
all of them, but I -- I think this is transitioning well. I know that the R-15 right now is --
seems high, but it's around the commercial area and I think if we look at the other zoning
that they want to do, especially keeping R-2 and R-4 to the other areas, I think it's going
to transition well and the fact that they have so much invested in the community as a
whole and -- and I think that, you know, the grocery stores and the other commercial are
going to follow. It's going to come. But, you know, they are not going to come out if there
is no houses, so I think this is very well thought out. I think it's another great Brighton
community and I do applaud the thoughtfulness that -- that has gone into this and -- and
-- yeah. I think the transition is there.
Holland: Mr. Chair? I don't know if you are talking back, but I'm going to make a motion.
Fitzgerald: Sorry.
Holland: After hearing all the applicant and public testimony --
Seal: Commissioner Holland?
Holland: Yes.
Seal: Can I interject something here real quick? And there was a question as to the
open space and whether or not that it would be able to accommodate by -- when they
removed this area here. I would -- I mean I was going to try and do the motion, but you
are way too quick at this, so -- but I -- honestly, I wouldn't mind having something stated
in there that as long as they are close I -- whatever -- I mean if we have to do alternative
compliance, whatever that is in order to let them know that, yes, even if the surrounding
area doesn't quite make it, I'm okay with that and in this area specifically, in the -- in the
-- in the northwest corner specifically. I don't know if that's something that we want to
note in there, but I'm -- I think they have gone above and beyond with this concept to the
point where I think it may be worth noting in a motion.
Holland: Commissioner Seal, I'm happy to have you make that motion. Go right ahead,
sir.
Seal: Great. Now -- so, now I have to think of how to say that. Okay. After considering
all staff, applicant, and public testimony, I move to recommend approval to the City
Council of file numbers H-2020-0056, H-2020-0057, and H-2020-0066 as presented in
the staff report for the hearing date of July 9th, 2020, with the following modifications:
That if open space -- after the removal of the amphitheater does not meet the criteria, that
they are given credit for the amphitheater space in an alternative compliance.
McCarvel: Commissioner Seal --
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Seal: Go ahead.
Fitzgerald: Yeah. Just for clarification, do we have to pull out the annexation?
McCarvel: Yeah.
Pogue: That's correct.
McCarvel: H-2020-0066.
Seal: We pulled out H-2020-0066?
Fitzgerald: Just the annexation.
McCarvel: Yeah.
Seal: But that is the number for it, 0066?
Fitzgerald: Yes.
Allen: Mr. Chair, if I may -- this is Sonya. That is the number, but that also represents
the rezone and the development agreement modification applications as well. So, please,
specify just the annexation associated with that file number. Thank you.
Seal: So, let me --
Fitzgerald: So, in addition to your motion --
Seal: Let me read this again. How is that? So, we -- we haven't had a second. After
considering all staff, applicant, and public testimony I move to recommend approval to
the City Council of file numbers H-2020-0056, H-2020-0057, and H-2020-0066, with the
exception of the --
Pogue: Annexation.
Seal: -- annexation. Presented in the staff report of the hearing date of July 9th, 2020,
with the following modifications: That if the northwest parcel, after pulling out the
amphitheater portion on -- of open space does not meet the criteria, that they are still
granted approval through alternative compliance.
Holland: I will second.
Fitzgerald: I have a motion and a second to recommend approval of file H-2020-0056,
57 and 66 with modifications. All those in favor say aye. Any opposed? Motion passes.
MOTION CARRIED: SIX AYES. ONE ABSENT.
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Fitzgerald: Thanks, Mr. Wardle.
Wardle: Thank you very much.
Fitzgerald: Good luck. We appreciate it. This thing looks awesome. We look forward to
seeing it.
Wardle: As are we. Thank you very much.
F. Public Hearing for Tara's Landing (H-2020-0048) by Mike
Homan, Located at 5025 W. Larry Ln.
1. Request: Annexation of 6.34 acres of land with an R-8 zoning
district; and,
2. Request: A Preliminary Plat consisting of 29 buildable lots and
2 common lots on 6.14 acres of land in the R-8 zoning district.
Fitzgerald: Have a good night. Okay, team. Plowing forward. Next item on our agenda
is the public hearing for Tara's Landing, file H-2020-0048, and we will start with the staff
report. Alan, are you with us, sir?
Tiefenbach: I am, Mr. Chair. We are keying up the PowerPoint.
Fitzgerald: Got you. Thank you.
Tiefenbach: All right. Good evening, Mr. Chair, Members of the Commission. This is a
request for an annexation, a preliminary plat -- a preliminary plat and a zoning. It's -- the
property is about six acres of land. It's zoned RUT within unincorporated Ada county and
it's located at the end of West Larry Lane, which is near the southwest quadrant of Black
Cat Road and West Chinden Boulevard. You can see the maps here. The future land
use map recommends this property for a medium density residential. As I said, it's
currently not within the city and you can see the development that's -- that has been
approved around the area. Again, this is a proposal to -- for approximately six acres of
land to be annexed and rezoned to R-8 and to plat out 29 buildable lots and two common
lots. There is presently a single family residence on this property and the land to the -- to
the south of the property was annexed, zoned, and planted for 30 lots recently. That's
the Westward Subdivision and that is presently building out. To the north of the property
is vacant and rural land and that's recommended by the future land use map as medium
density residential and mixed use regional. This property, about 28 acres, was -- recently
underwent a pre-app for commercial uses and about 250 single family and multi-family
units. To the west of the property is 126 acres presently in the early development stages
as the Prescott Ridge Subdivision and subdivision would allow about 380 single family
attached and detached, as well as possible multi-family, a medical campus and an
educational facility. Access is proposed via Larry Lane, which you can see with my cursor
here. Also North Willowside Avenue -- when the Westridge Subdivision was built, this is
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presently being constructed, so this development will continue west -- west -- or, excuse
me, of Willowbrook and we will stub it to the north property line. There is also going to be
an interior road here, which would be West Tara Court -- West Tara Court. It's important
to note that West Larry Lane right now is a cul-de-sac. After talking to ACHD, ACHD and
city staff have both agreed that this should be extended. So, the applicant will be
responsible for constructing this road and connecting it to North Willowside Avenue. This
would require a -- would provide internal access. So, they would have to improve it as
one half of a 30 foot -- 33 foot street section with curb, gutter, and a minimum of five foot
concrete sidewalk. They would not build a sidewalk on the northern side. That would be
the next developer that would do that. The applicant proposes just a little bit more than
ten percent of qualified open space for the development, which you can see here and it's
important to note that this -- the landscape plan does not exactly match the preliminary
plat. We have --we have conveyed that onto the applicant. Tonight I have -- I have seen
a -- another updated landscape plan from the applicant, which I can talk about in a minute.
This open space that you see here would be accessed via a pathway between lots of
three and five, which you can see here. It would also be accessed from Tara Court, which
is down here, and from Larry Lane, which is up here. One concern that staff had was
with the orientation of these lots here and the reason why is because this micro -- this
pathway here would be coming in between the sides of two houses and would have a
limited visibility. It wouldn't be good for Crime Prevention Through Environmental Design.
Staff's recommendation to the applicant would be to rotate these lots 90 degrees, so that
the path is in the back of the houses, which would have more -- which would have more
visibility. Staff has recommended this as a condition of approval. We have conveyed this
onto the applicant's representative and I believe that they are amenable to that. As I said,
again, at the time of writing the staff report we received the landscape plan that didn't
exactly match the plat. What I mean is the cul-de-sac for Larry Lane is actually right about
here and if you see this landscape plan it's not shown on that. It also doesn't show -- if I
go back to the original plat here -- there is a micro pathway that is shown here and this is
north of Lot 10 and if you look at the landscape plan that's not shown on here. We have
recommended as a condition of approval that there be an additional lot up here to contain
that pathway. So, they would have to revise this landscape plan accordingly. I guess the
other thing that's mentioned is that at the time of the --that staff has informed the applicant
on several occasions that at least one amenity is required for this development per our
UDC. The landscape plans that they have submitted haven't shown us that amenity,
although tonight I believe that they have -- they are proposing I believe a picnic area with
an outside shelter and maybe one other amenity. They can address that. That's one of
staff's recommendations of approval, obviously, before City Council would be that the
landscape plan would show a qualified amenity. The last thing I would want to talk about
is I have received several letters of concern from the adjacent neighbors for a few different
reasons. One of them would be the extension of Larry Lane. The other would be the
density. A third, which is really a matter that the staff has maintained is a civil matter, are
some existing covenants to talk about what the size of the lots in this subdivision -- the
original subdivision can be, which are at least one acre in size. I'm pretty confident the
neighbors will address that tonight. Other than that, with the conditions of approval that
have mentioned, the staff would recommend approval of this case to the Planning
Commission. Any questions, Planning Commission?
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Fitzgerald: Thank, Alan. Appreciate it. Any questions for staff?
Grove: Mr. Chair?
Fitzgerald: Commissioner Grove, go ahead, sir.
Grove: Not a question, but I just wanted to put on the record real quick. My former in-
laws do live right in this area and have written in testimony. So, I just wanted to put that
out there. It doesn't impact my decision, but I wanted to throw that out there so it's on the
record.
Fitzgerald: Appreciate that disclosure. Any other comments or questions? Hearing none
at this time, would the applicant like to begin testifying? Is he with us in person or online?
Tiefenbach: I believe the applicant is here in person and, yes, I believe he is going to
testify.
Fitzgerald: Okay.
Tiefenbach: Mr. Chair, city clerk is walking over here to figure out what's going on. So,
just a minute.
Fitzgerald: That's good. Thanks, sir.
Homan: Can you guys hear me?
Fitzgerald: Yes, sir, we can.
Homan: Mike Homan. 6820 West Randolph Drive, Boise, Idaho. I'm the developer,
Elder LLC. I agree with everything that Alan -- that staff presented. One thing I wanted
to -- a couple things to add. Our new landscape plan, we just got that turned in late this
afternoon, but it does show the pathway to the school and, then, those -- where lots --
looks like between three and five there, those two lots we went ahead and listed those
with our new design as the recommendation to face the other direction, so the side yards
won't back up to the path. But we have made those changes and, then, we have two
amenities. We are only required to have one, but we went ahead and added another one
and that is a picnic table with a cover -- a top over it, two barbecues and a community
garden space, which qualifies as the second amenity and I go on record that we are going
to have those in the plan. Besides that, I'm open for any questions.
Fitzgerald: Mr. Homan, do you know where those are going to be located, the new
amenities?
Homan: In the common area, the -- off of Larry Lane. There is a covered patio for the
picnic table, the two barbecues, and, then, behind that where we will put in the community
garden space.
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Fitzgerald: Thanks, sir. Are there any questions for the applicant?
Seal: Mr. Chair?
Fitzgerald: Yeah. Go right ahead.
Seal: I will go ahead and reask the question and I asked it -- it's part of the public record,
but there seems to be some nasty content -- some neighbors not getting along here I
guess so, on some, you know, paperwork that was signed and all that. So, my question
is is the -- the landowner at this point is he the person that entered into that contract way
back in 1973 or is this new ownership?
Homan: I believe it is new ownership.
Seal: Do you know how long the folks there have been residents of this property? Okay.
I can't hear you.
Fitzgerald: Is there conversations taking place?
Seal: Can't hear you.
Fitzgerald: We can't hear.
Homan: Yeah. So, the -- it totals a little over six acres. They are retaining about an acre
and, then, I'm buying five acres and doing the 29 lots.
Fitzgerald: So, the original owner is -- is staying on the property -- the existing property?
The existing home? Is that the original owner?
Homan: Yes. It's not the -- I don't think they are the original owner when it was platted
back in 1973. But we are --
Fitzgerald: Mr. Homan, do you have your landscape plan before us that we could see it?
Homan: Yes. I e-mailed that to Alan. I can -- but I have a copy of it on my laptop I can
show you.
Tiefenbach: I might -- this is Alan Tiefenbach. I can probably pull that up if you hang on
a second.
Fitzgerald: Okay. Anymore comments or questions for the applicant while they are
pulling that up? Commissioner Seal, do you have a comfort level where that whole thing
stands right now or -- or follow up?
Seal: Yes or no. You know, I mean it's more of a principal situation, so --
Meridian Planning&Zoning Commission
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Fitzgerald: Yeah.
Seal: -- more than anything, so --
Holland: Mr. Chair. Andrea, I know that staff says that they have taken that it's a civil
issue, is there any ramifications of a county plat that has the CC&R recorded on it? I
mean I know it's not a city plat recorded, but do we have any legal ramifications for that?
Pogue: Thank you, Commissioner. It's the position of the Legal Department that we can't
give legal opinions on behalf of either the applicant or the -- the neighbors. The CC&Rs
are a private matter. The city is not involved in them, bound by them, anything. What's
before you tonight is an application for annexation. As such the decision is is it in the best
interest of the city that the city annex this parcel at this point. it's the density, the comp
plan, or does -- does it otherwise meet all the codes and standards that are applicable.
The applicant will -- if annexed they--the development will have its own HOA and CC&Rs,
so, you know, if that creates liability for the applicant they need to consult a lawyer and
figure that out, as do the neighbors. So, that's our comment on that.
Holland: I understand.
Fitzgerald: Alan, did you have that stuff ready to go or do we need to move forward with
public testimony for a minute?
Tiefenbach: Sorry. We were -- we were working on getting the screen sharing thing
going here for you, Commissioner.
Fitzgerald: You are fine. I just wanted to make sure we were not wasting your time.
Hopefully you can see that.
Fitzgerald: So, we haven't adjusted the lots in this version?
Homan: No. We -- that's -- that will be something that will change on the plat, but we
didn't -- my landscape architect didn't have that -- that information, so --
Fitzgerald: Okay.
Homan: -- but we will agree on record to change them the other direction.
Fitzgerald: Okay. If there are no further questions for the applicant, we will open up for
public testimony and we will let you close, Mr. Homan, and -- after the fact. Does that
work?
Homan: Yes.
Fitzgerald: Okay. Thank you, sir.
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Homan: Yeah. Thank you.
Fitzgerald: Madam Clerk, are we -- is there anyone who would like to testify on this
application?
Weatherly: Mr. Chair, we had several people sign in, several of which wish to testify. The
first is Mike Siron. Mike, I have moved you over, so you should be able to unmute yourself
now.
Fitzgerald: Mike, your mute button is at the bottom left-hand corner of your screen. Oh,
there you go. Mike, are you with us?
Siron: Yes. Can you hear me?
Fitzgerald: Yes, sir. Please state your name and your address for the record and the
floor is yours, sir.
Siron: Okay. Thank you. My name is Michael Siron and I live at 6045 North Black Cat
Road. So, our frontage is all the frontage that's being expanded for the -- all the -- the
light that's going in at Chinden and Black Cat, to give you a feel for where we are located.
We are in favor of this development and the R-8 density rezone and also in favor of it
being brought into the city. So, I guess that's it. Thank you.
Fitzgerald: Thanks, Mr. Siron. We appreciate it.
Weatherly: Mr. Chair, next we have John B. Sorry, I can't read the last name.
Bagley: Thank you. Can you hear me?
Fitzgerald: Yes, sir. Please state your name and your address for the record and the
floor is yours.
Bagley: Yes. My name is John Bagley. I live at 5000 Larry Lane, which is the property
just to the north of the property under consideration. My wife and I are in favor of allowing
the development to go through and the R-8. That's all.
Fitzgerald: Thanks, Mr. Bagley. We appreciate it. Thanks for giving us your opinion.
Weatherly: Sorry, Mr. Bagley. I could read yours. I think there is another John B. Yes.
Sorry. That's the last name I couldn't hear -- or read. Sorry. If you want to go to the back
and provide your testimony. Chris will help you out the door. Oh, sure. That's fine.
Bartlett: Hello. I want to thank all the Commissioners for staying so late. I know you are
not fresh now, but I appreciate your listening to our comments and staying so late. I'm
Vickie Bartlett. I live at 4915 West Larry Lane. Our property is on the east boundary of
the proposed project. I request that you decline approval of this project. I am not in favor
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of it. Compton Subdivision No. 2 has active CC&Rs that provide for one home for one
acre. We bought our home and six acres with the intent of honoring the subdivision
CC&Rs and preserving the feel of our neighborhood. Mr. Homan's project density is in
violation of the CC&Rs. I understand that if the project receives approval that, as
mentioned, we would need to sue the project developer over the CC&Rs. His very tiny
lots are not compatible with our subdivision. Each homeowner has a five acre parcel.
We feel that a 20,000 square foot lot would be much more appropriate with our six acre
parcels. We would support a density provided by the CC&Rs of one acre lots. So, in
closing, please, deny this application as it dishonors our CC&Rs in Compton Subdivision
Two. Thank you very much.
Fitzgerald: Thanks, ma'am. We appreciate your testimony tonight. Are there any
additional people who would like to testify, Madam Clerk?
Weatherly: Yes, Mr. Chair. Now Mr. Bartlett will be going.
Fitzgerald: Okay. Mr. Bartlett.
J.Bartlett: Good evening. Again, thanks for staying late. And like my wife, I would like to
oppose this subdivision. It doesn't fit with what's out there. It violates the CC&Rs and
even though that they are now saying that they support it, signed an agreement saying
these CC&Rs are what they wanted. So, the subdivision as it's proposed puts 30 lots on
about four acres of ground. The neighboring subdivision to the south put 30 lots on 12
acres of ground. We are not totally opposed to progress, but this just is not tenable.
Thank you.
Fitzgerald: Thank you, sir. We appreciate your input. We appreciate you being here this
evening.
Weatherly: Mr. Chair, next is Jim Paulson.
Paulson: My name is Jim Paulson. I'm the owner and broker of Progressive Realty. I
represent the developer on this project. My address is 645 Wickham Fen Way in Boise,
Idaho. I have represented seven developers in the past. The way I see this project meets
all of the requirements with no variances and fits into Comprehensive Plan. It has the
largest lots of every single subdivision that was presented this evening and that's what
people like about Meridian is having the larger places for the family. We have a large
usable space. A lot of the applications typically have like a border landscaping around
the berm. This is actually usable for picnic areas and families. I think that this falls right
in line with the Comprehensive Plan. One of the comments was brought up earlier on a
project that was just approved for Brighton, which I also support, but they had to run
utilities for three quarters of a mile for the sewer and the project directly to the south of
this subdivision anticipated growth going this direction, as did -- as did the City Council
and Planning and Zoning for Meridian, which is why they stubbed a sewer line directly
into this parcel that we are tapping into. So, therefore, I am in favor of this project. Thank
you.
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Fitzgerald: Thank, Jim. Appreciate your testimony this evening. Madam Clerk, who is
next on the list?
Weatherly: Mr. Chair, that would be Matt Neukom.
Fitzgerald: Okay? Mr. Neukom, are you with us yet?
Neukom: Good evening, everyone. My name is Matt Neukom. I live at 5120 West Larry
Lane. Our property is immediately adjacent to the proposed development to the north.
Mr. Chairman and Members of the Commission, I would also like to thank you. It's been
a long evening for everyone and all of you play a very important role to our community.
So, thank you. Very easily could have marked, yes, I was in favor of the development on
the sign-in sheet tonight, because I'm really not opposed to development, but I'm opposed
to the way that this project is proceeding. My wife and I could support the sale of this
property from the Cuthills, the current landowner and a neighbor of ours. We could also
support the addition of homes on the property, but we are not in favor of the way this
project is proceeding. The sole reason for that is the lot density and I didn't know if public
could provide exhibits, but the exhibit shown on the landscape plan here I hadn't seen
until this evening. We learned earlier that it was submitted just earlier today. But if you
extend -- Alan, can you pan the screen down for us to see the north boundary of Larry
Lane. Thank you. If you extend the north boundary of Larry Lane it will very nearly, if not
entirely, intersect the corner of our garage. We currently live on over five acres and we
are quite concerned about how the project will impact our property, our land value and
our lifestyle. So, for this project to construct half of Larry Lane so that the northern half
can be constructed in the future, it really makes no sense based on our home that is
presently on our property, it's very well used, it's very well cared for. I think you probably
have all seen the lot size goes down to about 4,000 square feet. That is a little bit larger
than our home and there are several homes across the street and across Black Cat in
Bainbridge Subdivision that are that size. The --as mentioned earlier, the other properties
in the subdivision as it currently sits are five to six acres. The existing house is going to
stay on an acre. If my wife and I ever decided to sell some of our land for development it
will stay on two acres. The Bartlett's property to the east is on six acres and it may need
to stay on six acres. So, the character of what is there and what will continue to be there
are larger lots. To the south and western subdivision the lots are an average of 10,000
square feet. So, you could fit two and a half 4,000 foot square foot lots inside of one of
those. We saw several creative solutions for the Pinnacle Subdivision, but this
subdivision really doesn't have any innovation or any uniqueness with it. It is an effort to
create as many lots in a very small area as possible. The impacts to our properties from
traffic and the decrease in land value are -- are not something that we welcome and we
ask your help to reject the subdivision. Those of us that are opposed to it are happy to
talk with the developer about what would work for us, but they have not approached us in
a way that is -- one that's considering our input. You have heard about the CC&Rs and
you have also heard your legal counsel. We would ask you to reject the subdivision. Not
entirely, but to send the developer back to those of us that are opposed to developing it
in this manner, to work with us on it and to be good neighbors. We are very willing to do
that and by appointing him back to us you will really help us avoid a legal battle and we
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don't want to battle, we would much prefer to work with them. Commissioner Seal, you
made a very interesting observation earlier on a neighborhood -- I forget the word that
you use -- dispute or argument. I don't feel like it's that now. All of the neighbors got
together in our home a couple of months ago to talk about our collective interests, but the
developer has not considered our collective interests and that's why we are asking you to
reject it, to send it back to us to talk this through to come up with a solution that works for
everyone and that's what I ask you now. Thank you very much.
Fitzgerald: Thanks, Matt. We appreciate your time and for being here tonight. Madam
Clerk, do we have anyone else who would like to testify?
Weatherly: Mr. Chair, no one else has signed in or has their hand raised at this time.
Fitzgerald: Okay. Give a couple of seconds pause. Anyone who would like to testify that
hadn't signed up on this application, please, raise your hand via Zoom or in the audience,
please, raise your hand. And one more -- and, ma'am, if you have already testified that
was your time, so I apologize for that. Madam Clerk, she testified already; correct?
Weatherly: Mr. Chair, that was Mike Siron that testified. We can see if Jan Siron also
wants to testify if you would like.
Fitzgerald: That's fine. Yes. Go right ahead. Mrs. Siron, are you there?
J.Siron: Yes, I am. Thank you for giving me an opportunity to speak, even though I hadn't
signed up tonight. I just -- I just wanted to clarify that there -- there are only five
landowners in this subdivision and three of the five are in favor of rezoning and annexation
into the city. We are completely surrounded by subdivisions and the -- what was
appropriate in 1974 when the CC&Rs were established is not now. It doesn't comply with
current properties around us and so we would like to see it be in line with properties that
surround us. The beautiful properties that we had we are the -- one of the first -- or we
are the first owners here. We came in 1984. And so we --we have been here the longest
and this has completely changed and we know-- and, you know, the high density and the
high traffic in Black Cat is getting so intense it just doesn't make any sense to have these
five acre properties in this area any longer and that's really all I have to add. Thank you.
Fitzgerald: We appreciate your perspective. Thank you for sharing. Okay. I think we
have heard from the public. Can I get a motion to close the public hearing? Oh. Sorry.
Let me take -- I'm losing my mind. Mr. Homan, would you like to close, please. Sorry.
Homan: Yes. Yes. I would like to close. Mike Holman, developer. I agree totally with
the last testimony from the lady. There is a total of five five acre parcels approximately in
size in there and three of the five are under contract. I just happened to be the first
application and Corey Barton has two other properties under contract that he is going to
be submitting applications soon. To the south of this property is a Corey Barton
Subdivision. They are smaller lots. And with city services and following the comp plan,
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think we are right in line with what the city wants to see with sewer and water and services.
So, I ask for your guys' approval tonight. That's it. Thank you.
Fitzgerald: Thank you, sir. Are there any questions for the applicant? Commissioner
Holland, go right ahead.
Holland: Just a quick question. So, you know, I think the development -- I don't have any
big concerns about it, but it's always awkward when we feel like the mediary between a
county CC&R and a future plat. So, I don't know if you would be open to -- if we do
consider approving this tonight and moving it forward to Council, recommends -- sorry --
recommending approval to Council, would you be willing to meet with those neighbors
again to see if you could get a little closer with -- I don't know if there is any minor
modifications you could do to this site plan that would make them feel more comfortable
with it, but it sounds like you really only have a couple neighbors that you need to --
Homan: Right.
Holland: -- work with and at least get their voice heard.
Homan: I would meet with them again. I -- we had a neighborhood meeting out there
and they were pretty strong on not having any development period. So, I tried to explain
that it will actually make their values go up. If they want to sell I would be interested in
buying and, you know, at the time they didn't have any interest. So, I'm just trying to
follow the comp plan and what's allowable and I did add an extra amenity -- was only
required to have one in the common area and, then, I decided to put picnic tables, two
barbecues and the covered patio, adding a garden space for the residents in the
subdivision and that public road we are just complying with ACHD, what they want along
Larry Lane there. All the property that we would be improving is on our property. So, we
wouldn't be encroaching his garage or anything like that. That's about all I had to add.
Fitzgerald: Commissioner Holland, do you have follow up or is there an additional
question?
Holland: No. That was it. I was just wanting to know if you would be willing to still -- at
least try to meet with them one more time just to see if you could ease any concerns with
those other two landowners.
Homan: I would be willing to try to meet with them again if they wanted to meet before
we, you know, go to City Council.
Holland: Thank you.
Holland: Yeah. Thank you.
Fitzgerald: Any additional comments or questions?
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Pitzer; Mr. Chair?
Fitzgerald: Commissioner Pitzer, go ahead.
Pitzer: Okay. Thank you. So, in working with the neighbor directly to the north where
this road is -- and I looked this up on the -- on a satellite map and it's going directly into
his property. Have you talked with them about possibly any temporary buffer or anything
like that that can -- that can help ease the strain of putting this -- this in at this time?
Homan: Usually I put up a perimeter fence or, you know, I can put some trees in. I did
mention that when we had the neighborhood meeting and I -- I have no problem putting
up a screening fence -- a six foot high fence.
Pitzer: So -- so, you would be amenable to meeting with the neighbors on -- on trying
to --
Homan: Mitigate the screening, yes.
Pitzer: Yes. Okay. All right. Thank you.
Homan: You're welcome.
Pogue: Mr. Chair, is there any way that staff can pull up what Commissioner Pitzer just
indicated she looked at on Google Maps or where -- where did you look at that,
Commissioner?
Fitzgerald: Commissioner Pitzer, where were you -- you are on mute, ma'am.
Pitzer: Sorry. Yeah. No. I just went to Google Maps and pulled up 5025 Larry Lane
and, then, did an aerial.
Pogue: Okay. Can the staff pull that up so everyone can see what she was looking at
and they were talking about?
Tiefenbach: This is Alan Tiefenbach. We are going to try to see if we can pull up the city
GIS here. Be patient and maybe discuss while I'm doing that.
Fitzgerald: So, I also -- while we are in public testimony still, I think there is -- someone
needs to get a legal opinion and I'm not sure who that is, if that's the neighborhood
deciding that the HOA is going to do this, but I feel like we are getting in the middle of
something that we don't want to get in the middle of and so I'm not sure -- and I know
Commissioner Seal had a similar concern. I don't feel good about approving something
or recommending approval for something that isn't got itself worked out. So, either this is
too early or there needs to be some additional conversation happen, so I'm not sure where
everybody's thoughts are, but I -- I am reluctant to get in the middle of a in-fighting
between neighbors where there may be recorded CC&Rs -- there may not be, it may not
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have been renewed, which happens all the time, especially with some of these
neighborhoods, and so-- but that's not our responsibility or the city's to give legal opinions
or give legal advice or -- or guidance to those folks that are maybe at an impasse in
regards to how it moves forward. So, initially my gut is to continue it until someone can
bring us something that says tentatively if there are HOA CC&Rs in place and that either
they are going to put an agreement on it or they are not. Just my thoughts. Anybody else
have a thought?
Seal: Mr. Chair?
Holland: Mr. Chair?
Fitzgerald: Go right ahead.
Holland: I would say I -- you know, the -- the development itself I don't really have a
concern with the way it's laid out, especially if they rotate those last few lots. I appreciate
the extra amenities that they have thrown in there. We could always make a
recommendation to approve -- ask that they would have the conversations with neighbors
and figure out the pending litigation situation before they bring it to Council. That might
be another option.
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: I pulled up the same picture Commissioner Pitzer had on her screen and I
think it would be a good idea if we all took a look at that. In general, yeah, I agree, I would
rather not get in the middle of the neighbors and a CC&R legal battle and have this move
forward before the legal battle has a chance -- if there is going to be one, has a chance
to play out, but, yeah, the way that -- on the road -- might want to change the way that --
that entrance comes through there.
Pitzer: Mr. Chair?
Fitzgerald: Commissioner Pitzer.
Pitzer: In looking at the -- the written testimony that was presented on there they say that
there are means to -- within the neighbors to mitigate the CC&Rs to have them go away.
So, I think that that is something that needs to be looked at between the property owners
before -- I think this is premature.
Fitzgerald: Yeah. I'm -- that's kind of where I'm leaning is -- too, is I don't want to send
them to City Council unless this has fully worked itself out. That's our job, not theirs kind
of thing. But I would love to see -- so we all have the same picture, if we can zoom in on
that a little bit. Some of the trees are covering it up, but that's a pretty -- if we are doing
a half plus 12 on that road, it's going to be tight to that person's house.
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Seal: Mr. Chair?
Fitzgerald: Commissioner Seal.
Seal: Just -- and I'm just thinking out loud here, but -- I mean if -- if we don't -- I guess if
we don't act on this, then, I don't know that anything will change, because I don't think the
neighbors getting together is going to produce anything, because they are kind of at a
stalemate. It takes 75 percent of the property owners to change anything and just with
the people that are against it they are not going to make 75 percent, so I mean how do
we -- how do we not get ourselves in the middle of it, but go -- go far enough that legal
matters have to be taken into account.
Fitzgerald: Well, I think --
Seal: Sorry.
Fitzgerald: No. You're fine. I think it's either you continue it and give a stipulation that
we will continue it until you -- at a date not certain until documentation can be showcased
this thing can be developed in a free and clear manner or something or there is agreement
between --to vacate the CC&Rs or there is no active CC&Rs. There is a lot of information
I think that's missing right now for us to make a good decision, because I lived in a
neighborhood that was built similar to this one when I was growing up and the CC&Rs
need to be renewed, they need to be recorded again in lots of cases and so there is a
potential that there is some research that needs to be done by somebody and that's not
our city -- county -- our city attorney's offices job, that's the applicant's job, and so I --
that's my gut is if this is a development that wants to move forward they need to do the
homework and the work to get it squared away. Just like bringing legal descriptions in.
That's the job on the applicant's side is to make sure everything's free and clear and ready
to go and we don't need to hop in the middle of it. That's just -- that's not good planning
for the city. If annexation is our one time to make it -- you know, these stick and things
do go right and we have got three neighbors saying one thing and two neighbors saying
another thing and I don't want to get in the middle of that. That seems sticky and that's
not a good situation. That's my thoughts, Commission, for a reason. So, that's just my
-- my position, but I am more than willing to take input from everybody and -- because I
can be swayed. So, let me know your thoughts.
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: I would at a minimum want to continue this to see exactly how that road going
forward would affect the property owner to the north. At a minimum. I think the plat needs
to be looked at fully with that road fully done and if that plat can even move forward.
Fitzgerald: Okay.
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Holland: Mr. Chair, did we ever close the public hearing or are we still open right now?
Fitzgerald: We are still open.
Holland: Well, I think -- I mean after all the thoughts that are out there I think I would echo
what you just said. I think that that's smart for them to kind of work it out and bring it back
to us when it's ready. Unless anybody else has comments first.
Seal: I think a continuance is probably the smart way to go on this.
Fitzgerald: I think you do it with a direction for them -- we want to help solve it if it can be
solved and -- not that we have a problem with the development -- initially I don't think we
do. But we can't solve something that isn't ready to be solved yet. So, give them direction
to like work through it or get legal opinions or figure out what the county says and, then,
we can help them go from there.
Holland: Okay. Mr. Chair, I move to continue -- continue file number H-2020-0048 to a
hearing date uncertain in the future for the following reason, that we would like the
applicant to either work with neighboring property owners to come up with a resolution on
if this development could go forward, establish the validity of the existing CC&Rs in Ada
county and/or get a legal opinion on whether or not those are valid or, C, workout
whatever pending litigation situations are -- are present before it comes back before this
commission and also to lay out and show us how Larry Lane would come through in the
future and what the impact would be on the neighboring property owners.
Pogue: Mr. Chair, I recommend to the motion maker to ask the clerk for a date certain
and amend your motion to include a date certain.
Fitzgerald: How do we do that, Andrea, without having knowledge of when that
documentation or research can be done?
Holland: You want us to just aim for a couple months out and, hopefully, they can get it
done by then?
Pogue: We need to ask the clerk for a date certain.
Fitzgerald: Okay.
Weatherly: Mr. Chair, Members of the Commission, we are available to notice for August
20th. There is nothing scheduled for any date thereafter.
Fitzgerald: So, go to September I think. We just put them on the 20th and give them a
chance to work through it. What's the next September days, Madam Clerk?
Weatherly: Mr. Chair, that would be September 3rd. The next date thereafter would be
September 17th.
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Holland: What do we think? The 3rd or the 17th, folks?
Fitzgerald: 3rd works.
Holland: I will make a modification to my motion to set the date certain for the hearing
date of September 3rd of the Planning and Zoning Commission.
McCarvel: Second.
Fitzgerald: I have a motion and a second to continue the file number H-2020-0048 to the
date of September 3rd. All those in favor say aye. Any opposed? Motion passes.
MOTION CARRIED: SIX AYES. ONE ABSENT.
G. Public Hearing for Ustick Marketplace Storage (Phase 2) (H-
2020-0051) by Rick Steward with Babcock Design, Located at
3535 N. Records Ave.
1. Request: A Conditional Use Permit for a self -service storage
facility consisting of 116 +/- units on 1 acre of land in the C-G
zoning district.
Fitzgerald: Thank you very much. Moving on to the last item on the agenda, which is
H-2020-0051 , Ustick Marketplace Storage. Alan, I think the staff report is yours again.
We will start with you, sir.
Tiefenbach: That would be me, Mr. Chair. We are just fumbling through the multimedia
here remembering that --
Fitzgerald: Yes, sir.
Tiefenbach: Remembering that computers make life easier. Okay. So, this is a
conditional use for a property that's on one acre of land. It's presently zoned to
commercial. It's located at the southwest quadrant of North Records -- sorry. North
Records Avenue and West Bald Cypress. There is already an existing self storage facility
on this project. It was approved by a CZC last year. That existing facility has 341 units
and ten buildings. It's bordered by single family and multi-family to the north and to the
east. To the south and to the west is commercial. It's directly behind the Lowe's that's
existing there now. The comprehensive -- the future land use map recognizes this for
mixed use regional. So, this is a proposal to add -- so, there is like -- this for a conditional
use to add an additional 116 units in three buildings. Staff is recommend --
recommending approval on this. You can -- see if I can zoom forward here. Showed a
picture of the site plan, which also I'm showing you the landscape plan. What you see in
color there on the north is what is being proposed to be added. What you see there in
gray is what's existing there now. The building would utilize -- utilize the same
architecture materials as what's there now. The existing buildings -- as built right now is
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a very attractive self storage facility. You can see on the pictures on the right there the
top one shows what's there now. One thing I think is important to show you is if you look
at the top right picture that shows an existing buffer that's along North Records, that buffer
very effectively screens this property and softens it down. It's very attractive. However,
if you look at the buffer along West Cypress -- Bald Cypress there on the north, it's much
less and the original landscape plan for this property also just shows where the trees are
and no other landscaping. Staff believes that if they were to landscape that northern
buffer just as the one on the east along North Records, it would, again, result in a very
nice attractive development. So, that is staff's only recommendation on this one is we
support it. We think it will be a high quality development. We just think that they need to
-- to landscape it, basically, to be consistent with what -- with what was done on the most
recent CZC. They -- I have talked to the applicant about this and they are amenable to
this. The one thing I want to mention -- there is a mistake in the staff report where I'm --
where I'm asking you to recommend approval to the City Council and that's my bad.
Actually, the Planning Commission is the approval authority on a conditional use. So, if
you were to vote in favor of this you would be the final decision making authority. And
with that I have nothing else to say.
Fitzgerald: Thank, Alan. Appreciate it. Are there any questions for Alan on this
application? Hearing none currently, would the applicant like to add anything or come
and present?
Stewart: Yeah. Can you -- can you guys hear me?
Fitzgerald: Yeah, Rick, go right ahead. Please state your name and your address for the
record, please.
Stewart: You bet. Thank you for your time, Mr. Chair, fellow committee members and
staff. My name is Rick Stewart. I work for Babcock Design. We are the architect of
record and I live at -- or I reside at 800 West Main, Suite 940, Boise, Idaho. 83702. And
just like to follow up with what Alan had said. We -- we are continuing on with the phase
one development of a storage facility off of North Records and West Bald Cypress Way.
We will be adding three more buildings to increase the unit count to 116 units. In addition
to the existing unit count on phase one we will be continuing the traffic patterns throughout
the site to make sure that it is continuous throughout the site. All the materials that are
used on phase one are also going to be used on phase two. The same design language,
if you want to call it that, is going to be carried over to this new phase. We did respond
to the staff report and we are amenable to all the conditions presented by staff.
Fitzgerald: Very good. Are there any questions for the applicant? Seeing, none, hearing
none, Mr. Stewart, we appreciate you being here, sir. We will see if there is anybody here
to testify on this and, then, we will let you close. Madam Clerk, is there anyone who would
like to testify on this application?
Weatherly: Mr. Chair, besides Mr. Stewart signing in, Ryan also signed in and, Ryan, I
believe I brought the correct Ryan over, so you can unmute yourself.
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Montoya: Yes. Thank you very much. And I'm here representing the ownership group.
My name is Ryan Montoya and I reside at 1523 Eastside Court, Boise, Idaho. 83706. 1
want to say thank you, Commissioners and staff, for helping us get through phase one.
We are excited to build the second phase and propose this in front of you tonight and our
intention, as Rick said, is to continue on the intentions from the first phase into the second
and add some additional units and square footage that's available for rent and with that I
will stand for any questions.
Fitzgerald: Thank you, Mr. Montoya. We appreciate you being here tonight. Are there
any questions for him? Thank you, sir. Madam Clerk, is there anyone else who would
like to testify?
Weatherly: Mr. Chair, no one else has indicated a wish to testify.
Fitzgerald: Thank you, ma'am. If there is anyone on Zoom that would like to testify or in
the audience, if there is anyone left, please, raise your hand and we will make sure you
get heard. Just pause for a second. Mr. Seal is not-- or Commissioner Seal is not giving
me the eye that there is anyone in the audience, so --
Seal: The room is empty.
Fitzgerald: With that pause --with that pause being taken, can I get a motion to close the
public hearing. Or, actually, I'm sorry. Mr. Stewart, do you want to say anything
additional?
Stewart: And I would just like to follow up with Mr. Montoya and extend my thanks to Mr.
Chair and the rest of the Commissioners, as well as staff, in just the -- the great job that
you guys do. It's been a pleasure working with --with -- I have directly worked with Sonya
mostly and Bill Parsons and I have gotten to know Alan very well and I appreciate the
attention to detail that you guys have and all the efforts that you do. It's -- it's been a
pleasure. Even though it's been a marathon tonight, it has been somewhat of a pleasure
to learn what you guys go through in each one of these meetings. So, I do greatly
appreciate it.
Fitzgerald: Well, we appreciate you guys being willing to stay -- hang with us until 11:00
o'clock, so thanks to you and Mr. Montoya for being a part and for -- sorry you got stuck
at the end of that marathon, but we appreciate you guys being here and appreciate the
effort. Can I get -- with that can I get a motion to close the public hearing?
Pitzer: Mr. Chair?
Fitzgerald: Commissioner Pitzer.
Pitzer: I move that we close public hearing testimony for H-2020-0051.
Seal: Second.
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McCarvel: Second.
Fitzgerald: I have a motion and a second to close the public hearing. All those in favor
say aye. Any opposed? Motion passes.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Holland: Mr. Chair?
Fitzgerald: Commissioner Holland.
Holland: I'm going to throw mine out in the beginning and be done with it, but I think it
makes sense, it's where storage should be kind of tucked back behind stuff. They do nice
landscaping. It looks like a nice development. I have got no concerns with the one acre
conditional request.
Fitzgerald: I completely agree with exactly what you just said.
McCarvel: Mr. Chair?
Fitzgerald: Commissioner McCarvel.
McCarvel: After considering all staff, applicant, and public testimony I move to approve
file number H-2020-0051 as presented in the staff report for the hearing of July 9th, 2020.
Pitzer: Second.
Fitzgerald: I have a motion and a second to recommend -- or to approve File No. H-2020-
0051. All those in favor say aye. Any opposed? Motion passes.
MOTION CARRIED: SIX AYES. ONE ABSENT.
Fitzgerald: Thank you, Mr. Stewart, Mr. Montoya, Good luck and thanks for all you are
doing out there. Appreciate it.
Stewart: Thank you.
Fitzgerald: Have a great evening.
Holland: I think Commissioner Pitzer should make this last motion.
Fitzgerald: Absolutely.
Pitzer: Mr. Chair, I move that we close the meeting -- close the hearing.
Fitzgerald: Adjourn.
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Holland: Second.
Fitzgerald: I have a motion and a second to adjourn. All those in favor say aye. Any
opposed? Hopefully not. Thanks, team.
MEETING ADJOURNED AT 10:55 P.M.
(AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.)
APPROVED
8 1 6 2020
RYAN FITZGERALD - CHAIRMAN DATE APPROVED
ATTEST:
CHRIS JOHNSON - CITY CLERK
Planning and Zoning Hearing Outline and
Presentations
Changes to Agenda: None
Item #4A: Modern Craftsman at Black Cat (H-2020-0022)
Application(s):
Rezone, Short Plat, Development Agreement Modification, Conditional Use Permit, Private Streets, and Administrative
Design Review.
Size of property, existing zoning, and location: This site consists of 23.63 acres of land, zoned C-C and R-15, located at the
northeast corner of Black Cat Road and Chinden Boulevard.
Adjacent Land Use & Zoning: R-4 and R-8 zoning and residential to the North; C-N zoning and future church site to the East;
Chinden Blvd (Hwy 20/26) abuts the site to the south with Residential and a small portion of L-O zoning on the south side of Chinden;
N. Black Cat abuts the site to the west with C-C zoning and future commercial planned on the west side of Black Cat, north of Chinden.
History: AZ-06-004; MI-06-010/011; MI-07-004; MDA-10-004; MDA-14-006; (DA #’s 106151219, 107025555; 107141993, 110059432,
& 2014-065517)
Comprehensive Plan FLUM Designation: Mixed Use Community (MU-C)
Summary of Request: (Maps) The application before you is a request for Rezone, Short Plat, Development Agreement Modification,
Conditional Use Permit, and Private Streets. The Private Street application is a Director level administrative review and is not
specifically being voted on tonight. In addition, only the CUP can be approved or denied as a final action by the Commission; the
Commission is the recommending body on the remaining Rezone, Short Plat, and DA Mod applications.
(CUP Plan) The subject site consists of approximately 23 acres of land currently zoned C-C and R-15. The requested rezone is to
simply move the boundaries of the existing zoning but not to change to any other zoning designations. The future land use designation
on this property is MU-C which generally requires 3 distinct land uses and any residential use is to be constructed at 6-15 du/ac.
Modern Craftsman is proposed with a gross density of 8.7 du/ac. When analyzing projects within the MU-C future land use designation,
the approved and/or developed land uses nearby must also be taken into account. The proposed project offers an area of commercial
zoning that should accommodate multiple future uses. The commercial area is proposed with two building sites that have multiple
suites so there is potential that multiple distinct land uses will be available on-site. Staff has also taken into account adjacent land uses:
Directly to the east of this site is the future Rock Harbor Church site, a different use than proposed with this project. Within a half mile to
the west and off of Chinden Blvd., a mixed use project (Central Valley Plaza/Pollard Subdivision) is approved and will offer multiple
additional uses and employment opportunities that these future residences could use. Within a half mile to the east, the new Costco
building has been approved and is in the process of receiving building permit approval. Directly across N. Black Cat, more commercial
development is proposed within the Fairbourne Subdivision. Therefore, Staff finds that there is adequate commercial proposed with this
site and adjacent properties to satisfy the mixed use requirements in this regard.
Access for this development is proposed via private streets off of N. Black Cat Rd. and W. Tree Crest Way, the street abutting the site
to the north. The two proposed access points to Black Cat Road have been approved by ACHD but typically access to Black Cat is
limited by the City. The Applicant may request from City Council to keep the two access points as proposed, in accord with UDC 11-3A-
3. The Applicant is also proposing an access in the northeast corner of the property that connects to a shared driveway with the Rock
Harbor Church site. Private streets are proposed throughout the development, with two running east-west and two running north-south.
Access via Chinden Blvd. is prohibited and is not proposed. Due to the nature of the proposed use, Staff believes private streets are
appropriate in this development. The proposed private streets appear to meet all UDC requirements except for the requirement that
they be on their own common lot or within an easement. Staff has recommended a condition of approval to revise the plat and correct
this.
Other than future commercial, the proposed use on this site is multi-family residential. However, it is not traditional garden style
apartment buildings; it is a hybrid of single-family style homes within a multi-family development (multiple buildings on one building lot).
The proposed units are a majority of single-story one, two, and three-bedroom detached units without garages. The Applicant is
proposing traditional apartment style parking but some units do have attached one-car garages. Townhomes are also proposed and all
of these units have attached garages on their first floor. Largely, the proposed residential units in this development look like detached
single-family homes but have on-street parking and less private open space than a standard 4,000 or 8,000 square foot lot.
(Parking Plan) Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for multi-family
dwellings based on the number of bedrooms per unit. The submitted and revised plan named “Conditional Use Plan” shows 497
spaces for the entire development. 436 are proposed for the residents, 28 are reserved for the clubhouse, and the remaining 33 are for
the proposed commercial. Of the 436 for the residential units, 179 spaces are uncovered, 134 are covered carport spaces, and the
remaining 123 are garage spaces. The minimum amount of parking required for the multi-family portion of this development is 360
spaces, with 196 of those required to be covered. Therefore, the proposed parking counts exceed the minimum UDC requirements.
The commercial areas proposed in the southwest corner of the site is shown as 12,789 square feet that would be spread across two
building pads—the smaller pad, approximately 2,000 square feet, shares a plaza with the tot-lot and open space area near the west-
central portion of the site. For commercial uses, the parking requirement is one space for every 500 square feet and the proposed
commercial area requires a minimum of 26 spaces. The Applicant has proposed 33 spaces for the commercial area, exceeding the
minimum amount required by the UDC. A portion of the proposed parking directly abuts the street and those utilizing the commercial
parking would have to back into or drive directly onto the private street in order to exit those spaces. This is not prohibited by code but
is far from ideal. Staff believes this type of parking set up may cause additional accidents and therefore recommends a redesign of the
parking for the proposed commercial area. This redesign should minimally include a 5-foot wide landscape island along the edge of this
proposed parking area to eliminate this conflict. The Applicant shall still provide the required number of parking stalls based upon the
gross floor area of the proposed commercial area.
(Open Space) Open space requirements for this project are two tiered; the project must meet the general 10% open space requirement
and the common and private open space requirements in the specific use standards for multi-family development. Based on the
proposed plat of 21.59 acres, a minimum of 2.16 acres of qualified common open space should be provided to satisfy the 10%
requirement. Based on the size of the residential units, 55,000 square feet (or 1.26 acres) of additional qualifying common open space
should be provided to satisfy the specific use standards. In total, the minimum amount of common open space to be provided should
be 3.42 acres. The Applicant has proposed a total of 3.78 acres of qualified open space; of which 2.36 acres qualifies for the minimum
10% requirements and amounts to approximately 10.9%. The remaining 1.42 acres of open space meets the requirements for the
specific use standards by approximately 10,000 square feet. In addition to the common open space, the Applicant is proposing vastly
more private open space than is required by the specific use standards. The specific use standards require at least 80 square feet of
private usable open space per unit; the Applicant is proposing, on average, 419 square feet of private usable open space per unit.
(Pedestrian Circulation) The Applicant and Staff worked closely and diligently to design the open space in such a way to integrate the
commercial with the residential as required in the MU-C policies and goals. This integration and the proposed use allows for increased
pedestrian connectivity. The open space meeting the requirements in 11-3G consists of a 10-foot multi-use pathway within the Chinden
Blvd. landscape buffer, common lots with open space areas, and required street buffers along adjacent roadways. The areas satisfying
the specific use standard requirements consists of the mews between unit blocks (including the long vista that connects the east side of
the development with the west side of the site), some end cap landscaped areas along streets, and smaller areas of open space that
meet the minimum 20’ x 20’ dimensions. All in all, Staff finds that the proposed common and private open space as sufficient for a
project of this size and proposed use.
There are a number of amenities proposed within this development. The multi-use pathway is a qualifying site amenity that meets the
requirements in 11-3G-3. The following amenities are proposed to meet the specific use standard requirements: a clubhouse with
offices for rent by the residents, a tot-lot, a swimming pool, picnic shelters with BBQ areas, a plaza, and a community garden. The
proposed dog park area seen on the open space exhibit is not a qualifying site amenity due to it not meeting UDC requirements as
such. In addition, the Applicant is proposing 102 self-storage lockers (each locker is 12 square feet) spread throughout each of the
garage buildings so that residents may store small amounts of personal items onsite and near their units. This is also not a qualifying
site amenity but Staff finds that these will likely be used often.
(Elevations) The applicant has submitted a concurrent design review application for the submitted elevations and staff finds the
submitted architecture of the residential portion of the development complies with the ASM except for those elevations for the proposed
townhome style units. To ensure compliance with the ASM, the Applicant should create differentiation between some of the 6-plex,
townhome buildings through differing architectural designs and color palettes. Staff is recommending conditions of approval to correct
this. Commercial elevations were not submitted with this application but future buildings should incorporate similar architectural
features to ensure a cohesive design as envisioned by the Comprehensive Plan and ASM. A separate DES will be required for the
Commercial portion of the development.
Written Testimony: The City has received a number of written testimonies. These are the main points of discussion throughout the
received written testimony:
Too much density with the proposed development;
There is minimal open space so the residents will flock to nearby subdivisions;
Request to make this site more like the Spurwing Development to the northeast;
School enrollment and capacities;
Nearby residents would prefer a 55+ gated community or more “upscale” retail space.
Staff Recommendation: Staff recommends approval of the requested applications with the DA provisions and the conditions of
approval contained 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-
2020-0022, as presented in the staff report for the hearing date of July 9, 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-
0022, as presented during the hearing on July 9, 2020, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2020-0022 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: Epic Storage Facility (H-2020-0058)
Application(s):
Rezone and Conditional Use Permit
Size of property, existing zoning, and location: This site consists of 4.43 acres of land, zoned R-8, and is located at 1345 W.
Overland Road.
Adjacent Land Use & Zoning: RUT and Residential to the East (application in process for new subdivision); R-8 and Residential to
the South; R-15 and Multi-family residential to the Southwest; R-8 and Civic use to the West (Fire Station #6); Overland Road abuts the
site to the north and on the other side of Overland is I-L zoning with an RV sales and maintenance businesses (Bish’s RV and Camping
World).
History: AZ-04-027; County approved CUP for a Church/Event Center (date unknown).
Comprehensive Plan FLUM Designation: Commercial and Medium Density Residential
Summary of Request: (Maps) The request before is for a Rezone and Conditional Use Permit for Epic Storage Facility. The Applicant
is requesting a rezone to change the existing R-8 zoning to the C-G zoning district, general commercial. The Applicant is also
requesting conditional use permit approval for a storage facility. The subject site is surrounded by existing City of Meridian zoning and
development to its north, west, and south. Directly to the east the City is processing a new residential subdivision. Directly across W.
Overland Road (an arterial street) there is I-L zoning with two RV uses currently existing—Bish’s RV and Camping World of Meridian.
Directly to the west (along the northern half of the site) is the new Meridian fire station, and abutting the site on the southern half of the
west boundary is a multi-family residential development. This parcel has both the Commercial and Medium Density Residential future
land use designations. The addition of the Commercial designation spawned the proposal to rezone this property.
(Site Plan) The proposed new land use is a form of RV storage and is a conditional use in the proposed C-G commercial zoning
district. However, the proposed use is not a traditional RV self-storage as our code depicts; Staff must assess proposed uses with
those listed in the UDC use tables for each zone. Precision Storage Concepts, the actual business proposed here, is a more
encompassing commercial business than traditional self-storage by providing a valet, “drop and go,” system that requires customers to
only drop off their trailers and RVs; they will not park them nor store them themselves. Precision Storage Concepts is intended to be a
full service RV and trailer business that includes a wash before each use, supply stocking of the vehicle, and maintenance checks on
standard items such as batteries, water, refrigerator, and tire pressure. In addition, a majority of the storage and business will occur
within a large, single-story building. There is also intent for ancillary outdoor storage of vehicles and trailers that will be stored on the
asphalt area between the office in the back of the parcel and the main building along Overland Road, as seen on the site plan.
Because this property is already zoned residential and development to the south/southwest and to the east is residential, Staff has
concerns with the request for C-G zoning. This concern lies with the potential for a higher intensity of commercial use next to said
residential if this property is rezoned to C-G but never develops as proposed. Staff would prefer to see lower intensity zoning on this
property that is still commercial but will help Staff ensure a more disruptive use is not principally permitted and so easily attainable if
this project is not completed fully. Therefore, Staff is recommending changing the requested rezone of C-G to be C-C instead. Self-
service storage (the use Staff has to place the proposed use into) is still a conditional use in the C-C zone and will not affect the future
operation of this use.
(Landscape Rendering) Access to the site is proposed via an existing curb cut from W. Overland Road, an arterial street. ACHD
approves of this access point as the proposed use is a commercial use and vehicle trips to the location is presumed to be minimal
when compared to a residential development. The specific use standards require a secondary access for storage facilities and the
Applicant is proposing one at the eastern boundary that lines up with a proposed common driveway in the adjacent Sagewood West
development currently being processed. This Applicant and the Applicant for Sagewood West have worked together to align this
emergency only access. As part of proposing a commercial zoning and use, a 25-foot landscape buffer is required adjacent to any
residential uses. The Applicant is showing this buffer on the submitted landscape plans but the buffer does not appear to meet the UDC
requirement of landscape vegetation within the required buffer. Staff has recommended a condition of approval to correct this.
(Renderings) The Applicant submitted conceptual renderings and conceptual elevations of the new proposed storage/commercial
building. The originally submitted plans do not meet all of the standards as required for commercial development in the Architectural
Standards Manual (ASM). This application does not include Design Review but staff recommended certain conditions to ensure any
future commercial building on this site is built to a premier standard as intended by the ASM. In response to these conditions in the staff
report, the Applicant has provided revised elevation renderings that appear to respond to most of Staff’s concerns to some level. Staff
believes some additional tweaks should take place but these can happen upon Certificate of Zoning Compliance and Design Review
application submittal. Overall, the revised elevations are an improvement.
Written Testimony: None
Staff Recommendation: Staff recommends approval of the requested Rezone and Conditional Use Permit pursuant to the DA
provisions and conditions of approval in the staff report. (Condition 5 should be removed as the Applicant has corrected these with the
new renderings).
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-
2020-0058, as presented in the staff report for the hearing date of July 9, 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-
0058, as presented during the hearing on July 9, 2020, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2020-0058 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
Item #4C, D, E: Apex \[MDA, AZ, RZ – H-2020-0066; PP (NW) – H-2020-0056; PP (SE) – H-2020-0057\]
Application(s):
Development Agreement Modification
Annexation The property owner of the land proposed to be annexed has requested continuance of this application to a later
Commission meeting in order to re-notice the application for a change in zoning from all R-2 to R-2 & R-4
Rezone
(2) Preliminary Plats
Size of property, existing zoning, and location: The annexation portion of the site consists of 40.09 acres of land & the rezone
portion of the site consists of 384.97 acres of land, generally located east of S. Meridian Rd./SH-69, ½ mile north of E. Columbia Rd.
and ¼ mile south of E. Amity Rd.
Adjacent Land Use & Zoning: This property is surrounded primarily by rural residential/agricultural uses, zoned R-4, RUT, C2, & R1.
History: This property (except for the annexation area) was annexed as part of the South Meridian Annexation, initiated by the City, in
2015. The purpose of the annexation was to obtain easements and construct infrastructure for extension of City sewer and water
service in the southern portion of the City. A placeholder zoning of R-4 was given to these properties & a DA was required as a
provision of annexation that is required to be modified upon development of the properties.
Comprehensive Plan FLUM Designation: 39+/- acres (LDR); 206+/- acres (MDR); 21+/- acres (MHDR); and 120+/- acres as MU-C.
A future school site & City Park is designated in the general area NW of the Locust Grove/Lake Hazel intersection, north of the MU-C
designated area. Another school site is designated on the east side of N. Locust Grove Rd., north of Lake Hazel Rd., just north of the
subject rezone area.
Summary of Request: Annexation of Lot 4, Block 1, Shafer View Estates, consisting of 40.09 acres of land with an R-2 zoning district
is proposed consistent with the associated LDR FLUM designation for the site. This lot was previously deed restricted as part of a non-
farm development in the County and was only allowed to be used as open space for a period of not less than 15 years from the
recording date of the plat; because the plat was recorded in 2002, this restriction has since expired. Annexation is requested because
the easterly 10 acres of the lot is needed for sewer and access to the proposed development; the remainder of the property is not
proposed to develop as part of this project. The Developer plans to develop the property between the collector street and the adjoining
Shafer View Subdivision with 1-acre lots as a transition and buffer to the existing neighborhood.
A rezone of 384.97 acres of land from the R-4 to the R-2 (0.70 acre), R-8 (144.78 + 119.28 = 264.06 acres), R-15 (76.93 acres) and C-
C (43.28 acres) zoning districts is proposed consistent with the associated MDR, MHDR and MU-C FLUM designations. Only 123.38
acres of land to be rezoned is proposed to be subdivided with this application; the remainder will be developed at a later date. A Master
Plan was submitted that shows how the property is proposed to develop with SFR homes & 2 swimming pools, commercial/office uses,
a community center, amphitheater, (2) school sites (charter & elementary school) & future development areas with a conceptual street
layout.
A modification to the existing DA’s is requested to replace the agreements with a new agreement based on the Master Plan proposed
with this application. In the MU-C designated areas where a concept plan isn’t depicted, the DA is required to be modified to include a
concept plan prior to development of those areas to ensure future development is consistent with the general mixed use guidelines &
the MU-C guidelines in the Comp Plan.
Two (2) separate preliminary plats are proposed due to right-of-way for Lake Hazel & Locust Grove Roads separating the sites. The PP
for Apex Northwest consists of 120 SFR buildable lots for the development of 88 detached & 32 attached dwelling units (all alley-
loaded), 11 commercial buildable lots and 14 common lots on 41.75 acres of land in the R-15 & C-C zoning districts. The minimum lot
size proposed is 2,863 s.f. with an average lot size of 3,885 s.f. The gross density proposed is 5.62 units/acre with a net density of
11.21 units/acre. The subdivision is proposed to develop in 3 phases as shown on the phasing plan.
The PP for Apex Southeast consists of 237 SFR buildable lots (front- & alley-loaded), 2 commercial buildable lots, 30 common lots and
10 other (shared driveway) lots on 81.63 acres of land in the C-C & R-8 zoning districts. The minimum lot size proposed is 4,840 s.f.
with an average lot size of 7,058 s.f. The gross density proposed is 3.75 units/acre with a net density of 6.17 units/acre. The
subdivision is proposed to develop in three (5) phases as shown on the phasing plan.
Overall, a total of 357 SFR buildable lots, 13 commercial buildable lots, 44 common lots and 10 other lots are proposed between the
two subdivisions at a gross overall density of 4.22 units/acre & a net overall density of 7.27 units/acre.
There are no existing structures within the boundaries of the proposed plats. The Northwest Williams Gas Pipeline crosses the NE
corners of both subdivisions. Development within this area should comply with the Williams Developers’ Handbook. No structures
should be located within the easement.
In Apex NW, (2) public street access are proposed via E. Lake Hazel Rd. & two (2) public street accesses are proposed via S. Locust
Grove Rd., both arterial streets. Collector streets (E. Crescendo St. and S. Apex Ave.) are proposed in accord with the MSM. In Apex
SE, (3) public street accesses are proposed via S. Locust Grove Rd. & two (2) public street accesses are proposed via E. Lake Hazel
Rd. Collector streets (E. Tower St., S. Vertex Way and E. Via Roberto St.) are proposed in accord with the MSM. Alleys are proposed
for access to homes in Apex NW and local streets, alleys & common driveways are proposed to access in Apex SE. Cross-
access/ingress-egress easements are required to be provided between all commercial lots.
The Applicant has proposed to enter into a Cooperative DA with ACHD to improve Lake Hazel & Locust Grove Roads abutting the site
with additional travel lanes, curb, gutter, planter strips and sidewalk with the first phase of development.
Multi-use pathways are required to be provided with development along the south side of Lake Hazel Rd. connecting Locust Grove Rd.
to the pathway in Discovery Park, within the Williams Pipeline easement and as otherwise required by the Park’s Dept. in accord with
the PMP.
A minimum 10% qualified open space is required to be provided in each subdivision. Open space exhibits were submitted that appear
to meet the minimum standards; however, some areas were included that don’t qualify such as common areas in the C-C zoning
district. To ensure the developments comply with the minimum standards, staff recommends the exhibits are revised prior to the
Council hearing; if additional open space is needed, it should be provided. Based on the area of the Apex NW plat, a minimum of (1)
qualified site amenity is required; a gazebo is proposed – Staff recommends tables & benches are also provided to qualify as a “picnic
area” amenity. Based on the area of the Apex SE plat, a minimum of (3) qualified amenities are required; a swimming pool, children’s
play equipment and multi-use pathways are proposed as amenities in accord with UDC standards.
Several conceptual perspective building elevations were submitted for the proposed SF homes & for the commercial structures planned
to be constructed in this development. Homes are a mix of 1- & 2-story units, attached & detached, with building materials consisting of
a variety of siding styles and stucco with stone/brick veneer accents. Final design is required to comply with the design standards in the
Architectural Standards Manual, single-family detached dwellings are exempt from design review standards. Because 2-story home
elevations that face arterial & collector streets are highly visible, Staff recommends the rear and/or side of structures on lots that face
these streets incorporate articulation through various specified means or other integrated architectural elements to break up
monotonous wall planes and roof lines that are visible from these street; single-story structures are exempt from this requirement.
Written Testimony: No public comments have been received on this application
Staff Recommendation: Approval with an amendment to the DA to include a new DA for the overall property per the provisions 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 Numbers H-
2020-0056, H-2020-0057 & H-2020-0066, as presented in the staff report for the hearing date of July 9, 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-
0056, H-2020-0057 & H-2020-0066, as presented during the hearing on July 9, 2020, for the following reasons: (You should state
specific reasons for denial)
Continuance
I move to continue File Numbers H-2020-0056, H-2020-0057 & H-2020-0066 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: Tara’s Landing (H-2020-0048)
Item #4G: Ustick Marketplace Storage Phase II (H-2020-0051)
Application(s):
Conditional Use
Size of property, existing zoning, and location: This site consists of 1 acre of land, zoned Commercial, and located at the
southwest quadrant of N. Records Avenue and W. Baldcypress. There is already an existing self-storage facility on the site consisting
of 341 units in 10 buildings.
Adjacent Land Use & Zoning: This property is bordered by single family and multifamily residential in Ada County to the north and
east, large commercial uses (Lowes) to the south, and vacant commercial property to the west.
History: A self-storage facility consisting of 341 units in 10 buildings presently exists on the site.
Comprehensive Plan FLUM Designation: Mixed Use Regional.
Summary of Request:
This is a proposal for a conditional use to add 116 more self-storage units in 3 buildings.
Staff Recommendation: Approval with conditions.
Notes
The new buildings would be added to the north of the existing development. The building would utilize the same architecture and
materials as what is existing. The existing development, as built out, is an attractive self-storage facility. Staff’s biggest concern with
this proposal is that the landscape buffer as shown along W. Baldcypress to the north does not contain the same density and
landscape materials as the landscape buffer along N. Records Avenue, adjacent to the existing facility. Staff believes the N. Records
Avenue landscape buffer very effectively screens and softens the existing development. Staff is recommending a condition of approval
that the landscape plan be revised along W. Baldcypress Way to reflect a density and materials of trees, shrubs and groundcover
consistent with the existing landscape buffer along N. Records Avenue as is approved for CZC A-2018-0156 (the existing
development). The applicant’s representative has responded they are amenable to this condition.
Written Testimony: None
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2020-0051, as presented in the staff
report for the hearing date of July 9, 2020, with the following modifications: (Add any proposed modifications to conditions)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2020-0051 as presented during the
hearing on July 9, 2020, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2020-0051, to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
Application(s):
Annexation, Preliminary Plat, Zoning
Size of property, existing zoning, and location: This site consists of 6.14 acres of land, zoned RUT within the County, and located
at the end of W. Larry Lane, which is near the southwest quadrant of N. Black Cat Rd and W. Chinden Blvd.
Adjacent Land Use & Zoning:
West and North: Unincorporated Ada County, South: R-4 single family, East: R-8 single family.
Comprehensive Plan FLUM Designation: Medium Density Residential
Summary of Request: Annexation, zoning to an R-8 zone, and preliminary plat consisting of 29 buildable lots and 2 common lots on
6.14 acres.
Staff Recommendation: Approval with conditions.
Notes:
Proposal to annex approximately 6.14 acres of land, zone to R-8 and plat 29 buildable lots and 2 common lots.
There is presently a single family residence on the property. The land to the south of the property was annexed, zoned and platted for
30 lots (2.5 du/acre) as the Westbridge Subdivision and is presently in the process of building out. To the north of the property is vacant
and rural land, recommended by the FLUM as Medium Density Residential and Mixed Use Regional which recently underwent a pre-
application meeting for commercial uses and 250 +/- single and multifamily units. To the west of the property is 126.5 acres of property,
presently in the early development process as the Prescott Ridge Subdivision to allow 385 +/- single family attached and detached
units as well as future development of possible multifamily, a medical campus and an educational facility.
Access is proposed via W. Larry Lane, W. Willowside Avenue and W. Tara Ct. W. Willowside Avenue is being constructed as part of
the Westbridge Subdivision to the south; this proposal would continue W. Willowside Avenue along the western boundary of the
property and stub it to the north. W. Larry Lane, presently a cul-de-sac, would also be extended to W. Willowside Avenue to provide
access from N. Black Cat Road. A third street, W Tara Court would provide internal access into the site from N. Willowside Avenue.
The applicant will be required to construct all roads to ACHD standards, including improving W. Larry Lane as ½ of a 33-foot street
section with curb, gutter and a minimum of 5-foot wide concrete sidewalk abutting the site.
The applicant proposes approximately 10.5% of qualified open space toward the center of the development. This open space would be
accessed via a pathway between Lots 3 & 5, a micropathway to the north, and from W. Tara Court to the south. Staff has concerns with
the orientation of the lots on either side of the pathway between Lots 3 & 5. Because this pathway would run along the sides of the
houses, it would be an area of limited visibility. As Lot 7 cannot be counted as qualified open space anyway, staff recommends
eliminating Lot 7 and rotating Lots 5 & 6 ninety-degrees to align with Lots 8-10 in Block 2. This would put the backyards of Lots 5 & 6
adjacent to the pathway area and provide better visibility into the common open space. Staff is recommending this as a condition of
approval.
As of the time of the writing of the staff report, the applicant has provided a landscape plan that does not match the preliminary plat. It
shows the Larry Lane cul-de-sac further west than currently exists, and does not include the common open space and pathway at the
north of Lot 10. Staff is recommending the common open space and pathway be shown in a separate lot as a condition of approval.
Staff has informed the applicant on several occasions that at least one amenity is required in this development, although the landscape
plan as submitted does not reflect one. In subsequent meetings after the staff report went out, the applicant has discussed with staff
what type of amenities could be provided. It is staff’s understanding at this time the applicant will propose a picnic area with outdoor
seating and shelter, the pathway connecting the development to the land to the west, and possibly a community garden. Staff has
added the requirement of an amenity as a condition of approval as well as recommended the PC discuss what would be appropriate.
Written Testimony: Staff has received several letters of concern from adjacent neighbors in regard to the density, the extension of W.
Larry Lane, and existing covenants that limit the size of properties in the existing Compton Subdivision Number 2 to one acre or
greater. These documents were created outside of City jurisdiction through the County. Staff has taken the position that this is a civil
matter.
Staff has also received one letter of support from an adjacent neighbor.
Possible Motions:
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H-
2020-0048, as presented in the staff report for the hearing date of July 9, 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 File
Number H-2020-0048, as presented during the hearing on July 9, 2020, for the following reasons: (You should state specific
reasons for denial)
Continuance
I move to continue File Number H-2020-0048 to the hearing date of (insert continued hearing date here) for the following
reason(s): (You should state specific reason(s) for continuance)
h2
Planning & Zoning Commission MeetingJuly 9, 2020
Slide 1
h2 Agenda Item Numbers/Order:
hoodc, 12/19/2006
FLUMPLANNED DEVELOPMENT
FLUMPLANNED DEVELOPMENT
FLUMPLANNED DEVELOPMENT
FLUMPLANNED DEVELOPMENT
FLUMPLANNED DEVELOPMENT
PIP
CiWE IDIAN ITEM SHEET
Council Agenda Item -4.A.
Presenter:
Estimated Time for Presentation: 0
Title of Item - Public Hearing Continued from May 21, 2020 for Modern Craftsman at Black
Cat (H-2020-0022) by Baron Black Cat, LLC, Located in the northeast corner of N. Black Cat
Rd. and W. Chinden Blvd. (SH 20/26)
Click Here for Application Materials
Click Here to Sign Up to Testify at Hearing
ATTACHMENTS:
yp Uploa
Staff Report Staff Report 7/7/2020
Meridian City Council Meeting Agenda July 9,2020— Page 5 of 302
I
PUBLIC HEARING SIGN IN SHEET
DATE: July 9, 2020 ITEM # ON AGENDA: 4A
PROJECT NAME: Modern Craftsman at Black Cat (H-2020-0022)
I
PRINTED FULL NAME For Against Neutral Want to Testify
YES OR NO
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STAFF REPORT C:�*%_
W IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 7/9/2020 Legend
DATE:
Project Location
TO: Planning&Zoning Commission
FROM: Joe Dodson,Associate Planner
208-884-5533 - _ -_---
SUBJECT: H-2020-0022
Modern Craftsman at Black Cat
LOCATION: The site is located in the northeast corner
of N. Black Cat Rd. and W. Chinden
Blvd. (SH 20/26),in the SW '/4 of the
SW '/4 of Section 22,Township 4N.,
Range 1 W.
L PROJECT DESCRIPTION
• Rezone a total of 23.63 acres of land for the purpose of reducing the C-C zone from
approximately 8 acres to 2.26 acres and increase the R-15 zone from approximately 15.1
acres to 21.37 acres;
• Short Plat consisting of 2 building lots and 2 common lots on 21.59 acres of land in the
C-C and R-15 zoning districts;
• Conditional Use Permit for a multi-family development consisting of 196 residential
units on 20.13 acres in the R-15 zone;
• Modification to the existing development agreements (Inst. Ws: 106151218; 107025555;
110059432; and 114054272) for the purpose of removing the subject property from the
boundaries and terms of previous agreements and enter into a new one, consistent with
the proposed development plan, by Baron Black Cat, LLC
Note: The Applicant is also applying for private streets and administrative design review. These
applications are reviewed and approved by the Director, Commission action is not required.
Analysis of the building and private street design are provided below in section V.
IL SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 23.63 (R-15-21.37 acres;C-C-2.26 acres)
Page 1
Meridian City Council Meeting Agenda July 9,2020— Page 6 of 302
Description Details Page
Future Land Use Designation Mixed Use Community
Existing Land Use(s) Commercial(tree farm)
Proposed Land Use(s) Multi-Family Residential and Commercial
Lots(#and type;bldg./common) 4 total lots— 1 multi-family residential; 1 commercial; 1
common lots;and 1 other lot.
Phasing Plan(#of phases) Proposed as one phase
Number of Residential Units(type 196 single-family,for rent units(single-family style on a
of units) single lot).
Density(gross&net) Gross—8.7 du/ac.;Net— 10.54 du/ac.
Open Space(acres,total 3.78 acres of qualified open space overall(approximately
[%]/buffer/qualified) 17.5%)—2.36 acres for 11-3G requirements
(approximately 10.9%);62,061 square feet proposed for
11-4-3-27(Multi-Family)standards.
1.89 acres of private open space is proposed(82,170
square feet;approximately 419 square feet per unit).
Amenities 5 qualifying amenities— 10' multi-use pathway;pool;
clubhouse;picnic area;and tot-lot(a dog park is also
proposed but does not meet UDC requirements to be a
qualifying site amentity).
Physical Features(waterways, N/A
hazards,flood plain,hillside)
Neighborhood meeting date;#of January 13,2020—7 attendees;
attendees: June 30,2020—4 attendees
History(previous approvals) AZ-06-004;MI-06-010/011;MI-07-004;MDA-10-004;
MDA-14-006; (DA#'s 106151219, 107025555;
107141993, 110059432,&2014-065517)
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) No
• Requires ACHD Commission No
Action(yes/no)
Access(Arterial/Collectors/State Access is proposed via private streets off of Black Cat Rd.
Hwy/Local)(Existing and Proposed) and Tree Crest Way.There are two access points proposed
off of N.Black Cat and one off of W. Tree Crest Way.
Traffic Level of Service
Stub Street/Interconnectivity/Cross Applicant is proposing private streets throughout the
Access development;a stub street connection is proposed to the
eastern property in the northeast corner of the property
(Rock Harbor Church site)and will connect with one of the
driveway connections on that site.No other vehicle
connections are proposed as the subject site is surrounded
by streets on 3 of the 4 property boundaries.
Existing Road Network No
Existing Arterial Sidewalks/ Chinden Blvd(SH 20/26)abuts the southern property
Buffers boundary and is currently a two-lane roadway with no
improvements along its shoulder.There are no existing
sidewalks along the state highway;the Applicant is
proposing a 10-foot multi-use pathway within a common
lot landscape buffer that will lay outside of the future ITD
right-of-way for SH 20/26.
Page 2
Meridian City Council Meeting Agenda July 9,2020— Page 7 of 302
Description Details Page
Proposed Road Improvements
Distance to nearest City Park(+ 0.8 miles to Keith Bird Legacy Park(7.5 acres in size)
size)
Fire Service
• Distance to Fire Station 2.2 miles from Fire Station#5
• Fire Response Time This project lies within the Meridian Fire response time
goal of 5 minutes.
• Resource Reliability Fire Station#5 reliability is 80%.
• Risk Identification Risk Factor 2—residential with hazards(multi-family)
• Accessibility Proposed project meets all required access,road widths,
and turnarounds;Fire has signed off on Private Street
layout.
Police Service
• Distance to Station 8.5 miles from Meridian Police Department
• Response Time Approximately 5 '/2 minute response time to an emergency.
• Call Data Between 2/1/2019- 1/31/2020,the Meridian Police Section VII.
Department responded to 258 calls for service within a
mile of the proposed development.The crime count on the
calls for service was 14. See attached documents for
details.
Between 2/1/2019- 1/31/2020,the Meridian Police
Department responded to 5 crashes within a mile of the
proposed development. See attached documents for
details.
• Additional Concerns None
West Ada School District
• Distance(elem,ms,hs) Star Elementary—2.7 miles; Star Middle—5.0 miles;
Meridian High School—5.3 miles.
• Capacity of Schools Star Elementary—420 students
Star Middle— 1000 students
Meridian High School—2400 students
• #of Students Enrolled Star Elementary—622 students
Star Middle—704 students
Meridian High School— 1995 students
Water—Service will not be by the City of Meridian,as it falls within SUEZ North America service area.
Wastewater
• Distance to Sewer Services Directly adjacent
• Sewer Shed North Black Cat Trunkshed
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 13.9
• Project Consistent with WW YES
Master Plan/Facility Plan
• Impacts/Concerns Design and number of units clustered together is of
particular concern—staff is unclear as to how all units will
be serviced.A utility layout depicting how all of the units
will be serviced while still meeting design requirements
will be required.
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Meridian City Council Meeting Agenda July 9,2020— Page 8 of 302
C. Project Area Maps
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III. APPLICANT INFORMATION
A. Applicant:
Baron Black Cat LLC- 1401 17' Street, Ste. 700,Denver, CO 80202
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Meridian City Council Meeting Agenda July 9,2020- Page 9 of 302
B. Owner:
Same as Applicant
C. Representative:
Kent Brown Planning—3161 E. Springwood Drive,Meridian,ID 83642
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 5/l/2020
Radius notification mailed to
properties within 300 feet 4/28/2020
Site Posting 6/26/2020
Nextdoor posting 4/28/2020
V. STAFF ANALYSIS
A. Future Land Use Map Designation(https://www.meridiancity.org/compplan)
Mixed Use Community—The purpose of this designation is to allocate areas where community-
serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to
integrate a variety of uses, including residential, and to avoid mainly single-use and strip
commercial type buildings.Non-residential buildings in these areas have a tendency to be larger
than in Mixed Use Neighborhood(MU-N)areas,but not as large as in Mixed Use Regional(MU-
R)areas. Goods and services in these areas tend to be of the variety that people will mainly travel
by car to,but also walk or bike to (up to three or four miles). Employment opportunities for those
living in and around the neighborhood are encouraged.
The subject site is surrounded by existing City of Meridian zoning and development that is both
existing and planned(the adjacent parcels are entitled but some have not yet begun
construction). The proposed land use of multi family residential and commercial are consistent
with the land use types noted in the Future Land Use Map (FL UM)designation definitions and
preferred uses. The proposed product type is by definition multi family(more than 2 units on a
single building lot) but the Applicant has designed the units so to emulate single-family attached
and detached structures that share mews and pedestrian pathways rather than public streets. The
proposed unit types also provide more private open space than traditional multi family
development,furthering its feel of single family residential. In addition, certain densities are
required to be met for residential projects within the MU-C future land use designation. The
proposed project as shown is approximately 8 du/ac, meeting the 6-1 S du/ac requirement(see
community metrics above). Therefore, Stafffinds the density proposed with the short plat and
rezone is consistent with the Future Land Use Map designations of Mixed Use Community(MU-
C).
Mixed-use designations also require at least three (3) types of land uses. The proposed project
offers an area of commercial zoning that should accommodate multiple future uses. The
commercial lot is proposed with two building sites that have multiple suites so there is potential
that distinct land uses will be available on-site. When analyzing projects within the MU-C future
land use designation, the approved and/or developed land uses nearby must be taken into
account. Therefore, Staff has taken into account adjacent land uses that can be traveled between
with relative ease. Directly to the east of this site is the future Rock Harbor Church site, a
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Meridian City Council Meeting Agenda July 9,2020— Page 10 of 302
different use than proposed with this project. Within a half mile to the west and off of Chinden
Blvd., a mixed use project(Central Valley Plaza/Pollard Subdivision) is approved and will offer
multiple additional uses and employment opportunities that these future residences could use.
Within a half mile to the east, the new Costco building has been approved and is in the process of
receiving building permit approval. Directly across N. Black Cat, more commercial development
is proposed within the Fairbourne Subdivision.
Staff initially had concerns with the overall site design but the Applicant has worked diligently to
take Staffs comments into account, specifically in relation to this mixed-use policy: `Mixed use
areas should be centered around spaces that are well-designed public and quasi-public centers
of activity. Spaces should be activated and incorporate permanent design elements and amenities
that foster a wide variety of interests ranging from leisure to play. These areas should be
thoughtfully integrated into the development and further place-making opportunities considered."
The Applicant added additional commercial area to the project and moved the open space to a
more central location to help integrate the commercial with the proposed residential. Staff
particularly finds the plaza area between the clubhouse and one of the commercial buildings as a
great example of integrating the uses as the commercial building fronts on the plaza and would
offer great pedestrian connectivity for residents in this project. Staff may prefer additional
commercial on the subject site more in line with the existing zoning areas, but Staff also
understands that nearby uses help mitigate the loss of commercial zoning on this specific parcel.
Staff finds that the proposed layout generally meets the MU-C future land use designation
policies and goals.
The Applicant is also requesting to modify the recorded development agreements(Inst. #'s:
106151218; 107025555; 107141993; 110059432; and 2014-065517) for the purpose of removing
the subject property from the boundary of the previous agreements and enter into a new
development agreement(DA) consistent with the proposed development plan. Staff's
recommended DA provisions are included in Section VIII.A1. The new DA is required to be
signed by the property owner(s)/developer and returned to the City within 6 months of the
Council granting approval of the MDA by City Council and subsequent recordation.
The existing development agreement and subsequent addendums relate to a much larger area
than this specific corner on Black Cat Road and Chinden Blvd. (Highway 20126). One of the
addendums (from 2007) does directly address the existing tree farm and allows it to continue its
use as a tree farm until such time that the property is redeveloped. Because this new development
is one of the last portions of the larger area governed by the original DA to redevelop, the
Applicant wishes to remove this project site from that DA and its subsequent addendums and
enter into its own DA consistent with the proposed development plan. Stafffinds a new DA will
allow the subject site to develop in a more cohesive and clean pattern while also eliminating the
need to amend the existing DA any further.
B. Comprehensive Plan Policies(https://www.meridiancity.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).Modern Craftsman at Black Cat is
offering a new type of development within the City of Meridian by proposing single-family
attached and detached homes within a multi family setting. To both the north and to the west
(across N. Black Cat Road) traditional detached single-family homes exist and are proposed. The
Applicant hopes to add an additional housing type in this area that will delineate a new housing
use in the City and add to the housing diversity available.
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Meridian City Council Meeting Agenda July 9,2020— Page 11 of 302
"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). The
proposed site design incorporates mews,private streets, common open space, and different
housing designs within the same parcel. Much of the surrounding development, especially the
closest subdivisions, is of lower density, detached single-family development. Because of this, a
lot of the public testimony received has requested that this subject site emulate these subdivisions.
The subject site does not share the same future land use designation as the adjacent subdivisions
and therefore cannot be developed in the same way. Despite being a mixed use designation, the
Applicant has chosen to propose a development that is made up of mostly single-story structures.
The Applicant did this in order to be more compatible with surrounding residential development.
In regards to site design, the Applicant is proposing two-story townhomes along the eastern and
western boundaries; these townhomes will abut a parking lot for the adjacent Rock Harbor
Church on the east side of development and abut Black Cat along the western boundary and
landscape buffer.Also along the eastern boundary is a smaller landscape buffer(approx. 10 feet
wide) that is approximately 520 feet in length and proposed with 5 trees and a vinyl fence. The
Applicant has also proposed a few of their larger detached structures (3-bedroom units)next to
the proposed townhomes along Black Cat to help with buffering along the busy collector. Interior
of these townhomes is the main component of this project, attached and detached single-story
homes mostly laid out in a detached four Alex configuration. Sidewalks run throughout the
development and these attached and detached units making for great pedestrian connectivity
throughout the site. In addition, the Applicant has proposed two sidewalk connections out to the
proposed multi-use pathway extension along Chinden to help with interconnectivity between
parcels. Further pedestrian and open space analysis is in other sections of the staff report below.
The Applicant is not proposing any vehicular accesses onto Chinden Blvd. which is a welcomed
proposition for ITD and Staff. Reducing access points to arterial streets and state highways is a
major goal within the City's Comprehensive Plan and helps funnel traffic in appropriate
manners. Staff believes placing townhomes along Black Cat offers an appropriate buffer between
the busy collector roadway and the single-story structures that make up a majority of the
development. In addition, the subject site is bordered on three sides by public roads that have or
will have landscape buffers. These landscape buffers and the public roads should offer a needed
buffer.
"Establish and maintain levels of service for public facilities and services,including water, sewer,
police,transportation, schools,fire, and parks"(3.02.01 G).All public utilities are available for
this project site due to the existing subdivision to the north,per Public Works comments. This
project also lies within the Fire Department response time goal. Chinden Boulevard is currently
being widened in multiple places along its corridor and will connect to the planned expansion of
Highway 16. It is the intent of these road improvements to help with current and future
congestion along Chinden Boulevard. To help mitigate this, the Applicant is not requesting any
accesses onto Chinden but instead is proposing two access points to Black Cat and one access to
N. Tree Farm Way, essentially the northern border of the property.
West Ada School District has offered comments on this project and estimate an additional 156
school age children could reside in this community. Of the closest neighborhood schools, Star
Elementary is the only school shown as currently over enrolled. West Ada also notes that future
students in this area could attend the Owyhee High School and Pleasant View Elementary
School—Pleasant View is scheduled to open in Fall 2020. Staff understands that school
enrollment is a major issue to be dealt with but at least in the northwest Meridian area, some
relief appears to be on the horizon with new schools opening up soon.
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Meridian City Council Meeting Agenda July 9,2020— Page 12 of 302
Staff finds that the existing and planned development of the immediate area create conditions for
adequate levels of service to for this proposed project.
"Preserve,protect,and provide open space for recreation, conservation,and aesthetics"
(4.05.01F). The proposed project offers open space that meets and exceeds the minimum
requirements in the unified development code (UDC). The Applicant has increased the amount of
open space over the course of discussions with Staff which improves the overall project. There
are three main areas of open space in this development but smaller, qualifying open space also
exists throughout the project. These three main areas hold the proposed dog park, clubhouse and
pool, tot-lot, a plaza shared between some commercial and the open space lot, and a central vista
that connects both ends of the development with green space. This central vista is also anchored
at each end with amenities making the open space flow and feel as part of the development. See
further analysis in Section V.E and V.L.
"Explore development and implementation of architectural and/or landscape standards for
geographic areas of the City."(5.01.02F). The proposed project site is not within a specific area
plan for the City but because it is a multi family product, it is subject to design review. The
Applicant has submitted a concurrent administrative design review application that accompanies
Staffs review of the conceptual elevations. The architecture proposed throughout the residential
portion of the project offers modern design elements that include shed roof combinations that are
combined with stucco and stone sidings,finished wood as a siding and accent material, and metal
as an accent material. Staff not only finds the submitted elevations to be in compliance with the
Architectural Standards Manual but also finds this type of architecture as unique and a welcome
addition to the neighborhood.
"Establish distinct,engaging identities within commercial and mixed use centers through design
standards."(2.09.03A).As discussed above, the proposed product type and architecture would
make Modern Craftsman at Black Cat a distinct area within the City. The Applicant has worked
with Staff to offer a site design that provides some integration between the commercial and
residential product types. In addition, there is a similar look and feel in the development created
largely by the inclusion of the central vista and large amounts ofprivate open space for multi-
family development.As noted above, Staff may desire more commercial on this parcel to offer
more opportunity to be integrated, but Staff cannot and should not analyze this project without
looking at the development around the subject site, without looking from a macro view of the
surrounding area. When taking all of the surrounding area into consideration, Stafffinds that the
proposed development meets a majority of the mixed-use policies and objectives.
Staff finds this development to be generally consistent and in alignment with the
Comprehensive Plan and a majority of the mired use policies.
C. Existing Structures/Site Improvements:
The site currently houses a tree farm that has a number of small mobile home type structures.All
existing structures will be removed upon development of this site. In fact,under the terms of the
existing DA,this use was to cease long before now.
D. Proposed Use Analysis:
The proposed use is multi-family residential and commercial;the commercial area is relatively
small when compared to the residential, approximately 2 acres compared to 21 acres,
respectively. Multi-family residential is a conditional use in R-15 zoning district per UDC Table
11-2A-2. The commercial area is already zoned and there are currently no tenants in place for the
proposed commercial building suites. Because no tenants are currently known of, Staff cannot
review those uses for compliance in the C-C zoning district. Commercial buildings require
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Meridian City Council Meeting Agenda July 9,2020— Page 13 of 302
Certificate of Zoning Compliance(CZC) and Design Review so at that time Staff will evaluate
the uses for compliance.
The multi-family development is proposed to be constructed in one phase and incorporate both
detached and attached structures; of the 196 multi-family units,42 units are townhomes proposed
along the eastern and western boundaries of the site. As discussed previously,the multi-family
buildings are subject to design review and the Applicant has applied for this concurrently with the
conditional use permit application. The Applicant did not provide elevations for the future
commercial buildings;upon submittal of the required CZC,the Applicant will be required to
submit concurrent design review for the commercial buildings. The Applicant has provided
conceptual elevations of the Clubhouse and it shares in similar architecture with the proposed
residential units as required by the specific use standards.
The proposed use is not a traditional type of single family or multi family development, it is a
hybrid of the two. The Applicant could have chosen to plat each one of these buildings
individually; the Applicant could also have proposed traditional 4-story garden style apartments.
Both potentials have their positives and negatives and the Applicant is proposing a different
product type to the City of Meridian. The proposed units are a majority of single-story one, two,
and three-bedroom detached units without garages. The Applicant is proposing more traditional
apartment style parking but some units do have attached one-car garages. All of the townhome
units also have attached garages on their .first floor.
Largely, the proposed buildings in this development look like detached single-family homes but
have on-street parking and less private open space than a standard 4,000 or 8,000 square foot
lot. However, the Applicant is proposing vastly more private open space than is required by UDC
for multi family development. UDC requires at least 80 square feet per unit and the Applicant is
proposing an average of 400 square feet per unit via small private yards for every single unit.
The design of this can be best seen on the open space exhibit(see Exhibit VII.C) and the fencing
plan shown on the last page of the landscape plans (see Exhibit HID).
To be clear, the main proposed use is single-family detached structures with on-street parking
that all reside on one single building lot, making it a multi family development by definition.
There are also traditional style townhome units but are also on the same building lot, making the
whole residential product type multi family.
E. Specific Use Standards(UDC 11-4-3):
The proposed multi-family development use is subject to conditional use permit approval by the
Planning and Zoning Commission and subject to specific use standards outlined in UDC 11-4-3-
27 and below:
11-4-3-27—Multi-Family Development:
A. Purpose:
1. To create multi-family housing that is safe and convenient and that enhances the quality
of life of its residents.
2. To create quality buildings and designs for multi-family development that enhance the
visual character of the community.
3. To create building and site design in multi-family development that is sensitive to and
well integrated with the surrounding neighborhood.
4. To create open space areas that contribute to the aesthetics of the community,provide an
attractive setting for buildings, and provide safe, interesting outdoor spaces for residents.
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Meridian City Council Meeting Agenda July 9,2020— Page 14 of 302
B. Site Design:
1. Buildings shall provide a minimum setback of ten feet(10')unless a greater setback is
otherwise required by this title and/or title 10 of this Code. Building setbacks shall take
into account windows, entrances,porches and patios, and how they impact adjacent
properties.Proposed project complies with this requirement.
2. All on-site service areas,outdoor storage areas,waste storage, disposal facilities, and
transformer and utility vaults shall be located in an area not visible from a public street,
or shall be fully screened from view from a public street. The site plan depicts screened
trash enclosures; all proposed transformer/utility vaults shall also comply with this
requirement.
3. A minimum of eighty(80) square feet of private,usable open space shall be provided for
each unit. This requirement can be satisfied through porches,patios, decks, and/or
enclosed yards. Landscaping, entryway and other accessways shall not count toward this
requirement. In circumstances where strict adherence to such standard would create
inconsistency with the purpose statements of this section,the Director may consider an
alternative design proposal through the alternative compliance provisions as set forth in
section 11-5B-5 of this title. The private, usable open space provided for each unit varies
with each unit type but each one provides more than the required amount.According to
the Applicant, the minimum private open space provided is 288 square feet, the maximum
for any one unit would be approximately 869 square feet, and the average is
approximately 419 square feet. Again, this proposed design offers private open space that
is more akin to single-family developments but is still a multi family product and the type
of housing that Baron Black Cat is aiming to provide.
4. For the purposes of this section,vehicular circulation areas,parking areas, and private
usable open space shall not be considered common open space. These areas were not
included in the common open space calculations for the site.
5.No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall
be stored on the site unless provided for in a separate,designated and screened area.
Applicant shall comply with this requirement.
6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to
All Districts",of this title. See analysis in staff report below.
7. Developments with twenty(20)units or more shall provide the following:
a. A property management office.
b. A maintenance storage area.
c.A central mailbox location(including provisions for parcel mail)that provide safe
pedestrian and/or vehicular access.
d. A directory and map of the development at an entrance or convenient location for those
entering the development. (Ord. 18-1773,4-24-2018)
Per the submitted plans, the Applicant appears to meet these requirements.
The site plan submitted with the Certificate of Zoning Compliance application shall depict
these items.
C. Common Open Space Design Requirements:
1. A minimum area of outdoor common open space shall be provided as follows:
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Meridian City Council Meeting Agenda July 9,2020— Page 15 of 302
a. One hundred fifty(150) square feet for each unit containing five hundred(500)
or less square feet of living area.
b. Two hundred fifty(250) square feet for each unit containing more than five
hundred(500) square feet and up to one thousand two hundred(1,200) square
feet of living area.
c. Three hundred fifty(350) square feet for each unit containing more than one
thousand two hundred(1,200) square feet of living area.
Note: Open space standards found in UDC 11-3G AND those found in these specific use
standards shall apply to this project.Please see the applicability section of both code sections.
Staff analysis for both open space requirements is in Section V.L of this staff report instead of
splitting the analysis into two parts.
2. Common open space shall be not less than four hundred(400) square feet in area, and shall
have a minimum length and width dimension of twenty feet(20').Proposed open space
submitted as meeting this requirement has been reviewed.All area labeled as qualified
common open space on the open space exhibit complies with this requirement.
3. In phased developments,common open space shall be provided in each phase of the
development consistent with the requirements for the size and number of dwelling units.
This project is proposed to be developed in one(])phase.
4. Unless otherwise approved through the conditional use process, common open space areas
shall not be adjacent to collector or arterial streets unless separated from the street by a
berm or constructed barrier at least four feet(4) in height,with breaks in the berm or
barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009, eff.retroactive to 2-4-
2009). The buffer along N. Black Cat Road, a collector street, does not count toward the
common open space requirements for these specific use standards. However, those areas
along the arterial and collector roadways do count towards the minimum 10%required
open space for the residential development as a whole.
D. Site Development Amenities:
1. All multi-family developments shall provide for quality of life, open space and recreation
amenities to meet the particular needs of the residents as follows:
a. Quality of life:
(1)Clubhouse.
(2)Fitness facilities.
(3)Enclosed bike storage.
(4)Public art such as a statue.
b. Open space:
(1)Open grassy area of at least fifty by one hundred feet(50 x 100') in size.
(2)Community garden.
(3)Ponds or water features.
(4)Plaza.
c. Recreation:
(1) Pool.
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Meridian City Council Meeting Agenda July 9,2020— Page 16 of 302
(2)Walking trails.
(3)Children's play structures.
(4) Sports courts.
2. The number of amenities shall depend on the size of multi-family development as follows:
a. For multi-family developments with less than twenty(20)units,two (2)amenities shall
be provided from two (2) separate categories.
b. For multi-family development between twenty(20)and seventy five (75)units,three
(3) amenities shall be provided,with one from each category.
c.For multi-family development with seventy five(75)units or more, four(4) amenities
shall be provided,with at least one from each category.
d. For multi-family developments with more than one hundred(100)units,the decision
making body shall require additional amenities commensurate to the size of the
proposed development.
3. The decision making body shall be authorized to consider other improvements in addition to
those provided under this subsection D,provided that these improvements provide a similar
level of amenity. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
Based on 195proposed units, a minimum offour(4)amenities are required,however, the
decision making body is authorized to consider other amenities in addition to those provided
per the standards listed above in 2.d.
The following amenities are proposed from the quality of life, open space and recreation
categories:a clubhouse with offices for rent by the residents, a tot-lot, a swimming pool,picnic
shelter with a BBQ area, a plaza, community garden, and a small fenced dog park area.
Therefore, the Applicant is proposing 6 qualifying site amenities. The proposed dog park does
not meet the UDC requirements to qualify as a site amenity due to it not being large enough
and not showing the required trash receptacles or dog washing station.Even though it is not a
qualifying amenity,Staff presumes it will be used often. Staff recommends that at least trash
receptacles be added to the dog park area to ensure a clean and odorless experience is
incurred.In addition to these amenities, the Applicant is proposing 102 self-storage lockers
(each locker is 12 square feet)spread throughout each of the garage buildings so that residents
may store small amounts of personal items onsite and near their units. This is also not a
qualifying site amenity but Staff finds that these will likely be heavily used even though not all
residents will be allowed to participate in it due to the difference in unit count and available
lockers.
E. Landscaping Requirements:
1. Development shall meet the minimum landscaping requirements in accord with
chapter 3, "Regulations Applying to All Districts",of this title.
2. All street facing elevations shall have landscaping along their foundation. The
foundation landscaping shall meet the following minimum standards:
a. The landscaped area shall be at least three feet(3')wide.
b. For every three(3) linear feet of foundation, an evergreen shrub having a minimum
mature height of twenty four inches(24") shall be planted.
c. Ground cover plants shall be planted in the remainder of the landscaped area.
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Meridian City Council Meeting Agenda July 9,2020— Page 17 of 302
The landscape plan provided appears to meet these specific use standard landscape
requirements. (see Exhibit VII.D)
F. Dimensional Standards(UDC 11-2):
The commercial and multi-family residential lots appear to meet all UDC dimensional standards
per the submitted plat. In addition, all private streets appear to meet all UDC dimensional
standards per the submitted plans.
In addition, all subdivision developments are also required to comply with Subdivision Design
and Improvement Standards (UDC 11-6C-3). The proposed short plat and submitted plans
appear to meet the UDC requirements of this section.
G. Access(UDC 11-3A-3, 11-3H-4):
Access is proposed via private streets off of N. Black Cat Rd. and W. Tree Crest Way. The two
proposed access points to Black Cat Road have been approved by ACHD but typically access to
Black Cat is limited by the City. The Applicant may request from City Council to keep the two
access points as proposed, in accord with UDC 11-3A-3. The Applicant is also proposing an
access in the northeast corner of the property via a shared driveway with the Rock Harbor Church
site. Private streets are proposed throughout the development,with two running east-west(W.
Waverton Ln. and W. Caragana Ln.) and two running north-south(N. Spurwing Ln and N.
Agrarian Ln.). Access via Chinden Blvd. is prohibited and is not proposed.Due to the nature of
the proposed use, Staff believes private streets are appropriate in this development.
Private streets are required to comply with the design and construction standards listed in UDC
11-3F-4. The proposed private streets are 25 feet wide with 5-foot or 7-foot attached sidewalks
on both sides. Both open and covered parking is provided along most of the private streets.
Further parking analysis is discussed in the next section,Section V.H. In addition,private
streets are required to be on their own common lot or within an easementper UDC 11-3F-3B.3
standards. The submitted plat does not appear to show this requirement;Staff is
recommending a condition of approval to revise the plat to show compliance with this
requirementprior to the City Council hearing.
H. 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 multi-family dwellings based on the number of bedrooms per unit. The submitted and
revised plan named "Conditional Use Plan"appears to have the most up to date parking counts
and show 497 spaces for the entire development. 436 are proposed for the residents, 28 are
reserved for the clubhouse, and the remaining 33 are for the proposed commercial. Of the 436 for
the residential units, 179 spaces are uncovered, 134 are covered carport spaces, and the
remaining 123 are garage spaces. Across the different unit types there are 641-bedroom units,
100 2-bedroom units, and 32 3-bedroom units. The 1-bedroom units require 1.5 spaces per units,
with at least one of the spaces being covered; the two and three bedroom units require 2 spaces
per unit, also with at least one covered per unit. Therefore, the minimum amount of parking
required for the multi family portion of this development is 360 spaces, with 196 of those
required to be covered. Therefore, the proposed parking count exceeds the minimum UDC
requirements.
The commercial areas proposed in the southwest corner of the site is shown as 12,789 square feet
that would be spread across two building pads—the smaller pad, approximately 2,000 square
feet, shares a plaza with the tot-lot and open space area near the west-central portion of the site.
For commercial uses, the parking requirement is one space for every 500 square feet and the
proposed commercial area requires a minimum of 26 spaces. The Applicant has proposed 33
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Meridian City Council Meeting Agenda July 9,2020— Page 18 of 302
spaces for the commercial area, exceeding the minimum amount required by the UDC.A portion
of the proposed parking directly abuts the street and those utilizing the commercial parking
would have to back into or drive directly onto the private street in order to exit those spaces. This
is not prohibited by code but is far from ideal. Staff believes this type of parking set up may cause
additional accidents and therefore recommends a redesign of the parking for the proposed
commercial area. This redesign should minimally include a 5-foot wide landscape island along
the edge of this proposed parking area to eliminate this conflict. The Applicant shall still provide
the required number ofparking stalls based upon the gross floor area of the proposed
commercial area.
A parking plan can be seen in Exhibit VII.E.
I. Pathways (UDC 11-3A-8):
A 10-foot wide multi-use pathway is proposed along the entire W. Chinden Blvd. street frontage
and is proposed to be placed within the required arterial street landscape buffer. The proposed
pathway will be approximately 60-feet from the existing edge of right-of-way of Chinden Blvd.
due to future widening projects. The Applicant is dedicating a separate, 60-foot wide,non-
buildable lot along Chinden Blvd. for the future benefit of Idaho Transportation Department. This
section of multi-use pathway will allow further safe pedestrian connection along the SH 20/26
corridor and will directly help connect this development with the adjacent Rock Harbor Church
site to the east and with development to the west and across N. Black Cat.
The multi-use pathway is also proposed to connect to a new 5-foot detached sidewalk along N.
Black Cat and to two internal connections from within the development. These sidewalk
connections offer further pedestrian connectivity between developments along the SH 20/26
corridor.
The proposed sidewalks in this development are essentially micro-pathways. These pathways
connect throughout the entire development and traverse through every mew as well. They offer
increased pedestrian connection and give future residents the opportunity to walk rather than
drive within the project site.
J. Sidewalks(UDC 11-3A-17):
Attached sidewalks are proposed along all internal private streets as part of the overall pedestrian
circulation,in accord with the standards listed in UDC 11-3A-17. Part of the sidewalk plan places
one within a long vista that connects all the way from the clubhouse/tot-lot area in the west of the
site to the barbeque and picnic area in the east portion of the site. This area is proposed with
landscaping adequate to offer both shade and green space but does not appear to be so convoluted
with trees as to offer line of sight issues for public safety. Staff supports the sidewalk and
pedestrian circulation plan for this development. See Exhibit VII.F.
K. Landscaping(UDC 11-3B):
A 35-foot wide street buffer is required adjacent to W. Chinden Blvd., a state highway system
(SH 20/26), landscaped per the standards listed in UDC 11-3B-7C. A 35-foot wide common lot is
depicted on the plat to the interior of the 60-foot wide common lot for future ITD purchase. There
is also a required 20-foot wide landscape buffer adjacent to N. Black Cat, a residential collector
roadway. This required landscape buffer should also be placed into common lot(s)per UDC
standards in 11-3B-7C.2; Staff is recommending a condition of approval to amend the plat to
show the entire buffer along N. Black Cat within a common lot. Per UDC I I-3H-4D,and within
the required buffer along SH 20/26,the Applicant is also required to build a noise attenuation
wall or wall and berm combination at least 10-feet in height,measured from the height of the
centerline of the highway. The Applicant is proposing a wall/berm combination that appears to
Page 14
Meridian City Council Meeting Agenda July 9,2020— Page 19 of 302
meet the height requirement. Staff notes that this wall is also required to modulate over the course
of its length. The submitted landscape plans do not appear to show this modulation so the
Applicant will be required to correct the plans prior to final plat submittal.
On the submitted landscape plans,there are no proposed trees or shrubs shown within the
required landscape buffer between the commercial lot and SH 20/26. This area of the landscape
buffer is also required to be landscaped and Staff is recommending a condition of approval to
include landscaping in this area beyond grasses. See Section VII.D for the submitted landscape
plans.
Landscaping is required along all pathways (including micro-pathways) in accord with the
standards listed in UDC 11-3B-12C. The total lineal feet of pathways with the required and
proposed number of trees are NOT included in the Landscape Calculations table on the submitted
landscape plans, sheet LA. The addition of this data in the calculations table will be required
as a condition of approval.
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 and the required number of trees to
demonstrate compliance with UDC standards is NOT included in the Landscape Calculations
table. The addition of this data in the calculations table will be required as a condition of
approval.
The City Arborist has also made comments on the subject application regarding its landscaping,
specifically on the type of tree species proposed. Fraxinus "Ash"tree species attract a specific
and invasive pest and it is the request of the City Arborist that projects start trying to replace
these types of trees with other tree species. Therefore, Staff is recommending a condition of
approval that the Applicant work with the City Arborist on an appropriate alternative to their
proposed `Ash"tree selection.
L. Qualified Open Space (UDC 11-3G):
A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-313 is
required. Based on the proposed plat of 21.59 acres,a minimum of 2.16 acres of qualified
common open space should be provided to satisfy this requirement. In addition,because this is a
multi-family development within a residential zoning district,the common open space standards
listed within the specific use standards,UDC 11-4-3-27, also apply. The Applicant's open space
calculations do not accurately depict the amount of required and proposed open space for
the multi-family specific use standards; Staff is recommending a condition to correct this
prior to City Council.According to Staffs calculations, a minimum of 55,000 square feet
(or 1.26 acres) of additional qualifying common open space should be provided. Combined,
the required amount of minimum qualifying open space that should be provided is 3.42
acres.
According to the open space exhibit(see Exhibit VII.C),the applicant is proposing a total of 3.78
acres of qualified open space. There are a number of small areas throughout the development that
are still green space but are not qualifying open space. Of the 3.78 acres proposed,2.36 acres is
proposed to meet the overall minimum 10%requirement(2.36 acres equates to 10.9%). This
qualified open space consists of a 10-foot multi-use pathway,common lots with open space areas,
and required street buffers along adjacent roadways. This area exceeds the minimum UDC
requirements.
The remaining 1.42 acres of open space is proposed to meet the specific use standards for multi-
family development. These areas of open space consist of the mews between unit blocks
(including the long vista that connects the east side of the development with the west side of the
site), some end cap landscaped areas along streets, and smaller areas of open space that meet the
Page 15
Meridian City Council Meeting Agenda July 9,2020— Page 20 of 302
minimum 20' x 20' dimensions. The open space proposed to meet the specific use standards
exceeds the minimum UDC requirements.
As noted above, the common open space provided with this development exceeds the minimum
amounts required by code. In addition, the Applicant is proposing much more additional private
open space than is required by code. Staff and the Applicant worked diligently together to design
the open space in such a way to integrate the commercial uses with the residential as required in
the MU-Cpolicies and goals.
The Applicant responded to these conversations by providing a community garden area that can
be shared by the commercial building and the nearby residents. Perhaps a future restaurant as
one of the commercial tenants could utilize this garden area for fresh produce in their daily
operations. In addition, the Applicant proposed additional commercial space that shares a plaza
space with the clubhouse and residents. There are a plethora of potential uses for this including a
farmer's market style use or pop-up shops where tenants can utilize the sidewalk space for
further interaction with customers. This plaza area is directly linked with the long vista in the
center of the development via micro pathways and stamped/colored concrete across the private
streets. Staff appreciates the additional delineation of pedestrian and vehicular travel ways but
wishes the Applicant would have proposed more stamped/colored concrete throughout the
development to add more character to the development and its pedestrian circulation. However,
Staff supports the connection of open space from one end of the site to the other and the fact that
the vista and open space areas are anchored by an amenity on the east end and amenities and
commercial space on the west end of the site. All in all, Stafffinds that the proposed common and
private open space are sufficient for a project of this size and proposed use.
M. Qualified Site Amenities (UDC 11-3G):
Based on the area of the proposed short plat(21.59 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 proposes one(1) qualified amenity to satisfy the requirements in this section of the
UDC, a 10-foot multi-use pathway along SH 20/26. All other site amenities (analyzed in an above
section) are meant to satisfy the specific use standard amenity requirements. The proposed multi-
use pathway meets the minimum UDC standards.
As noted above, the Applicant is proposing a small dog park in the northwest corner of the
subject site(it is not a qualifying site amenity).Multi family specific use standards do not allow
this area to count as open space if it up against a collector roadway(Black Cat Road) unless
separated from the street by a berm or barrier at least 4-feet in height with breaks in it to allow
for pedestrian access.According to the submitted landscape plan, there appears to be no such
berm or barrier along this corner other than a fence meant to delineate the actual dog park.
Therefore, the proposed dog park area is not qualifying open space or a qualifying amenity for
the multi family requirements. However, it is qualifying open space under the general minimum
10%requirement.
N. Fencing(UDC 11-3A-61 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is proposed
as shown on the landscape plan and meets UDC standards as proposed.
O. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
As discussed in the comprehensive plan policies analysis, Staff believes most of the submitted
elevations meet the required Architectural Standards. The applicant has submitted a concurrent
design review application and staff finds the submitted architecture of the residential portion of
Page 16
Meridian City Council Meeting Agenda July 9,2020— Page 21 of 302
the development complies with the ASM except for those elevations for the proposed townhome
style units. Commercial elevations were not submitted with this application but future buildings
should incorporate similar architectural features to ensure a cohesive design as envisioned by the
Comprehensive Plan and ASM.A separate DES will be required for the Commercial portion of
the development.
The submitted elevations for the proposed townhome home units show only one field material,
stucco. The ASM requires at least two field materials for multi family development for facades as
long as those shown. Staff recommends the Applicant include more of the proposed lap siding
along both the front and rear facades to meet the intent of the ASM goals. In addition, the ASM
notes that no two multi family buildings should look the same. To ensure compliance with at least
the intent of this requirement, the Applicant should create differentiation between some of the 6-
plex, townhome buildings through differing architectural designs and color palettes. Staff is
recommending conditions of approval to correct this.
VI. DECISION
A. Staff:
Staff recommends approval of the requested conditional use permit, short plat,rezone, and
development agreement modification applications per the Findings in Section IX of this staff
report. The Director approved the private street and administrative design review applications.
B. Commission:
Enter Summary of Commission Decision.
C. City Council:
To be heard at future date.
Page 17 —
Meridian City Council Meeting Agenda July 9,2020— Page 22 of 302
VII. EXHIBITS
A. Rezone Legal Descriptions and Exhibit Maps
EXHIBIT
DESCRIPTION FOR
MODERN CRAFTSMAN SUBDIVISION
R-15 ZONING DISTRICT
A portion of Lots 1 and 2, Block 1 of Puma Subdivision as filed in Book 71 of Plats at
Pages 7263 through 7264, records of Ada County, Idaho and a portion of the SW 114 of the SW
114 of Section 22,TAN.,R.1 W., B.M.,City of Meridian,Ada County, Idaho more particularly
described as follows:
Commencing at the SW corner of said Section 22 from which the S114 corner of said
Section 22 bears South 89'1718"East, 2647.24 feet;
thence along the South boundary line of said Section 22 South 89°17'18"East,287.86
feet to the REAL POINT OF BEGINNING;
thence leaving said South boundary line North 00°40'53"East,356.80 feet;
thence North 89'19'07"West, 150.19 feet;
thence 3.70 feet along the arc of a non-tangent curve to the right,said curve having a
radius of 100.00 feet, a central angle of 02'07'14"and a long chord which bears South
20°41'00"West, 3.70 feet;
thence South 21°44'37"West,46.35 feet;
thence North 68915'23"West,23.88 feet;
thence 37.06 feet along the arc of curve to the left,said curve having a radius of 100.00
feet, a central angle of 21°13'54"and a long chord which bears North 78°52'20"West, 36.84
feet;
thence North 89'29'17"West, 62.18 feet to a point on the West boundary line of said
Section 22;
thence along said West boundary line North 00°30'42"East, 573.44 feet;
thence leaving said West boundary line and along the southerly boundary line of Tree
Farm Subdivision No.2 as filed in Book 114 of Plats at Pages 16914 through 16921, records of
Ada County, Idaho and the northwesterly extension thereof South 78°03'14" East, 104.00 feet to
an angle point on the southerly boundary line of Lot 2, Block 7 of said Tree Farm Subdivision
No. 2;
thence along said southernly boundary line of said Tree Farm Subdivision No.2 the
following 5 course and distances:
thence 61.63 feet along the arc of a non-tangent curve to the left, said curve having a
radius of 1,552.00 feet,a central angle of 02°16'31"and a long chord which bears North
10'48'30"East,61.63 feet;
Page 1 of 2
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Meridian City Council Meeting Agenda July 9,2020— Page 23 of 302
thence North 55°40'41"East, 10.27 feet;
thence 151.39 feet along the arc of a non-tangent curve to the right, said curve having a
radius of 700.00 feet, a central angle of 12°23'31"and a long chord which bears South
71*18'06"East, 151.10 feet;
thence South 65°06'21"East,221.65 feet;
thence 56.81 feet along the are of a non-tangent curve to the left, said curve having a
radius of 850.00 feet,a central angle of 03°49'45"and a long chord which bears South
67°01'18"East, 56.80 feet to a corner common to Lot 2, Block 7 of said Tree Farm Subdivision
No.2, and Lot 1, Block 7 of Tree Farm Subdivision No. 1 as filed in Book 113 of Plats at Pages
16498 through 16505, records of Ada County, Idaho;
thence along the South boundary line of said Lot 1, Block 7 the following 4 courses and
distances:
thence 135.28 feet along the arc of curve to the left,said curve having a radius of 850.00
feet, a central angle of 09°07'08"and a long chord which bears South 73°29'44"East, 135.14
feet;
thence South 78°03'14"East,263.21 feet;
thence 183.86 feet along the arc of curve to the left, said curve having a radius of 841.73
feet, a central angle of 12°30'53"and a long chord which bears South 84'18,41"East, 183.49
feet;
thence 237.50 feet along the arc of a non-tangent curve to the left,said curve having a
radius of 841.73 feet, a central angle of 16°09'58"and a long chord which bears North 81°20'52"
East,236,71 feet to the SE corner of said Lot 1, Block 7, point also being a point on the West
boundary line of said Rockbury Subdivision;
thence South 00°30'49"West,720.31 feet along said West boundary line and the
southerly extension thereof to a point on the South boundary line of said Section 22;
thence along said South boundary line North 89'17'18"West, 1,035.75 feet to the REAL
POINT OF BEGINNING, Containing 21.37 acres, more or less.
a 7729
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Page 2 of 2
Page 19
Meridian City Council Meeting Agenda July 9,2020— Page 24 of 302
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SURVEY ;2aee4"57a�'°° R-15 ZONING DISTRICT 1of2
GROUPLLC LOCA7ED IN THE SW V. DF THE SW 4OF SECTION 22,T.4N..RAW., DWG.DATE
> B.N.,CITY DK MERIDIAN.ADA COUNTY,IDAHO 8/58/2020
Page 20 —
Meridian City Council Meeting Agenda July 9,2020— Page 25 of 302
8 op~y2°23'3y.
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Scale: 1 inch=200 feet Fife:
Tract 1:21.3674 Acres,Closure:n35.4345w 0.01 k.(11384942),Perimeter-4435 ft.
01 n00,4053e 356.8 14 Lt,r-850.00,delta=003.4945,chord=s67.011 Se 56.80
02 n89.1907w 15019 15 Lt,r=850.00,delta=009.0708,chord=s73.2944e 135.14
03 Rt,r-100,00,delta=002.0714,chard=s2D.4100w 3.70 16 s78.0314e 263.21
04 s21.4437w 46.35 17 Lt,r=841.73,delta=012.3053,chord=s84.1841e 183.49
05 n68.1523w 23.98 18 Lt,r=841.73,delta=016.0958,chord=n81.2052e 236.71
06 Lt,r=100.00,delta=021.1354,chord=n78.5220w 38.84 19 s00.3049w 720.31
07 n89.2917w 62.18 20 n89.1718w 1035 75
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10 Lt,r=1552.00,delta=002.1631,chord=n10.4830e,61.63
11 n55.4041 a 10.27
12 Rt,rn700.00,delta=012.2331,chard-571.1806e 151.10
13 565.0621 a 221.65
Page 21 -
Meridian City Council Meeting Agenda July 9,2020- Page 26 of 302
EXHIBIT
DESCRIPTION FOR
MODERN CRAFTSMAN SUBDIVISION
C-C(COMMERCIAL,)ZONING DISTRICT
A portion of Lots 1 and 2, Block 1 of Puma Subdivision as filed in Book 71 of Plats at
Pages 7263 through 7264, records of Ada County, Idaho and a portion of the SW 114 of the SW
114 of Section 22,TAN., R.1 W., B.M., City of Meridian,Ada County, Idaho more particularly
described as follows:
BEGINNING at the SW corner of said Section 22 from which the S114 corner of said
Section 22 bears South 89'17'18"East,2647.24 feet;
thence along the West boundary line of said Section 22 North 00°30'42"East, 325.00
feet;
thence leaving said West boundary line South 89°29'17"East, 62.18 feet;
thence 37.06 feet along the arc of curve to the right,said curve having a radius of 100,00
feet, a central angle of 21'13'54"and a long chord which bears South 78°52'20"East, 36,84
feet;
thence South 68'15'23"East, 23.88 feet;
thence North 21°44'37"East,46.35 feet;
thence 3.70 feet along the arc of curve to the left,said curve having a radius of 100.00
feet, a central angle of 02'07'14"and a long chord which bears North 20°41'00" East, 3.70 feet;
thence South 89'19'07"East, 150.19 feet;
thence South 00°40'53"West, 356.80 feet to a point on the South boundary line of said
Section 22;
thence along said South boundary line North 89'17'18"West, 287.86 feet to the REAL
POINT OF BEGINNING. Containing 2.26 acres, more or less.
as 7729
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Page 22
Meridian City Council Meeting Agenda July 9,2020— Page 27 of 302
CURVE TABLE N r
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GROUP, L LC LOCATED IN THE SW 4 OF THE SW Ya OF SECTION 22,T.4N.,RAW., DWG'DATE
B.M.,Ck7Y OF MERIDIAN,ADA COUNTY.IOAM0 5/18/2020
Page 23 —
Meridian City Council Meeting Agenda July 9,2020— Page 28 of 302
s89°19'07"e
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Scale: 1 inch=60 feet File:
Tract 1:2.2572 Acres(98324 Sq.Feet),Closure:s74.0239e 0.01 ft.(1l110992),Perimeter=1293 ft.
01 n00.3042e 325 08 s00.4053w 356.E
02 s89.2917e 62.18 C9 r189.1718w 287.36
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05 n21 A437e 46.35
06 Lt,r=100 00,delta=002.0714,chord=n20,4100a 3.70
07 s89.1907e 150.19
Page 24 —
Meridian City Council Meeting Agenda July 9,2020— Page 29 of 302
B. Short Plat(dated: June 2020)
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Page 26 —
Meridian City Council Meeting Agenda July 9,2020— Page 31 of 302
C. Open Space Exhibit(date: 1/23/2020)
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Page 27
Meridian City Council Meeting Agenda July 9,2020— Page 32 of 302
D. Landscape Plans(date: 6/18/2020)
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Meridian City Council Meeting Agenda July 9,2020— Page 33 of 302
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Page 29 —
Meridian City Council Meeting Agenda July 9,2020— Page 34 of 302
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Meridian City Council Meeting Agenda July 9,2020— Page 39 of 302
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Page 35
Meridian City Council Meeting Agenda July 9,2020— Page 40 of 302
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Page 36 —
Meridian City Council Meeting Agenda July 9,2020— Page 41 of 302
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Page 37 —
Meridian City Council Meeting Agenda July 9,2020— Page 42 of 302
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Page 38
Meridian City Council Meeting Agenda July 9,2020— Page 43 of 302
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Meridian City Council Meeting Agenda July 9,2020— Page 44 of 302
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Page 40 —
Meridian City Council Meeting Agenda July 9,2020— Page 45 of 302
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Page 41 —
Meridian City Council Meeting Agenda July 9,2020— Page 46 of 302
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. The subject property shall no longer be subject to the terms of the existing Development
Agreements(DA) (Inst. Ws: 106151218; 107025555; 107141993; 110059432; and 2014-
065517)upon the property owner(s)entering into a new agreement. The new DA shall be
signed by the property owner(s) and returned to the Planning Division within six(6)months
of the City Council granting subject modification. The new DA shall incorporate the
following provisions:
a. Future development of this site shall be generally consistent with the submitted
plat, site plan, landscape plan, open space exhibit, and conceptual building
elevations for included in Section VII and the provisions contained herein.
b. The 10-foot multi-use pathway along Chinden Boulevard shall be constructed
with Phase 1 of the development.
c. Direct lot access to W. Chinden Boulevard(SH 20/26) shall be prohibited.
d. The existing accesses onto Chinden Boulevard and N. Black Cat Road shall be
closed upon development of the subject site.
e. Additional right-of-way shall be reserved for dedication to Idaho
Transportation District for the future widening of Chinden Boulevard, as
shown on the plat as Lot 1,Block 1.
f. The only approved access to N. Black Cat Road is the northernmost access
shown on the proposed CUP Plan as W. Waverton Lane,unless City Council
approves the second access in accord with UDC 11-3A-3.
g. The required landscape street buffers shall be constructed and vegetated along
the entire perimeter(along N. Black Cat and Chinden Boulevard)with the first
phase of development.
2. The short plat included in Section VII.B, dated June 2020, shall be revised as follows prior to
the City Council hearing:
a. Revise the plat to include the entire required landscape buffer along N. Black Cat Road in
a common lot(s)per UDC 11-313-7C.2.
b. Add common lot or perpetual ingress/egress easement for the private streets in accord
with UDC 11-3F-3B.3.
c. Stamped and signed by the licensed land surveyor.
3. The landscape plan included in Section VII.D, dated 06/18/2020, shall be revised as follows
prior to submittal of the Certificate of Zoning Compliance application:
a. The Landscape Calculations/Requirements table shall include the following: 1)the total
linear feet of pathways and the required number of trees per UDC I 1-313-12);the total
square footage of common open space and required number of trees per UDC 11-3G-3E.
b. Revise the landscape plans to show the required modulation in the required noise
attenuation wall along W. Chinden Blvd. in accord with UDC 11-31-1-41).
c. Revise the landscape plans and add trees, shrubs, and other vegetative ground cover to
the areas of the landscape buffers between the future commercial buildings and Chinden
Blvd. and Black Cat Road in accord with UDC 11-313-7C
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Meridian City Council Meeting Agenda July 9,2020— Page 47 of 302
d. Revise the landscape plans to add a 5-foot wide landscape buffer along the northern
boundary of the commercial parking area to eliminate conflict of cars backing out into the
path of traffic on the private street. The buffer shall be landscaped in accord with UDC
11-3B-8C.
e. Revise the landscape plans to show trash receptacles and bags for waste disposal
throughout the proposed dog park area.
4. The residential elevations included in Section VII.G,dated February 2020, shall be revised as
follows at least 10 days prior to the City Council hearing:
a. Add additional area of a secondary field material for the proposed townhome units to
help break up the large amount of stucco as a field material.
b. Create at least two(2)more design palettes for the proposed townhome units to include at
the least different color palettes and field material combinations.
c. Continue the stone material along the bottom of all building facades of the proposed
clubhouse.
5. The Open Space Exhibit calculations table shall be corrected to reflect the correct amount of
common open space required per the specific use standards in UDC 11-4-3-27.
6. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-6,UDC Table 11-2B-3, and those listed in the specific use standards for
multi-family development,UDC 11-4-3-27.
7. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for multi-family dwellings based on the number of bedrooms per unit.
8. With the CZC submittal,the Applicant shall correct the applicable plans to show additional
colored or stamped concrete (or similar)of the main pedestrian sidewalk that traverses
through the center of development to further delineate the pedestrian pathways.
9. The Applicant shall work with the City Arborist on an appropriate alternative to their
proposed"Ash"tree selection and obtain approval from the City Arborist prior to Final Plat
approval.
10. The Applicant shall comply with all ACHD conditions of approval.
11. The Applicant shall obtain Administrative Design Review approval for the future commercial
buildings with the submittal of the Certificate of Zoning Compliance for the entire site. The
architecture of the commercial buildings shall complement that of the residential portion of
the project.
12. The Applicant shall obtain Certificate of Zoning Compliance approval for the entire subject
site prior to applying for any building permit.
13. Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-
12.
14. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-
3A-15,UDC 11-3B-6 and MCC 9-1-28.
15. Upon completion of the landscape installation, a written Certificate of Completion shall be
submitted to the Planning Division verifying all landscape improvements are in substantial
compliance with the approved landscape plan as set forth in UDC 11-3B-14.
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Meridian City Council Meeting Agenda July 9,2020— Page 48 of 302
17. The applicant and/or assigns shall comply with the private street standards as set forth in
UDC 11-3F-3 and 11-3F-4.
18. The conditional use approval shall become null and void unless otherwise approved by the
City if the applicant fails to 1)commence the use, satisfy the requirements,acquire building
permits and commence construction within two years as set forth in UDC 11-5B-6F.1; or 2)
obtain approval of a time extension as set forth in UDC 11-5B-6F.4.
19. Prior to issuance of Certificate of Occupancy on any building,the applicant shall submit a
public access easement for the multi-use pathway(s) along Chinden Boulevard to the
Planning Division for approval by City Council and subsequent recordation.
20. Business hours of operation within the C-C zoning district shall be limited from 6 am to 11
pm as set forth in UDC 11-2B-3A.4.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Design and number of units clustered together is of particular concern—staff is unclear as to
how all units will be serviced.A utility layout depicting how all of the units will be serviced
while still meeting design requirements shall be required.
1.2 Sanitary sewer mainlines are not allowed within common drives, only sewer services
(reminder that a maximum of three services are allowed into a manhole,with a minimum 30-
degrees of angle separation).
1.3 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. A fixture installation
agreement is required for the streetlights on Chinden Blvd. Contact the Meridian
Transportation and Utility Coordinator for additional information.
1.4 Water service to this site is being proposed via extension of water mains under the
jurisdiction of SUEZ North America.
1.5 Though the City of Meridian will not own or maintain the water system in this development,
final fire hydrant location shall be coordinated with and receive approval from the Meridian
Public Works Department and Meridian Fire Department prior to construction plan approval.
1.6 Structures of 3600 square feet and larger including the garage, shall comply with the fire
flow, and hydrant requirements of appendix b and c of the 2015 International Fire Code.
1.7 Prior to construction plan approval,the applicant shall submit documentation from SUEZ
North America indicating that they have approved the water plans.
1.8 Prior to scheduling of a pre-construction meeting,the applicant shall submit documentation
from SUEZ North America that all of their requirements have been met to be able to go to
construction.
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.
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Meridian City Council Meeting Agenda July 9,2020— Page 49 of 302
2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s)for all public water/sewer mains outside of public
right of way(include all water services and hydrants). The easement widths shall be 20-feet
wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via
the plat,but rather dedicated outside the plat process using the City of Meridian's standard
forms. The easement shall be graphically depicted on the plat for reference purposes. Submit
an executed easement(on the form available from Public Works), a legal description
prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of
the easement(marked EXHIBIT A)and an 81/2"x I I"map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document. All easements must be submitted,reviewed, and approved prior to development
plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water(MCC 12-13-8.3). The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
available,a single-point connection to the culinary water system shall be required. If a
single-point connection is utilized,the developer will be responsible for the payment of
assessments for the common areas prior to prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final
plat by the City Engineer. Any structures that are allowed to remain shall be subject to
evaluation and possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed
per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code
42-1207 and any other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering
Department at(208)898-5500 for inspections of disconnection of services. Wells may be
used for non-domestic purposes such as landscape irrigation if approved by Idaho
Department of Water Resources Contact Robert B.Whitney at(208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections(208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and
activated,road base approved by the Ada County Highway District and the Final Plat for
this subdivision shall be recorded,prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted
fencing,landscaping,amenities,etc.,prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures. Where approved by the City Engineer, an owner may post a
performance surety for such improvements in order to obtain City Engineer signature on the
final plat as set forth in UDC 11-5C-3B.
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Meridian City Council Meeting Agenda July 9,2020— Page 50 of 302
2.12 Applicant shall be required to pay Public Works development plan review,and construction
inspection fees, as determined during the plan review process,prior to the issuance of a plan
approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill,where footing would sit atop fill material.
2.18 The design engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have
been installed in accordance with the approved design plans. This certification will be
required before a certificate of occupancy is issued for any structures within the project.
2.20 At the completion of the project,the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any structures
within the project.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A
copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125%of the total construction cost for all incomplete sewer,water and reuse
infrastructure prior to final plat signature. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety,which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20%of the total construction cost for all completed sewer,water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety,which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
C. FIRE DEPARTMENT
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=184359&dbid=0&repo=MeridianC
Lty
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Meridian City Council Meeting Agenda July 9,2020— Page 51 of 302
D. POLICE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=184598&dbid=0&r0o=MeridianC
iv
E. PARK'S DEPARTMENT
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=185184&dbid=0&repo=MeridianC
iv
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=184930&dbid=0&r0o=MeridianC
iv
G. BOISE PROJECT BOARD OF CONTROL
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=184482&dbid=0&r0o=MeridianC
iv
H. NAMPA&MERIDIAN IRRIGATION DISTRICT
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=184914&dbid=0&r0o=MeridianC
iv
I. CENTRAL DISTRICT HEALTH DEPARTMENT
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=184498&dbid=0&r0o=MeridianC
J. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=184482&dbid=0&r0o=MeridianC
hty
K. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=190915&dbid=0&r0o=MeridianC
hty
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 adjust the areas of the existing R-15 and
C-C zoning districts and subsequent development is consistent with the Comprehensive Plan,
if all conditions of approval are complied with.
2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
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Meridian City Council Meeting Agenda July 9,2020— Page 52 of 302
Staff finds the proposed zoning map amendment and request for the development of multi-
family residential will contribute to the range of housing opportunities available within the
City. Staff finds the proposed addition of commercial within the development is generally
consistent with the purpose statement of the commercial district and future land use
designation of Mixed Use Community.
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.
The subject property is already annexed; therefore Staff finds that this finding is not
applicable.
B. Short Plat Findings:
In consideration of a preliminary plat,combined preliminary and final plat,or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat, with Staff's recommendations, is in substantial compliance
with the adopted Comprehensive Plan in regard to land use, density, transportation, and
pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report
for more information)
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Staff finds that public services will be provided to the subject property with development. (See
Section VIII of the Staff Report for more details from public service providers)
3. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed
development based upon comments from the public service providers(i.e.,Police,Fire,ACHD,
etc). (See Section VII for more information)
5. The development will not be detrimental to the public health, safety or general welfare;
and,
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Meridian City Council Meeting Agenda July 9,2020— Page 53 of 302
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 but has not provided
comments at this time.
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.
C. Conditional Use Permit Findings:
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.
Staff finds that the submitted conditional use plat appears to meet all dimensional and
development regulations in the R-15 zoning district in which it resides.
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 use of multi family residential and commercial are harmonious with
the comprehensive plan designation of Mixed-Use Community and the requirements of this
title.
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.
Despite the proposed use being different than the residential uses closest to the subject site,
Staff finds the design, construction, and proposed operation and maintenance will be
compatible with other uses in the general neighborhood and should not adversely change the
essential character of the same area.
4. That the proposed use,if it complies with all conditions of the approval imposed,will not
adversely affect other property in the vicinity.
Staff finds the proposed use, if it complies with all conditions of approval imposed, will not
adversely affect other property 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.
Staff finds the proposed use will be served adequately by essential public facilities and
services as all services are readily available and nearby streets are currently being widened
to accommodate additional traffic flow.
Page 49 —
Meridian City Council Meeting Agenda July 9,2020— Page 54 of 302
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.
All public facilities and services are readily available for the subject site so Staff finds that
the proposed use will not be detrimental to the economic welfare of the community or create
excessive additional costs for public facilities and services.
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.
Although traffic will likely increase in the vicinity with the proposed use, all major roadways
adjacent to the site are planned for improvements in the near future. Therefore, Staff finds the
proposed use will 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.
D. Private Street Findings:
In order to approve the application,the director shall find the following:
1. The design of the private street meets the requirements of this article;
The Director finds that the proposed private street design meets the requirements.
2. Granting approval of the private street would not cause damage,hazard,or nuisance,or
other detriment to persons,property,or uses in the vicinity; and
The Director finds that the proposed private streets would not cause damage, hazard, or
nuisance, or other detriment to persons,property, or uses in the vicinity if all conditions of
approval are met.
3. The use and location of the private street shall not conflict with the comprehensive plan
and/or the regional transportation plan.(Ord. 05-1170,8-30-2005,eff. 9-15-2005)
The Director finds the use and location of the private streets do not conflict with the
comprehensive plan or the regional transportation plan because the proposed design meets
all requirements.
4. The proposed residential development(if applicable)is a mew or gated development.
(Ord. 10-1463, 11-3-20105 eff. 11-8-2010)
NA
Page 50 —
Meridian City Council Meeting Agenda July 9,2020— Page 55 of 302
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CiWE IDIAN�-- ITEM SHEET
Council Agenda Item -4.13.
Presenter:
Estimated Time for Presentation: 0
Title of Item - Public Hearing for Epic Storage Facility (H-2020-0058) by Jarron Langston,
Located at 1345 W. Overland Rd.
Click Here for Application Materials
Click Here to Sign Up to Testify at Hearing
ATTACHMENTS:
ype Upload
Staff Report Staff Report 7/2/2020
Meridian City Council Meeting Agenda July 9,2020— Page 56 of 302
PUBLIC HEARING SIGN IN SHEET
DATE: July 9, 2020 ITEM # ON AGENDA: 413
PROJECT NAME: Epic Storage Facility (H-2020-0058)
PRINTED FULL NAME For Against Neutral Want to Testify
YES OR NO
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STAFF REPORT C:�*%_
W IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 7/9/2020 Legend ' 0
DATE:
EProject Location
TO: Planning&Zoning Commission111111 ILL
_
FROM: Joe Dodson,Associate Planner
208-884-5533 '
SUBJECT: H-2020-0058 e
Epic Storage Facility
LOCATION: The site is located at 1345 W. Overland
Road, in the NW 1/4 of the NW 1/4 of ® v
Section 24,Township 3N.,Range 1 W.
L PROJECT DESCRIPTION
• (RZ) -Rezone of 4.43 acres of land from R-8 zone (Medium-density Residential)to C-G zone
(General Retail and Service Commercial)for the purpose of developing commercial storage on
the site;
• (CUP) -Conditional Use Permit for a 29,400 square foot storage facility and associated outdoor
storage on 4.43 acres in the C-G zoning district,by Jarron Langston.
IL SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 4.43 acres
Future Land Use Designation Commercial and Medium Density Residential
Existing Land Use(s) Commercial-County approved Church/Event center
Proposed Land Use(s) Commercial Storage Facility
Lots(#and type;bldg./common) 2 lots-Commercial building lot
Phasing Plan(#of phases) Proposed as one phase
Neighborhood meeting date;#of April 21,2020, 1 attendee.Meeting was held via Zoom
attendees: due to Covid-19 stay at home orders.
History(previous approvals) AZ-04-027;County approved CUP for a Church/Event
Center(date unknown).
Page 1
Meridian City Council Meeting Agenda July 9,2020— Page 57 of 302
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) No comments have been received at this time.
• Requires ACHD Commission No
Action(yes/no)
Access(Arterial/Collectors/State Access is proposed via an existing driveway from W.
Hwy/Local)(Existing and Proposed) Overland Road,an arterial street. Only a secondary access
is proposed(as required by Unified Development Code).
Stub Street/Interconnectivity/Cross Secondary access is proposed to the property to the east
Access (Sagewood West)via a common drive that will serve as
this project's emergency access.
Existing Road Network No road network is proposed;drive aisle to existing
structures is existing.
Existing Arterial Sidewalks/ Yes;Overland Road has existing curb,gutter,and sidewalk
Buffers abutting the site.
Proposed Road Improvements N/A
Distance to nearest City Park(+ Approximately 1 mile to Bear Creek Park(18 acres in size)
size)
Fire Service
• Distance to Fire Station 250 feet from Fire Station#6(the sites abut each other)
• Fire Response Time This project lies within the Meridian Fire response time
goal of 5 minutes.
• Resource Reliability Fire Station#6 reliability is currently unknown due to this
station being so new.
• Risk Identification Risk Factor 4—commercial with hazards(firefighting in a
large commercial building with highly flammable campers,
motorhomes,and trailers;this includes oils,fuels,and
propane as additional fuel sources)
• Accessibility Proposed project meets all required access,road widths,
and turnarounds.
Wastewater
• Distance to Sewer Services Directly adjacent
• Sewer Shed South Black Cat Trunkshed
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 13.96
• Project Consistent with WW YES
Master Plan/Facility Plan
• Impacts/Concerns No proposed changes to Public Sewer Infrastructure have
been proposed within this record.Any changes or
modifications,to the Public Sewer Infrastructure,shall be
reviewed and approved by Public Works.
Water
• Distance to Water Services Directly adjacent
• Pressure Zone 3
• Estimated Project Water See application
ERU's
• Water Quality Concerns This development ends in a long deadend water main
which may result in poor water quality.A future
Page 2
Meridian City Council Meeting Agenda July 9,2020— Page 58 of 302
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B. Owner:
Same as Applicant
C. Representative:
Glenn Walker(Architect)— 1891 N. Wildwood Street,Boise, ID 83713
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 6/19/2020
Radius notification mailed to
properties within 300 feet 6/16/2020
Site Posting 6/29/2020
Nextdoor posting 6/16/2020
V. STAFF ANALYSIS
A. Future Land Use Map Designation(https://www.meridiancity.org/compplan)
Commercial—This designation will provide a full range of commercial uses to serve area
residents and visitors. Desired uses may include retail,restaurants,personal and professional
services, and office uses, as well as appropriate public and quasi-public uses. Multi-family
residential may be allowed in some cases,but should be careful to promote a high quality of life
through thoughtful site design, connectivity, and amenities. Sample zoning include: C-N, C-C,
and C-G.
Medium Density Residential—This designation allows for dwelling units at gross densities of
three to eight dwelling units per acre. Density bonuses may be considered with the provision of
additional public amenities such as a park, school, or land dedicated for public services.
When the new comprehensive plan was ratified, the subject property was given two future land
use designations due to its location on a major arterial street and despite it already being zoned
residential(R-8 zoning district). This parcel has both the Commercial and Medium Density
Residential future land use designations. The subject site is surrounded by existing City of
Meridian zoning and development to its north, west, and south. Directly to the east the City is
processing a new residential subdivision. Directly across W. Overland Road(an arterial street)
there is I-L zoning with two RV uses currently existing—Bish's RV and Camping World of
Meridian. Directly to the west(along the northern half of the site) is the new Meridian fire
station, and abutting the site on the southern half of the west boundary is a multi family
residential development.
Because of the addition of the Commercial future land use designation, the Applicant is
proposing to rezone this property from its existing R-8 zoning to C-G,per the application. The
Applicant believes utilizing this property, located on a major arterial street,for a commercial
business rather than another residential subdivision. The proposed new land use is a form of RV
storage and is a conditional use in the proposed C-G commercial zoning district. However, the
proposed use is not a traditional RV self-storage as our code depicts; Staff must assess proposed
uses with those listed in the UDC use tables for each zone. Epic Storage is a more encompassing
commercial business than traditional self-storage by providing a valet, "drop and go,"system
that requires customers to only drop off their trailers and RVs; they will not park them nor store
them themselves. Epic Storage is intended to be a full service RV and trailer business that
Page 4
Meridian City Council Meeting Agenda July 9,2020— Page 60 of 302
includes a wash before each use, supply stocking of the vehicle, and maintenance checks on
standard items such as batteries, water, refrigerator, and tire pressure. In addition, a majority of
the storage and business will occur within a large, single-story building. There will also be
ancillary outdoor storage and vehicles and trailers will be stored on the asphalt area between the
office in the back of the parcel and the main building along Overland Road, as seen on the site
plan.
Because this property is already zoned residential and the development to the south/southwest
and to the east is residential, Staff has concerns with the request for C-G zoning. This concern
lies with the potential for a higher intensity of commercial use next to said residential if this
property is rezoned to C-G but never develops as proposed. Staff would prefer to see lower
intensity zoning on this property that is still commercial but will help Staff ensure a more
disruptive use is not principally permitted and so easily attainable if this project is not completed
fully. Therefore, Staff is recommending changing the requested rezone of C-G to be C-C instead.
Self-service storage(the use Staff has to place the proposed use into) is still a conditional use in
the C-C zone and will not affect the future operation of this use. If the Applicant adheres to the
specific use standards and any additional conditions, the proposed project should meet the
Future Land Use Map (FLUM)designation definitions and preferred uses for Commercial.
Below are specific comprehensive plan policies that discuss the proposed use in relation to the
comp plan more thoroughly. In addition, see section V.D for further analysis on the proposed use.
B. Comprehensive Plan Policies(https:llwww.meridiancitE.or /�compplan):
The applicable Comprehensive Plan policies are cited below with Staff analysis in italics.
"Ensure that adequate water supply and pressure are available for fire protection in areas suitable
for industrial and commercial uses."(3.03.01D). The proposed use requires additional water
supply when compared to residential development due to the existence of highly flammable
vehicles and additional fuel sources like that of propane and gasoline. The proposed commercial
building will be sprinklered to help ensure fire safety; the appropriate water supply for this use is
readily available with existing services.
"Establish and maintain levels of service for public facilities and services,including water, sewer,
police,transportation, schools,fire, and parks" (3.02.01 G).All public utilities are available for
this project site as there is currently an existing structure on site that is being serviced by the
City. This project not only lies within the Fire Department response time goal, it shared a
property line with afire station. In addition, the large building should be sprinklered which adds
additional safety measures in case of afire. The site currently has an existing curb cut onto W.
Overland Road and Staff and ACHD have discussed this in relation to minimizing cuts onto an
arterial street. Because the proposed use is commercial, it has been determined that the use and
the adjacent subdivisions are better served if this site maintains its access to Overland rather
than take access through a residential subdivision.If this application is not approved and the
existing R-8 zoning district remains, the in process Sagewood West subdivision directly to the
east is required to provide a full stub street to this property for future interconnectivity.
West Ada School District and Parks did not offer comments on this application because of the
proposed use. Being a commercial project, there will not be any additional children added to the
schools and there will be minimal impact on existing City services. This project should, however,
add to the employment base of the City.
"Encourage the development of supportive commercial near employment areas."(3.06.02C).As
stated above, directly to the north and across Overland Road are two RV servicelsales uses.
When it comes to the future location of an additional RV use that then maintains those RVs for
customers, being directly across the street is readily accessible. Epic Storage is intended to
Page 5
Meridian City Council Meeting Agenda July 9,2020— Page 61 of 302
employ approximately 10 people outside of ownership and pay them more than minimum wage.
This business is not an employment center itself but is minimally a supportive commercial use to
those larger employers across the street because it adds an additional service for customers to
partake in.
"Minimize noise, lighting,and odor disturbances from commercial developments to residential
dwellings by enforcing city code."(5.01.01F). City ordinances will be adhered to ensure
disturbances are minimal to surrounding residential development. The Applicant is also
proposing landscaping that will largely help with any potential noise and odor disturbances. In
addition, a change to C-C zoning instead of the requested C-G zoning could offer an additional
avenue for minimizing potential issues as less intense uses are principally permitted in the C-C
zoning district when compared to C-G.
"Require appropriate building design, and landscaping elements to buffer, screen,beautify, and
integrate commercial,multifamily, and parking lots into existing neighborhoods."(5.01.02D).
The make-up of the nearby area has been detailed above and the existence of so much residential
makes integration of this use difficult. In addition, there are no existing stub streets to this parcel
from adjacent subdivisions. In order to help mitigate any potential noise, light, or odor
trespasses, the Applicant has proposed this use to almost wholly occur within a 29,400 square
foot commercial building. The Applicant is also proposing trees and a vinyl privacy fence along
the entire property boundary of the site to help with screening and to add a buffer to any adjacent
use—this landscaping should also add to the beautification of the site as well.
The abovementioned building does not fully comply with the architectural requirements for
commercial buildings. The Applicant will be required to add additional roof variation along the
northern and southern roof lines as required by the City s Architectural Standards Manual. In
addition, it must be stressed that placing a prefabricated type of metal building next to residential
and next to a nicely designed fire station will not be supported. Therefore, Staff is recommending
additional conditions of approval that require better architecture for the proposed building to
help it match and integrate with existing and proposed development.
Staff finds this development to be generally consistent and in alignment with the
Comprehensive Plan, if the Commission and Council support the applicant's request to rezone
the property entirely commercial without a residential component as envisioned by the
Comprehensive Plan.
C. Existing Structures/Site Improvements:
There is an existing home and accessory building that currently exist on site. It is the
understanding of Staff that the existing home will be removed upon development but the
additional warehouse structure in the rear of the property will remain. This small warehouse will
become the required office for the proposed storage use. There is also an existing access from W.
Overland Road that is improved with asphalt and is to remain for the future project.
D. Proposed Use Analysis:
The proposed use falls under Self-Service Storage in the Unified Development Code (UDC)and
is a conditional use in the proposed and recommended C-G and C-C zoning district per UDC
Table 11-2B-2. Storage facilities are also governed by specific use standards as noted in UDC 1I-
4-3-34 for self-service storage facility. There is also ancillary outdoor storage proposed that is
also governed by specific use standards,UDC 11-4-3-33. Commercial buildings require
Certificate of Zoning Compliance(CZC)and Design Review and Staff will use these additional
applications as a chance to ensure the site develops according to the conditions of approval in this
staff report.
Page 6
Meridian City Council Meeting Agenda July 9,2020— Page 62 of 302
Epic Storage is not a traditional RV storage facility with acres of asphalt and metal buildings
that jut out of the landscape and require a security gate for customers to access the facility. By
simply driving through neighborhoods one can see that the Treasure Valley is home to a large
number of RVs and motorhomes and the proposed use hopes to help manage this by providing
premium services for them. Epic Storage is a full service RV and trailer business that includes a
wash before each use and maintenance checks on standard items such as batteries, water,
refrigerator, and tire pressure. In addition,propane tanks will be filled and the vehicles will be
stocked with supplies and food so that the customers only have to arrive and pick their vehicle up
for a time of fun. Staff finds that the location is ideal for the proposed use due to its proximity to
Bish's RV and Camping World where recreational vehicles and trailers are serviced and sold. It
is well known that additional self-service storage facilities are not largely desired in the City of
Meridian. Because of the details outlined above, Staff believes that the proposed use is more
premier than a traditional storage facility and would in fact add a new business to the City and
Valley.
E. Specific Use Standards(UDC 11-4-3):
The proposed self-service storage and outdoor storage uses are subject to conditional use permit
approval by the Planning and Zoning Commission and subject to specific use standards outlined
in UDC 11-4-3-34 and 11-4-3-33 and below,respectively:
11-4-3-34—Self-Service Storage Facility:
A. Storage units and/or areas shall not be used as dwellings or as a commercial or industrial
place of business. The manufacture or sale of any item by a tenant from or at a self-
service storage facility is specifically prohibited.As noted, the proposed use does not
fully fit within uses listed in the UDC use table. Self-service storage is the closest use to
the proposed use but does not fit with this requirement as the use is a commercial use
where the main building will be used to both store and maintain customer's RVs and
trailers. No items will be manufactured on the subject site or within any proposed
buildings.
B. On site auctions of unclaimed items by the storage facility owners shall be allowed as a
temporary use in accord with chapter 3, article E, "Temporary Use Requirements",of this
title.
C. The distance between structures shall be a minimum of twenty five feet(25'). The
proposed site plan shows compliance with this standard.
D. The storage facility shall be completely fenced,walled,or enclosed and screened from
public view. Where abutting a residential district or public road, chain-link shall not be
allowed as fencing material.A majority of the storage and use is proposed to occur
within the large commercial building.Ancillary outdoor storage is likely to occur and the
Applicant is proposing to screen this with a privacy vinyl fence and a 25 foot wide
landscape buffer abutting the residential uses.
E. If abutting a residential district,the facility hours of public operation shall be limited to
six o'clock(6:00)A.M. to eleven o'clock(11:00)P.M.According to the application, the
Applicant's proposed hours of business are 7:00 A.M. to 6:00 P.M. and are therefore
within the allowable range of business operation hours.
F. A minimum twenty five foot(25')wide landscape buffer shall be provided where the
facility abuts a residential use,unless a greater buffer width is otherwise required by this
title. Landscaping shall be provided as set forth in subsection 11-3B-9C of this title. The
submitted landscape plans show a 25 foot buffer but it does appear to meet UDC 11-3B-
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Meridian City Council Meeting Agenda July 9,2020— Page 63 of 302
5N requirements that any type of buffer be at least 70%covered with vegetation at
maturity. Staff is recommending a condition of approval to correct this.
G. If the use is unattended,the standards in accord with section 11-3A-16, "Self-Service
Uses",of this title shall also apply.Not applicable; use is attended.
H. The facility shall have a second means of access for emergency purposes. The submitted
plans show a secondary access in the northeast corner of the site in line with a
requirement of the Sagewood West subdivision to the east currently in process with the
City. This access satisfies this standard.
I. All outdoor storage of material shall be maintained in an orderly manner so as not to
create a public nuisance.Materials shall not be stored within the required yards. Stored
items shall not block sidewalks or parking areas and may not impede vehicular or
pedestrian traffic. Submitted plans show compliance with this standard.
J. The site shall not be used as a"vehicle wrecking or junk yard" as herein defined. The
Applicant shall comply with this standard.
K. For any use requiring the storage of fuel or hazardous material,the use shall be located a
minimum of one thousand feet(1,000)from a hospital. (Ord. 13-1555, 5-14-2013)
Liquid propane may be stored on site for use in filling propane tanks in customer
vehicles. There is no hospital within 1,000 feet of the subject site; therefore, this standard
shall be satisfied.
11-4-3-33—Outdoor Storage Facility:
A. All outdoor storage of material shall be maintained in an orderly manner so as not to
create a public nuisance. The Applicant shall comply with this standard.
B. Stored items shall not block sidewalks or parking areas and may not impede vehicular or
pedestrian traffic. The Applicant shall comply with this standard.
C. The site shall not be used as a"vehicle wrecking or junk yard" as herein defined. The
Applicant shall comply with this standard.
D. For any use requiring the storage of fuel or hazardous material,the use shall be located a
minimum of one thousand feet(1,000) from a hospital.See comment on same standard
above.
E. For properties in industrial districts,the following standards shall apply: (The subject site
is not proposed with an industrial district and therefore this standard does not apply)
a. For properties that are adjacent to nonindustrial properties and/or public streets,
outdoor storage of materials, equipment, inventory, and/or supplies shall be
incorporated into the overall design of buildings and site landscaping so that the
visual impacts of these functions are fully contained and screened from view of
adjacent nonindustrial properties and/or public streets by a solid fence and/or
wall with a minimum height of six feet(6). Such fence and/or wall shall be
constructed of complementary or of similar design and materials of the primary
structure.
b. For properties that adjoin the railway corridor, in addition to the standards of
subsection E1 of this section, outdoor storage of materials, equipment, inventory,
and/or supplies shall be screened from the edge of the required street buffer a
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Meridian City Council Meeting Agenda July 9,2020— Page 64 of 302
distance of one hundred feet(100) from the edge of right of way parallel to the
railway corridor.
c. For properties where subsections E1 and/or E2 of this section do not apply,
outdoor storage areas do not need to be screened. (Ord. 09-1420, 6-23-2009, eff.
6-23-2009)
F. Dimensional Standards(UDC 11-2):
The proposed commercial building appears to meet all UDC dimensional standards including
required landscape buffers,building setbacks, drive aisle widths, and building height.
G. Access(UDC 11-3A-3, 11-3H-4):
Access is proposed via the existing curb cut from W. Overland Road, an arterial street. ACHD
approves of this access point as the proposed use is a commercial use and vehicle trips to the
location is presumed to be minimal when compared to a residential development. The specific use
standards require a secondary access for storage facilities and the Applicant is proposing one at
the eastern boundary that lines up with a proposed common driveway in the adjacent Sagewood
West development currently being processed.
This Applicant and the Applicant for Sagewood West have worked together to align this
emergency only access. Typically, an emergency access must meet a separation requirement from
the main access in order to count as a secondary access for Meridian Fire. However, the
requirement of this secondary access is not a Fire requirement but a Planning one and therefore
the normally required separation between the two access points is not applicable.
H. Parking(UDC 11-3C):
Off-street parking is required to be provided at one space per 500 square feet in accord with the
standards listed in UDC 11-3C-6B for commercial zoning districts. Specifically for self-service
storage facilities,this requirement is only applicable based on the gross floor area of the office
space.According to the submitted site plan, the existing warehouse building on site is 3,185
square feet, requiring a minimum of seven (7)parking spaces. The Applicant has proposed seven
(7)parking spaces, of which two (2)are ADA accessible. Because the proposed use uses a valet
system, Staff finds the proposed parking to be sufficient.
Between the office and the main building, the Applicant is proposing to install asphalt paving for
the majority of that area. This area is intended for outdoor storage and staging of RVs and
trailers but will not be for public parking. This area will likely not be striped as the position and
size of items parked in this area will vary throughout business operation. The outdoor storage
specific use standards shall be adhered to because of this proposed ancillary use.
L Pathways (UDC 11-3A-8):
No pathways are proposed or required due to frontage along W. Overland Road being fully
improved with curb, gutter,and sidewalk.
J. Sidewalks(UDC 11-3A-17):
The subject site has its only street frontage on W. Overland Road and this section of Overland has
been fully improved with 5 lanes and curb,gutter, and attached sidewalk. The Applicant is
proposing a short extension of the sidewalk to go into the site. This extension turns into a
pedestrian crosswalk that leads to the front door of the main storage building.
UDC 11-3A-19, "Site Design Standards,"also dictates that sidewalks be provided from the
public street to the office for a delineated path for pedestrians. No submitted plans show this
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Meridian City Council Meeting Agenda July 9,2020— Page 65 of 302
sidewalk connection to the office in the back of the site where parking is proposed. In order to
satisfy this requirement this additional sidewalk should be delineated through the parking lot in
some way. For example, stamped concrete, brick, or similar. Staff is recommending a condition
of approval to correct this.
K. Landscaping(UDC 11-3B):
A 25-foot wide street buffer is required adjacent to W. Overland Road, an arterial street,
landscaped per the standards listed in UDC 11-3B-7C. A 25-foot wide buffer is shown on the
submitted site plan and landscape plan. In addition,a 25-foot buffer is required between the
proposed commercial use and any residential uses,landscaped per the standards listed in UDC
11-3B-9. A 25-foot landscape buffer is depicted on the submitted landscape plans along the
property boundary that abuts all residential uses, existing and proposed.
When a landscape buffer between uses is required, the requirement is meant to ensure adequate
screening between dissimilar uses. The code requires that this buffer include trees that have
canopies that touch at maturity. The Applicant is proposing to use a large number existing trees
for this buffer that are not on this property but are near the property line and on the adjacent
property to the east. Therefore, the Applicant shall be required to revise the submitted landscape
plans and show adequate landscape material within the required buffer per UDC 11-3B-9
standards. With the combination of a privacy fence and dense landscaping, Stafffinds the
proposed landscape buffers as sufficient to meet this code requirement.
The City Arborist has made Staff aware of a potential issue with the Fraxinus `Ash"tree species.
This type of tree species attract a specific and invasive pest and it is the request of the City
Arborist that projects start trying to replace these types of trees with other tree species.
Therefore, Staff is recommending a condition of approval that the Applicant work with the City
Arborist on an appropriate alternative to their proposed "Ash"tree selection.
L. Fencing(UDC 11-3A-6, 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is proposed
as shown on the landscape plan along the entire property boundary and meets UDC standards as
proposed.
M. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant submitted conceptual renderings and conceptual elevations of the new proposed
storage/commercial building(see Section VII.E). The submitted plans do not meet all of the
standards as required for commercial development in the Architectural Standards Manual(ASM).
This application does not include Design Review but staff is recommending certain conditions to
ensure any future commercial building on this site is built to a premier standard as intended by
the ASM.
Specifically,prefabricated metal siding is prohibited as afield material unless uses with a
minimum of two other qualifying field materials and meets all other standard fenestration and
material requirements (ASM, Commercial District Goal 5.20). The submitted elevations show this
type of metal as afield material along the top of the entire building. The only other field material
proposed appears to be stucco; all other materials are used as accents. Staff understands that the
proposed building is a large metal building but that does not mean that an industrial type
building can be dropped on a lot within a commercial district. IF the metal look is desired, it
should be of high quality like that of"high grade fiber panels,"for example. In addition, Staff
recommends replacing some of the metal shown on the plans with windows to create a more
interesting fagade across the different building elevations.Adding overhangs or architectural
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Meridian City Council Meeting Agenda July 9,2020— Page 66 of 302
trellis along the building(especially on the north fagade that faces the public street) would also
add interest and qualifying fenestration to the building.
The submitted plans also do not show where mechanical equipment will be placed. The proposed
building will be climate controlled so the required HVAC system will not be small. Where will
this be located? The plans do not show any parapet on the building and any roof mounted
mechanical equipment must be fully screened from public view. To help fix this and add the
required roofline variation, Staff recommends adding an architectural parapet around the
building that helps anchor the top of the structure architecturally and provide screening
opportunities for future mechanical equipment.
VI. DECISION
A. Staff:
Staff recommends approval of the requested rezone and conditional use permit per the Findings in
Section IX of this staff report and if the Commission and Council deem the site more appropriate
to develop entirely with a commercial use as proposed
B. Commission:
Enter Summary of Commission Decision.
C. City Council:
To be heard at future date.
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Meridian City Council Meeting Agenda July 9,2020— Page 67 of 302
VII. EXHIBITS
A. Rezone Legal Description and Exhibit Map
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May 13,2020
Rezoning to Zone CG Legal Description
BASIS OF BEARING for this description is S89"33'34"E between a found 1/2"Iran Pin at the West 1/16°i
Corner and the Northwest corner of Section 24,Township 3 North,Range 1 West,B.M.,Ada County,
Idaho.
THAT PORTION OF THE NORTHWEST QUARTER OF SECTION 24,TOWNSHIP 3 NORTH,RANGE 1 WEST,
B-M.,ADA COUNTY,IDAHO AS❑E5CRIBED-
BEGINNING AT POINT IN THE NO RTHW EST QUARTER OF SAID SECTION 24,SAID POINT BEING
589°33'34"E 545.35 FEET ADD NGTHE NORTH LINE OF SAID NORTHWEST QUARTER AND 500°15'00"W
51.00 FEET FROM THE NORTHWESTQUARTER CORNER OF SECTION 24,TOWNSHIP 3 NORTH,RANGE 1
WEST,B.M. AND RUNNING S89°33'34"E 255.06 FEET;THENCE S00°34'17"E 167.30 FEET;THENCE
501°48'54"E 147.24 FEET;THENCE 501°58'59"E 178.09 FEET;THENCE 502°25'10"E 396.57 FEET;THENCE
N66"01'50"W 134.39 FEET;THENCE N65°22'50"W 88.17 FEET;THENCE N00°00'00E 454.47 FEET;
THENCE N90°00'00"W 82.84 FEET;THENCE N00'15'00"E 344.81 FEET TO THE POINT OF BEGINNING.
CONTAIN5 4.23 ACRES IN AREA
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Meridian City Council Meeting Agenda July 9,2020— Page 68 of 302
NORTHWEST QUARTER CORNER
SECTION 24,TOWNSHIP 3 NORTH,
RANGE 1 WEST,B.M.
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Meridian City Council Meeting Agenda July 9,2020— Page 69 of 302
B. Site Plan(dated: June 2020)
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Meridian City Council Meeting Agenda July 9,2020— Page 73 of 302
E. Conceptual Building Elevations
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Page 18 —
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Meridian City Council Meeting Agenda July 9,2020— Page 75 of 302
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Meridian City Council Meeting Agenda July 9,2020— Page 76 of 302
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Meridian City Council Meeting Agenda July 9,2020— Page 77 of 302
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. As allowed by Idaho State Law with Annexation and Rezone applications,a Development
Agreement(DA)is required as a provision of rezoning this property. Prior to approval of the
rezone ordinance, a DA shall be entered into between the City of Meridian,the property
owner(s)at the time of rezone ordinance adoption,and the developer.
Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the rezone. The DA
shall, at minimum, incorporate the following provisions:
At least ten(10) days prior to the City Council hearing,the Applicant shall submit:
1. Revised legal descriptions for the requested rezone to reflect the C-C zoning district
instead of the C-G zoning district AND
2. Revised legal description for the rezone boundary to reflect the conveyance of the
sliver of land from the proposed Sagewood West application,Lot 27,Block 1 of their
proposed plat.
a. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-213-3 for the C-C zoning district and those listed in the specific use
standards for self-service storage facilities and ancillary outdoor storage,UDC 11-4-3-34
and UDC 11-4-3-33,respectively.
b. The only approved direct lot access to W. Overland Road is that existing access in the
northeast corner of the subject site.
c. The Applicant shall maintain an emergency only access to the east via the proposed
common drive in the adjacent subdivision to the east, Sagewood West.
d. The Applicant shall comply with the ordinances in effect at the time of application
submittal.
e. Prior to CZC and DES submittal,the Applicant shall obtain approval of a Property
Boundary Adjustment to consolidate all existing lots(S1224223270& S1224223300)
into one and include the sliver of land conveyed from the property owner to the east,
shown as Lot 27,Block 1 in the Sagewood West preliminary plat.
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Meridian City Council Meeting Agenda July 9,2020— Page 78 of 302
2. The Applicant shall obtain Certificate of Zoning Compliance(CZC)and Administrative
Design Review(DES) approval prior to submitting for building permits.
3. The submitted site plan, dated June 2020 and as seen in Exhibit VII.B, shall be revised to
show the required sidewalk from W. Overland Road to the office in the rear of the subject
site. The sidewalk shall be delineated by being constructed of a different material than the
asphalt parking lot(i.e. stamped concrete,brick, or similar).
4. The submitted landscape plan, dated June 2020 and as seen in Exhibit VII.D, shall be revised
as follows:
a. Show the required landscape buffer to all residential land uses as at least 70%covered by
vegetation at maturity,as set forth in UDC 11-3B-5N.
b. Add the required additional sidewalk from W. Overland to the office in the rear of the
subject site. The sidewalk shall be delineated by being constructed of a different material
than the asphalt parking lot(i.e. stamped concrete,brick, or similar).
5. Prior to the Planning and Zoning Commission hearing on July 9, 2020,the elevations and
elevation renderings, dated 2/25/2020 and seen in Exhibit VILE, shall be revised prior to
CZC and DES submittal as follows:
a. Add an additional field material that is not pre-fabricated metal siding along all building
facades;
b. Add windows,where architecturally feasible, along the top of building facades,
especially on the north facing elevation;
c. Add architectural trellis on the north, east,and west building facades;
d. Wrap the proposed stone veneer along the bottom of the building around the corners as is
required in ASM Goal 5.1F;
e. Continue the stone veneer onto the proposed pop-outs and at a higher height from the
ground;
f. Add a parapet along the roofline with the required modulation that will also cover any
mechanical equipment.
g. Add additional fenestration and pedestrian scale along all building facades.
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Meridian City Council Meeting Agenda July 9,2020— Page 79 of 302
6. All future lighting on the subject site shall be compatible to abutting residential uses and
adhere to the standards outlined in UDC 11-3A-11C,these standards are to be met regardless
of the lumen output.
7. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for commercial developments based on the gross floor area of the self-service
storage office.
8. The Applicant shall work with the City Arborist on an appropriate alternative to their
proposed"Ash"tree selection and obtain approval from the City Arborist prior to building
permit approval.
9. The conditional use approval shall become null and void unless otherwise approved by the
City if the applicant fails to 1)commence the use, satisfy the requirements,acquire building
permits and commence construction within two years as set forth in UDC 11-513-6F1; or 2)
obtain approval of a time extension as set forth in UDC 11-5B-6F4.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 A street light plan will need to be included in the final plat and or building permit application.
Street light plan requirements are listed in section 6-7 of the City's Design StandardsContact
the Meridian Transportation and Utility Coordinator for additional information.
1.2 The existing water main stub into the property is a 10",not a 6" as shown on the plan
1.3 Retain and protect the existing fire hydrant at the end of the 10" main
1.4 Provide a utility easement from the end of the existing 10" line to the west property line
matching up with the existing utility easement in Linder Road Apartments
1.5 The water service and fire line should connect to the existing 10" line,not the existing 12"
line in Overland Rd as currently shown
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 be dedicated via using
the City of Meridian's standard forms. 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
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Meridian City Council Meeting Agenda July 9,2020— Page 80 of 302
be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. 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 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 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.
2.10 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.
2.11 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.12 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.13 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.14 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.
2.15 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.
2.16 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.
2.17 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
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Meridian City Council Meeting Agenda July 9,2020— Page 81 of 302
copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20%of the total construction cost for all completed sewer,water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit,cash deposit or bond.Applicant must file an application for
surety,which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
C. FIRE DEPARTMENT
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=184359&dbid=0&r0o=MeridianC
iv
D. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=190570&dbid=0&r0o=MeridianC
E. NAMPA&MERIDIAN IRRIGATION DISTRICT
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=184914&dbid=0&r0o=MeridianC
hty
F. ADA COUNTY HIGHWAY DISTRICT(ACHD)
ACHD has not submitted any comments 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 C-C zoning district and not the requested
C-G zoning district is 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 district,
specifically the purpose statement;
Staff finds the proposed zoning map amendment and request for Recreational Vehicle storage
to be generally consistent with the purpose statement of the commercial district and future
land use designation of Commercial.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Stafffinds the proposed zoning map amendment should not be detrimental to the public
health, safety and welfare if all provisions of the Development Agreement and conditions of
approval are complied with.
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Meridian City Council Meeting Agenda July 9,2020— Page 82 of 302
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 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.
The subject property is already annexed; therefore Stafffinds that this finding is not
applicable. However, Stafffinds that the requested rezone and addition of a commercial use
is in the best interest of the city.
B. 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 and proposed building meets all the dimensional and development regulations in the
commercial zoning districts for the proposed use. Therefore, Stafffinds 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.
Stafffinds the proposed self-service storage facility will be harmonious with the
Comprehensive Plan in that it is a conditional use in the C-C and C-G zoning districts which
are allowable zones in the Commercial future land use designation as noted in the Meridian
Comprehensive Plan.
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.
Stafffinds the operation of the proposed self-service storage facility should be compatible with
the other uses in the area and will not adversely change the essential character of this area if
all conditions of approval and DA provisions are met.
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 facility complies with the conditions of approval in Section VIII as required,
Stafffinds 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 subject site is already annexed into the City and these services are already being provided
to the existing buildings on site. Therefore, Stafffinds the proposed use will be served
adequately by all public facilities and services.
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Meridian City Council Meeting Agenda July 9,2020— Page 83 of 302
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.
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.
With adequate screening and adherence to applicable zoning and building code requirements,
Staff finds the proposed use 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 28 —
Meridian City Council Meeting Agenda July 9,2020— Page 84 of 302
CiWE IDIAN�-- ITEM SHEET
Council Agenda Item -4.C.
Presenter:
Estimated Time for Presentation: 0
Title of Item - Public Hearing for Apex (H-2020-0066) by Brighton, M urgoitio, et al., Located
generally located east of S. Meridian Rd. and north of E. Columbia Rd.
Click Here for Application Materials
Click Here to Sign Up to Testify at Hearing
ATTACHMENTS:
ype Uploa
Staff Report Staff Report 7/8/2020
Meridian City Council Meeting Agenda July 9,2020— Page 85 of 302
i
i
PUBLIC HEARING SIGN IN SHEET
3
DATE: July 9, 2020 ITEM # ON AGENDA: 4 C, 4 D, 4 E
PROJECT NAME: Apex (H-2020-0066), (H-2020-0056), (H-2020-057)
PRINTED FULL NAME For Against Neutral Want to Testify
YES OR NO
1 �
e5
4
C)
5
6
7
8
9
10
11
12
13
14
15
STAFF REPORT E
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 7/9/2020 legend 0
Project Lacfl�ian �
TO: Planning&Zoning Commission I f
-- .i
FROM: Sonya Allen,Associate Planner f
208-884-5533 - -- --
Y - F
SUBJECT: H-2020-0066 Apex—MDA,AZ, RZ ;
H-2020-0056 Apex Northwest—PP - -
H-2020-0057 Apex Southeast—PP IF
- _
5
(to be marketed as "Pinnacle') - C
LOCATION: MDA,AZ,RZ: generally located east of N_a
S. Meridian Rd. and north of E. k
Columbia Rd., in Sections 31 (S. '/2 and --- ,
NW '/4) and 32 (SW'/4),Township 3N., _
Range LE; and Sections 5 (NW %4) and 6
(NE '/4),T.2N.,R.1 E.
PP(NW):NWC of S. Locust Grove Rd.
&E. Lake Hazel Rd., in the SE '/4 of
Section 31,T.3N., R.IE
PP(SE): SEC of S. Locust Grove Rd. &
E. Lake Hazel Rd., in the NW '/4 of
Section 5,T.2N.,R.1E.
I. PROJECT DESCRIPTION
Modification to existing Development Agreements (H-2015-0019: Brighton Investments, LLC—Inst. #2016-
007072; SCS Brighton,LLC—Inst. #2016-007073; Murgoitio Limited Partnership—Inst. #2016-007074)to
replace the agreements with one new agreement based on the proposed development plan; Annexation of 40.09
acres of land with an R-2 zoning district; and,Rezone of 384.97 acres of land from the R-4 to the R-2 (0.70
acre),R-8 (144.78+ 119.28=264.06 acres),R-15 (76.93 acres) and C-C(43.28 acres)zoning districts.
Apex Northwest(NW): Preliminary Plat consisting of 120 residential buildable lots, 11 commercial buildable
lots and 14 common lots on 41.75 acres of land in the C-C and R-15 zoning districts.
Apex Southeast(SE): Preliminary Plat consisting of 237 residential buildable lots,2 commercial buildable lots,
30 common lots and 10 other(shared driveway)lots on 81.63 acres of land in the C-C and R-8 zoning districts.
Because right-of-way for E. Lake Hazel Rd. and S. Locust Grove Rd. separates the land proposed to be platted,
two separate preliminary plat applications are required to subdivide the property.
Page 1
Meridian City Council Meeting Agenda July 9,2020— Page 86 of 302
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 40.09(AZ);384.97(RZ);41.75 (PP-Northwest); 81.63 (PP-Southeast)
Existing/Proposed Zoning RUT in Ada County(existing);R-4(Medium Low-Density Residential)
Future Land Use Designation Low Density Residential[LDR(3 or fewer units/acre)—39+/-acres);
Medium Density Residential(MDR—3 to 8 units/acre)(206/-acres);
Medium High-Density Residential(21+/-acres); &Mixed Use—
Community(MU-C)(120+/-acres)
Existing Land Use(s) Agricultural
Proposed Land Use(s) Single-family residential(SFR)attached/detached,commercial,office,2
schools(elementary&charter)
Lots(#and type;bldg./common) NW: 120 residential buildable/II commercial buildable/14 common
SE:237 residential buildable/2 commercial buildable/30 common/10 other
NW&SE Combined: 357 SFR residential buildable; 13 commercial
buildable;44 common lots;and 10 other lots for shared driveways
Phasing Plan(#of phases) 3 (NW); 5 (SE)
Number of Residential Units(type NW: 120 units(88 detached/32 attached)
of units) SE:237 units(detached)
NW&SE Combined: 325 detached&88 attached
Density(gross&net) NW: 5.62 units/acre(gross); 11.21 units/acre(net)
SE: 3.75 units/acre(gross);6.17 units/acre(net)
NW&SE(overall):4.22 units/acre(gross);7.27 units/acre(net)
Open Space(acres,total NW: 6.33 acres(15.17%)
[%]/buffer/qualified) SE: 10.79 acres(13.22%)
NW&SE Combined: 17.12 acres(or 13.88%)
Amenities NW: Community center with a clubhouse,community post office,cafe,
library/business center;community amphitheater;additional common open
space above the minimum required.
SE: Community swimming pool,tot lot with play equipment,pathway
access to the City's Discovery Park,additional common open space above
the minimum required.
Physical Features(waterways, The Farr Lateral runs along the north and east boundaries of this site;the
hazards,flood plain,hillside) McBirney Lateral crosses the site east/west;and another waterway runs
north/south through the site.
Neighborhood meeting date;#of 2/5/20;29 attendees W
attendees:
History(previous approvals) ROS#7394;ROS#7783;H-2015-0019—South Meridian AZ(DA's:
Brighton Investments,LLC—Inst.#2016-007072; SCS Brighton,LLC—
Inst.#2016-007073;and Murgoitio Limited Partnership—Inst.#2016-
007074)
B. Community Metrics
Description Details Page
Ada County Highway
District
• Staff report(yes/no) Yes(PP,draft);Yes(AZ,RZ)
• Requires ACHD Yes(TBD)
Commission Action
(yes/no)
Traffic Impact Study(yes/no) Yes
Page 2 -
Meridian City Council Meeting Agenda July 9,2020— Page 87 of 302
Description Details I Page
Access NW:2 accesses via S.Locust Grove Rd. &2 accesses via E. Lake Hazel Rd.,both
(Arterial/Collectors/State existing arterial streets;and 2 collector streets are proposed
Hwy/Local)(Existing and SE: 2 accesses via E.Lake Hazel Rd. &3 accesses via S.Locust Grove Rd.,both
Proposed) existing arterial streets; and 3 collector streets are proposed
Traffic Level of Service Better than"D"(Acceptable level of service is"E")—Lake Hazel,Locust Grove
&Amity Roads
Stub Two stub streets are proposed to this site from Prevail Subdivision near the
Street/Interconnectivity/Cross northwest corner of the rezone area;no other stub streets exist to this site.
Access Stub streets are proposed to adjacent properties for interconnectivity as shown on
the preliminary plats.
Existing Road Network There are no existing streets within the site,only S.Meridian Rd./SH-69,E.Lake
Hazel Rd.and S.Locust Grove Rd.adjacent to the site
Existing Arterial Sidewalks/ There are no existing sidewalks or buffers along Meridian Rd./SH-69,Lake Hazel,
Buffers or Locust Grove Roads.
Proposed Road Capital Improvements Plan{CIP}t Irriegrated Five Year Wark Plan JIFYWP):
Improvements ■ Vd9lb RUA 15�rNALlgd Ift the IFYINP io be Wid�M 4 16 5-hWos fllotn Lake Ha,!Et RoAd td
A nn ty Road to 2023
* Eagle Road G sanamw 1n the IFYWP m be wp]9nw to 5-Panes tram Amp Roadl to vicioiy
Road In 2021
+ Laka Haza tined is sl fi dulod Hi Ina[l'NOF 10 bo WMenad kb 5-1ames fmrli 1=iJgla Road to
Cloverdale Road iR 2024
+ Lake Naze;Road is schad+dl9d in the iFYWP to be wvdemed to 5-mws from Cloveadsle Road
to Five btde Road
+ Tw inlnr5eu mn or Lake Ha291 Rood and Pa* RW rs sclwdulad e1 th9 IF'(WPv to M
widened 1a 5-.1iones Qn the north fig,a-Ames on ffu�soot++ae9,3-lone5 on the+Mast leg end 3-
lano�s on the east leg and signohzed in 2023
+ Thy inkwEK�0 lovusi Grrnye Rpad end 1 KImy Road is whedul in the 1FYVJP to be�
constructed as a muiilane rounmbw voth 4-lanes on me narth arnd south legs and 24anes
on the east and west kegs in 207 1
* Labe Plarzel Road qs bstud 1n me CPR to be w w1oned l0 3-1:anes ham Locust Grove Road 10
Eagle Road berween 2028 and.Z630
Lake Hzxrel Road Is fisted w the C IP to be widened to 3-;anes from hl ndlan Road ISH-W to
Locusl Grave Road balwemn 2026 arrel 2030.
A fnity Road is Wed in the CIP to tre widened to 5-vnes tram Locus)Grove#toad to Eagle
Reed berween nNi ghd 233t}
The Intwsec6on of lake Hazel Road and Lxmt Orove Rood n listed to the CIP to Ge
r-sconstiluctad as a single larto roundabouk widened ko 34arres on toe MOP]leg,2•Pi9 05 cin the
south,2-lams ees[,and 3-ianas on the wart lQg w1117 a msiwi-md bypass tight turn bypass
lane between 20W and 2Q311
+ The inimeoiw of Lake Hazel Raerd and SHE is listed en the CIP to be widened 9a 7aenes
on the north,saulh,west and ems)legs Ewd signaized between 2013 and 20313
• The iiwar5ecfion of Locust Gr0ue F60dd end Amgyr Rued i5 I15ted iR the CIR to wiAeRetf to 4-
hanes an 1ha norm leg,�-tines on the south lag,5�Ianos on the west leg:and 9-4ares on the
east leg and signalized between 2GX and HMO
Additional right-of-way is required to be dedicated for the future expansion of
Lake Hazel&Locust Grove Roads with pavement widened to 17' from centerline
Fire Service
• Distance to Fire Station NW—3.3 miles to Fire Station 94
SE—3.1 miles to Fire Station#4
• Fire Response Time NW&SE-only a small portion falls within 5 minute response time goal
• Resource Reliability NW&SE-78%-does not meet target goal of 80%or greater
• Risk Identification NW&SE— 1 and 4,current resources would not be adequate to supply service to
this project
• Accessibility NW&SE-Project meets all required access,road widths and turnarounds if
phasing plan is followed
Page 3
Meridian City Council Meeting Agenda July 9,2020— Page 88 of 302
Description Details Page
• Special/resource needs NW&SE-Project will require an aerial device;response time is 9 minutes travel
time(under ideal conditions)—can meet this need in the required timeframe if
needed
• Water Supply NW&SE-Requires 1,500 gallons per minute for 2 hours,may be less if
buildings are fully sprinklered
• Other Resources
Police Service
• Distance to Police 4.5 miles
Station
• Police Response Time Average response time in the City is just under 4 minutes—there isn't enough
public initiated call data to determine an average response time for this area(goal
is 3-5 minutes)
• Calls for Service 71 (within a mile of site between 3/15/2019-3/14/2020)
• Accessibility No concerns
• Specialty/resource needs No additional resources are required at this time.
• Crimes 10(within a mile of site between 3/15/2019-3/14/2020)
• Crashes 38(within a mile of site between 3/15/2019-3/14/2020)
• Other The MPD can provide service if this development is approved as they already
serve this area.
West Ada School District
• Distance(elem,ms,hs)
• Capacity of Schools Enr611m nt dr Miles
&b v+awu
• #of Students Enrolled Marys'MCPherioA Elementary.. s55 550 2.0
SlemElemeMary" 677 301) 3.1
vlewrw mWdle school 959 ]QW 4.2
mwntain vkwMilh khcal U19 zM9 34
—thdrin2 the INN t Pehgvl ye4ar Mpry IMcPhergon's Student uPidtq will mcrcw%6 675r due 16 9hr mn cmi 0255r4"M
expansion underway.**
—Enrollrmnt at HrFIsddk E'emnentary h carmiry capped.I;Ments In this dere{aprnent thal are In the HIWAam Mwldefy
will he wrtanding Siena Fhtment■r}'una1 eieArstI166i Is h„1h t8 MimineteauertrawE:ng all.HIWAaJe.*`*
• #of Students Anticipated 286
from this Development
Wastewater
• Distance to Sewer Directly adjacent
Services
• Sewer Shed South Black Cat Trunk Shed
• Estimated Project Sewer See application
ERU's
• WRRF Declining 13.95
Balance
• Project Consistent with Yes
WW Master
Plan/Facility Plan
• Impacts/Concerns Flow has been committed
Water
• Distance to Water Directly adjacent
Services
• Pressure Zone 5
• Estimated Project Water See application
ERU's
Page 4 -
Meridian City Council Meeting Agenda July 9,2020— Page 89 of 302
• Water Quality None
• Project Consistent with Yes ■
Water Master Plan
• Impacts/Concerns Public Worles preference is to see all water utilities in the public right-of-way
(ROW),where they can easily be operated and maintained.If the utilities truly
cannot be installed in the public right-of-way,then our preference would be for
utilities to be located in a dedicated and improved alley. If that cannot be
accomplished,the applicant should work with Public Works for further solutions
C. Project Area Maps
Future Land Use Map Aerial Map
Legend iul 0 Legend
Pra t Laoulkm i fibI ProjEHat LmafiDn
y
mu-C
J
�hed-I ig vnr' _
Resid6nfial
Zoning Map Planned Development Map
Legend R T 10 Legend 0
Prajent Luc n=an Prcject Lncafian
Ku r R- , CRY Llmik
I-L Rl RUJT — Planned Pnraes
RU
R-8 UT
-R- R- -
RU T R-8-
R R-2
_ � t
Rllt --
1A ,-
RUT RUT
UT
Cfl ---
Page 5 -
Meridian City Council Meeting Agenda July 9,2020— Page 90 of 302
III. APPLICANT INFORMATION
A. Applicant:
Brighton,Murgoitio,et al—2929 W.Navigator#400,Meridian,ID 83642
B. Owner:
Same as Applicant
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
6/19/2020
Notification mailed to property
owners within 300 feet 6/16/2020
Applicant posted public hearing
notice on site 6/26/2020
Nextdoor posting 6/16/2020
V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan)
Land Use: The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates
approximately 39 acres of the site as Low Density Residential(LDR),206+/-acres as Medium Density
Residential(MDR); 21+/-acres as Medium High-Density Residential(MHDR); and 120+/-acres as Mixed
Use—Community. A future school site and City Park is designated in the general area northwest of the Locust
Grove/Lake Hazel intersection,north of the MU-C designated area. Another school site is designated on the
east side of N. Locust Grove Rd.,north of Lake Hazel Rd.,just north of the subject rezone area.
The LDR designation allows for the development of single-family homes on large and estate lots at gross
densities of 3 dwelling units or less per acre. These areas often transition between existing rural residential and
urban properties. Developments need to respect agricultural heritage and resources,recognize view sheds and
open spaces, and maintain or improve the overall atmosphere of the area. The use of open spaces,parks,trails,
and other appropriate means should enhance the character of the area.
The MDR designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre.
The MHDR designation allows for a mix of dwelling types including townhouses,condominiums, and
apartments. Residential gross densities should range from 8 to 12 dwelling units per acre. These areas are
relatively compact within the context of larger neighborhoods and are typically located around or near mixed
use commercial or employment areas to provide convenient access to services and jobs for residents.
Developments need to incorporate high quality architectural design and materials and thoughtful site design to
ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways,
attractive landscaping and a project identity.
The purpose of the MU-C designation is to allocate areas where community-serving uses and dwellings are
seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential,
and to avoid mainly single-use and strip commercial type buildings.Non-residential buildings in these areas
have a tendency to be larger than in Mixed Use—Neighborhood(MU-N) areas,but not as large as in Mixed
Page 6
Meridian City Council Meeting Agenda July 9,2020— Page 91 of 302
Use—Regional(MU-R) areas. Goods and services in these areas tend to be of the variety that people will
mainly travel by car to,but also walk or bike to(up to 3 or 4 miles). Employment opportunities for those living
in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the
conceptual MU-C plan depicted in Figure 3C in the Comprehensive Plan(see pg. 3-16). In reviewing
development applications,the items noted on Pgs. 3-13, 3-15 and 3-16 will be considered(see analysis below).
Transportation: ACHD's Master Street Map (MSM)depicts an east/west residential collector street at the
half mile between Amity and Lake Hazel Roads; a north/south industrial collector at the half mile between
Meridian and Locust Grove Roads north of the half mile between Amity and Lake Hazel Roads,which
transitions to a residential collector to the south to Lake Hazel Rd.; a commercial collector around the MU-C
designated area at the Locust Grove/Lake Hazel intersection(see dashed lines on map below), and a residential
collector along the southern boundary of Apex Southeast. A dual lane roundabout is planned at the Locust
Grove/Lake Hazel Rd. intersection.Note:Because a residential collector seems to be more appropriate than
an industrial collector street designation in this area,ACHD has included a change to the street classification
in the MSM update currently in process.
The proposed preliminary plats depict collector streets consistent with the MSM (i.e. E. Crescendo St. & S.
Apex Ave. in Apex Northwest; and E. Tower St., S.Vertex Way and E.Via Roberto St. in Apex Southeast).
The proposed Master Plan included in Section VIII.A, depicts conceptual street locations in the
annexation/rezone area; future preliminary plats should provide collector streets in accord with the MSM
as required by ACHD.
T_ ILI
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_....,-f�.f'LRaL:Fi1'�YYi.�......--v .___,..T..,i:wM•.•
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Proposed Development: The Applicant proposes to develop the 41.75 acre property at the northwest corner of
Locust Grove and Lake Hazel Roads in the MDR&MU-C designated areas with 120 single-family residential
units consisting of 32 attached units and 88 detached units, a future public elementary school, and
neighborhood-scale commercial uses as allowed in the C-C zoning district. The 81.63 acre property located at
the southeast corner of Locust Grove and Lake Hazel Roads in the MDR and MU-C designated areas is
Page 7
Meridian City Council Meeting Agenda July 9,2020— Page 92 of 302
proposed to develop with 237 single-family residential detached units,a charter school, and commercial uses
as allowed in the C-C zoning district.
A City Park is not required to be provided with this development due to the proximity of Discovery Park at the
project's southeast boundary; however,the Park's Dept.would be willing to discuss the potential for a
partnership if desired by the Applicant.
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)
A mix of single family attached and detached units (alley-loaded)are proposed in Apex Northwest; only
single-family detached units (front and alley-loaded) are proposed in Apex Southeast.
• "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)
A mix of single family attached and detached units (alley-loaded) are proposed in Apex Northwest;
only single-family detached units (front-and alley-loaded) are proposed in Apex Southeast.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed residential uses should be compatible with existing rural residential/agricultural uses in
the area. The proposed design of the commercial and residential areas with streets separating the uses
should minimize conflicts.
• "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)
Internal pedestrian pathways are proposed through common areas for interconnectivity as well as to
the City Park on the east side of Apex Southeast and to perimeter sidewalks. Segments of the City's
multi-use pathway system are required in accord with the Pathways Master Plan (see Park's Dept.
comments in Section IX.E).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 VIB).
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of Meridian
Water and Sewer System Master Plans in effect at the time of development."(3.03.03A)
The proposed development will connect to City water and sewer systems;services are required to be
provided to and though this development in accord with current City plans.
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be provided with
development as proposed with the preliminary plats.
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Meridian City Council Meeting Agenda July 9,2020— Page 93 of 302
• "Encourage the development of high quality, dense residential and mixed use areas near in and around
Downtown,near employment, large shopping centers,public open spaces and parks, and along major
transportation corridors, as shown on the Future Land Use Map."(2.02.01E)
Lake Hazel Rd. lies between the proposed preliminary plats and is classified as a residential mobility
arterial that is planned to be a major transportation corridor. A City Park(Discovery Park)abuts the
east side of the proposed Apex Southeast subdivision.All four corners of the Lake Hazel/Locust Grove
intersection are designated for mixed use (MU-C)development. Development in this area should be
high quality and more densely populated at a minimum of 6 units/acre in the MU-C designated area.
The gross density of Apex Southeast is only 3.75 units per acre while the density of Apex Northwest
is 5.62 units per acre.Staff encourages a higher density due to the location of this site adjacent to a
major transportation corridor and City Parr This could be attained through the inclusion of more
dense housing types such as more single-family attached units, townhome units and/or multi family
apartments.
• "Ensure development provides safe routes and access to schools,parks, and other community gathering
places."(2.02.01G)
Detached sidewalks and pathways are proposed throughout the proposed subdivisions for safe
pedestrian access to the future school sites, the City Park and neighborhood commercial/office uses.
• "Where feasible, encourage large transmission and pipeline utility corridors to function as transitional
buffers,parkland,pathways, and gathering spaces within and adjacent to their right of way."(3.07.01E)
A 75 foot wide easement for the Williams Northwest Gas Pipeline crosses this site and is depicted on
the Master Plan and preliminary plats as grassy open space area containing a multi-use pathway. No
structures are allowed within this easement.
• "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)
Collector streets are proposed on the preliminary plats in accord with the MSX collector streets will
be required to be provided with future preliminary plats in accord with the MSM as required by ACHD.
In reviewing development applications,the following items will be considered in all Mixed Use areas,
per the Comprehensive Plan(pg.3-13): (Staffs analysis in italics)
• "A mixed-use project should include at least three types of land uses. Exceptions may be granted for
smaller sites on a case-by-case basis. This land use is not intended for high density residential
development alone."
The proposed development includes four(4) different land use types—residential(single-family), civic
(i.e. amphitheater and community center), commercial and office.
• "Where appropriate,higher density and/or multi-family residential development is encouraged for
projects with the potential to serve as employment destination centers and when the project is adjacent
to US 20/26, SH-55, SH-16 or SH-69."
Although a small portion of land proposed to be annexed with this application fronts on SH-69/S.
Meridian Rd., it is not proposed to redevelop with this application and is designated for LDR uses.
• "Mixed Use areas are typically developed under a master or conceptual plan; during an annexation or
rezone request,a development agreement will typically be required for developments with a Mixed Use
designation."
A Master Plan is proposed with the rezone request for the portion of the property surrounding the Lake
Hazel/Locust Grove intersection designated as MU-C(see Section VIII.A).A Development Agreement
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is required as a provision of the rezone to ensure future development is consistent with the MU-C
FL UM designation.
• "In developments where multiple commercial and/or office buildings are proposed,the buildings should
be arranged to create some form of common,usable area, such as a plaza or green space."
The Master Plan for Apex Northwest depicts a community center with a plaza and amphitheater in the
commercial portion of the development. The Master Plan for the commercial portion of Apex
Southeast nearest the intersection doesn't include a development plan—the future plan should
include some form of common, usable area such as a plaza or green space as desired as should other
future commercial/office areas in MU-C designated areas where future development is unknown at
this time.
• "The site plan should depict a transitional use and/or landscaped buffering between commercial and
existing low-or medium-density residential development."
There are no existing residential uses adjacent to proposed commercial development; therefore,
transitional uses and buffering aren't applicable.
• "Community-serving facilities such as hospitals, clinics, churches, schools,parks, daycares,civic
buildings, or public safety facilities are expected in larger mixed-use developments."
A public school is planned in Apex Northwest and a charter school is planned in Apex Southeast per the
Master Plan in accord with the FL UM which depicts two school sites in this general area.A community
center and amphitheater is proposed in the commercial portion of Apex Northwest. A 27-acre City Park
(Discovery Park) abuts the east side of Apex Southeast.A linear open space is planned where the
Williams Northwest Gas Pipeline easement is located.
• "Supportive and proportional public and/or quasi-public spaces and places including but not limited to
parks,plazas,outdoor gathering areas, open space,libraries, and schools are expected; outdoor seating
areas at restaurants do not count."
An outdoor amphitheater, community center with a plaza and charter school is proposed in this
development in the MU-C designated area. Discovery Park, a 27-acre regional City park, exists to the
east of Apex Southeast and includes picnic shelters,pathways, open play areas,play structures, a
splash pad, an off-leash dog park and ballfields.
• "Mixed use areas should be centered around spaces that are well-designed public and quasi-public
centers of activity. Spaces should be activated and incorporate permanent design elements and
amenities that foster a wide variety of interests ranging from leisure to play. These areas should be
thoughtfully integrated into the development and further placemaking opportunities considered."
The public/quasi-public areas (i.e. community center and amphitheater)proposed in this development
are centrally located within the mixed use designated area in Apex Northwest. Discovery Park abuts
Apex Southeast and offers a wide variety of activities for area residents.
• "All mixed-use projects should be directly accessible to neighborhoods within the section by both
vehicles and pedestrians."
The proposed mixed use developments will be directly accessible to adjacent neighborhoods within the
section through extension of streets and internal pedestrian pathways.
• "Alleys and roadways should be used to transition from dissimilar land uses, and between residential
densities and housing types."
Roadways are proposed as a transition between residential and commercial land uses in both of the
proposed subdivisions; and alleys, roadways and common areas are proposed between residential
housing types and densities as desired.
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• "Because of the parcel configuration within Old Town,development is not subject to the Mixed Use
standards listed herein."
The subject property is not located in Old Town, therefore, this item is not applicable.
In reviewing development applications,the following items will be considered in MU-C areas, per
the Comprehensive Plan (pgs.3-15 thru 3-16):
• "Developments should comply with the general guidelines for development in all Mixed Use areas."
See analysis above.
• "All developments should have a mix of at least three land use types."
The proposed development has a mix of residential, commercial, office and civic uses as desired.
• "Residential uses should comprise a minimum of 20%of the development area at gross densities
ranging from 6 to 15 units/acre."
Residential uses should comprise a minimum of 20%of the overall MU-C designated area at a
minimum density of 6 units/acre. Prior to development of the `future development"areas on the
Master Plan, a conceptual development plan should be submitted to ensure compliance.
• "Non-residential buildings should be proportional to and blend in with adjacent residential buildings."
The design, color, construction materials and height of non-residential buildings should be
proportional to and blend with adjacent residential buildings as desired.
• "Vertically integrated structures are encouraged."
No vertically integrated structures are proposed at this time but are encouraged to be included.
• "Unless a structure contains a mix of both residential and office, or residential and commercial land
uses, a maximum building size should be limited to a 30,000 square-foot building footprint. For
community grocery stores,the maximum building size should be limited to a 30,000 square-foot
building footprint. For community grocery stores,the maximum building size should be limited to a
60,000 square-foot building footprint. For the development of public school sites,the maximum
building size does not apply."
The building footprints shown on the Master Plan do not exceed 30,000 square feet;future
development should be consistent with this guideline.
• "Supportive and proportional public and/or quasi-public spaces and places including but not limited to
parks,plazas, outdoor gathering areas, open space,libraries,and schools that comprise a minimum of
5%of the development area are required. Outdoor seating areas at restaurants do not count towards
this requirement."
A community center with a plaza area and amphitheater are proposed in Apex Northwest adjacent to
service commercial and office uses; a charter school is proposed in Apex Southeast. These types of
spaces and places and uses should be provided in all of the MU-C designated areas in accord with
this guideline. Linear open space containing a multi-use pathway is proposed where the Williams
Northwest Gas Pipeline easement is located.
• Where the development proposes public and quasi-public uses to support the development above the
minimum 5%,the developer may be eligible for additional residential densities and/or an increase to
the maximum building footprint."
Although this is an option, the developer is not requesting an increase in density or in the maximum
building footprint allowed.
Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan
in regard to land use, density and transportation.
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VI. UNIFIED DEVELOPMENT CODE ANALYSIS(UDC
A. Development Agreement Modification (MDA):
The Applicant proposes to modify the existing Development Agreements(H-2015-0019: Brighton
Investments, LLC—Inst. #2016-007072; SCS Brighton, LLC—Inst. #2016-007073; Murgoitio Limited
Partnership—Inst. #2016-007074)for this property in order to replace the agreements with one new
agreement based on the proposed Master Plan(see Section VIII.A).
The existing Development Agreements (DA's)were required with the South Meridian Annexation
application in 2015. Because that application was initiated by the City,no development was proposed at
that time. A"placeholder"zoning of R-4 was assigned to all of the properties with the requirement that
any future development would require an amendment to the DA's to approve any proposed development
plan. Existing allowed uses in the County pertaining to the raising or maintaining of livestock and
agricultural operations; an exemption to MCC 6-3-10,Firearms,Dischargeable Instruments; and existing
agreements for the collection of solid waste were allowed to remain and continue until such time as the
properties redeveloped in the future. With the proposed development,these uses are required to cease.
The existing DA's require any property or easements needed by the City to provide any sewer or water
infrastructure needed in furtherance of the agreement to be provided by the Owner at no cost to the City
for the intent of providing for the advancement of sewer and water infrastructure for the benefit of the
property,the City and adjacent properties for water mains, sewer mains and trunk lines. Because all of the
water and sewer infrastructure commitments have been met and have been constructed,these provisions do
not need to be carried over to the new DA.
Staff recommends the proposed Master Plan is included in the new DA along with the provisions for future
development listed in Section IX.A.1 to ensure compliance with the MU-C FLUM designation.
B. Annexation&Zoning(AZ):
Annexation of Lot 4,Block 1 of Shafer View Estates Subdivision consisting of 40.09 acres of land is
proposed with an R-2 zoning district consistent with the associated FLUM designation of LDR. This lot
was previously deed restricted as part of a non-farm development in the County and was only allowed to
be used as open space for a period of not less than 15 years from the recording date of the plat;because the
plat was recorded in 2002,this restriction has since expired.
No development is proposed at this time.Annexation is requested because the easterly 10 acres of the lot is
needed for sewer and access to the proposed development; the remainder of the property is not proposed to
develop as part of this project. Future development is required to comply with the dimensional standards of
the R-2 zoning district. The Developer plans to develop the property between the collector street and the
adjoining Shafer View Subdivision with 1-acre lots as a transition and buffer to the existing neighborhood.
Prior to annexation of the property, a lot division should be approved by Ada County in order for
the Applicant to only develop the eastern portion of the property.
The annexation area is within the Area of City Impact Boundary(AOCI).A legal description for the
annexation area is included in Section VIII.B.
The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho
Code section 67-6511A. Because the R-2 district only allows single-family residential detached dwellings,
parks,minor public utilities and certain wireless communication facilities as principal permitted uses, Staff
does not feel it's necessary to restrict development of the property through a DA as a provision of
annexation.
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C. Rezone(RZ):
A rezone of 384.97 acres of land from the R-4 to the R-2(0.70 acre),R-8 (144.78+ 119.28=264.06
acres),R-15 (76.93 acres)and C-C(43.28 acres)zoning districts is proposed.
The 0.70 of an acre of land proposed to be rezoned to R-2 is located directly to the east of the annexation
area on the west side of the future collector street depicted on the Master Plan. Because this property is
designated MDR on the FLUM,the R-4 or R-8 zoning districts would typically be the best zoning choices.
However,because this area will develop as part of the adjacent property to the west proposed to be
annexed with R-2 zoning, Staff recommends the adjacent LDR designation is used for the area proposed to
be rezoned as allowed in the Comprehensive Plan when deemed appropriate and approved as part of a
public hearing with a land development application(see pg. 3-9).No development is proposed at this time.
Future development is required to comply with the dimensional standards of the R-2 zoning district listed
in UDC Table 11-2A-4 and the allowed uses listed in UDC Table 11-2A-2.
The areas proposed to be rezoned to R-8 consisting of a total of 264.06 acres are primarily designated on
the FLUM as MDR but some of the area is within the MU-C designated area. The Master Plan does not
depict a conceptual development plan for much of the R-8 zoned area except for that to the south of the C-
C zoned area in Apex Southeast where single-family detached homes are proposed at a gross density of
3.75 units/acre. Because this area is in close proximity to a major transportation/mobility corridor
(E.Lake Hazel Rd.) and a City Park, a higher density in this area is encouraged.
The 76.93 acre areas proposed to be rezoned to R-15 lie within areas designated as MDR,MHDR and
MU-C on the FLUM. The Master Plan does not include a conceptual development plan for the portion in
the MHDR designated area. To ensure future development occurs consistent with the guidelines in the
Comprehensive Plan for MHDR designated areas,Staff recommends a DA provision requiring
future development to incorporate high quality architectural design and materials and thoughtful
site design to ensure quality of place; an alternative housing type such as townhomes and/or multi-
family is recommended.Connectivity with adjacent uses and area pathways,attractive landscaping
and project identity should also be provided.The majority of the remainder of the R-15 area is
designated MU-C with a small portion designated MDR.Alley-loaded single-family attached and detached
homes are depicted on the Master Plan in the MDR and MU-C designated areas included in the Apex
Northwest plat at the northwest corner of Locust Grove/Lake Hazel Roads in accord with the
Comprehensive Plan. A concept development plan is not proposed for the remainder of the area proposed
to be zoned R-15 north of the commercial area in Apex Northwest, on the south side of Lake Hazel and on
the east side of Locust Grove in the MU-C designated area. To ensure these areas develop consistent
with the general Mixed Use and MU-C guidelines in the Comprehensive Plan,Staff recommends the
DA is amended prior to development of these areas to include a conceptual development plan. Future
development should comply with the dimensional standards of the R-15 district listed in UDC Table 11-
2A-7,the allowed uses for the R-15 district listed in UDC Table 11-2A-2, and the general guidelines for
Mixed Use developments and specifically MU-C designated areas in the Comprehensive Plan.
The proposed rezone of 43.28 acres of land to the C-C zoning district is consistent with the associated
FLUM designation of MU-C. The area at the northwest corner of Locust Grove and Lake Hazel Roads is
proposed to develop with a mix of neighborhood-serving commercial and office uses including a
community center and amphitheater; and the area on the south side of Lake Hazel, east of the Locust
Grove/Lake Hazel intersection is proposed to develop with a charter school as depicted on the Master Plan.
A conceptual development plan is not proposed for the MU-C designated areas at the southwest, southeast
and northeast corners of the intersection. To ensure these areas develop consistent with the general
Mixed Use and MU-C guidelines in the Comprehensive Plan, Staff recommends the DA is amended
prior to development of these areas to include a conceptual development plan consistent with these
guidelines.
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The Murgoitio property(Parcel#S1406110110)located southwest of the E.Lake Hazel/S.Locust
Grove Rd.intersection shown as an"NAP"should be included in a future subdivision of the
surrounding property(Parcel#S1406110350 or#S1406110015)in order to establish a legal division
of land. Or,if a parcel division was approved by Ada County for the current configuration of the
property,proof of such should be submitted to the Planning Division with a future subdivision
application for the surrounding property.
Legal descriptions with associated exhibit maps of the areas proposed to be rezoned are included in
Section VIII.B. Because the legal description and map for the R-2 zoned area includes 40.09 acres of
land that is part of the annexation request, Staff has requested the Applicant revise the description
to exclude that area; a revised legal description and exhibit map should be submitted prior to the
City Council hearing.
The City may require a development agreement(DA)in conjunction with a rezone pursuant to Idaho Code
section 67-6511A. Because a new DA is proposed to replace the existing DA's Staff recommends the
above recommended DA provisions are included in that agreement.
D. Preliminary Plats:
Two separate preliminary plats,Apex Northwest and Apex Southeast,are proposed due to ACHD right-of-
way(ROW) for Lake Hazel and Locust Grove Roads separating the properties. Because this overall
project will be developed as a single integrated project and marketed as such, analysis of both projects is
included in this report.
Apex Northwest consists of 120 single-family residential buildable lots for the development of 88 detached
and 32 attached dwelling units, 11 commercial buildable lots and 14 common lots on 41.75 acres of land in
the C-C and R-15 zoning districts. The minimum lot size proposed is 2,863 square feet(s.f.)with an
average lot size of 3,885 s.f. The gross density proposed is 5.62 units/acre with a net density of 11.21
units/acre. The subdivision is proposed to develop in 3 phases as shown on the Phasing Plan in Section
VIII.D.
Apex Southeast consists of 237 single-family residential buildable lots,2 commercial buildable lots, 30
common lots and 10 other(shared driveway) lots on 81.63 acres of land in the C-C and R-8 zoning
districts. The minimum lot size proposed is 4,840 square feet(s.f.)with an average lot size of 7,058 s.f.
The gross density proposed is 3.75 units/acre with a net density of 6.17 units/acre. The subdivision is
proposed to develop in three(5)phases as shown on the phasing plan in Section VIII.D.
Overall,a total of 357 single-family residential buildable lots, 13 commercial buildable lots,44 common
lots and 10 other lots are proposed between the two subdivisions at a gross overall density of 4.22
units/acre and a net overall density of 7.27 units/acre.
Existing Structures/Site Improvements:
There are no existing structures within the boundaries of the proposed plats.
The Northwest Williams Gas Pipeline crosses the northeast corners of Apex Northwest(Lot 2,Block 6)
and Southeast(Lot 1,Block 9 and Lot 1,Block 14)subdivisions as depicted on the preliminary plats.
Development within this area should comply with the Williams Developers' Handbook.No structures
should be located within the easement.
Proposed Use Analysis:
The proposed single-family detached and attached dwellings are listed as a principal permitted use in the
R-8 and R-15 zoning districts; and an education institution is listed as a conditional use in the R-8 zoning
district per UDC Table 11-2A-2, subject to the specific use standards listed in UDC 11-4-3-14. An
education institution and professional service(i.e. office) is listed as a principal permitted use in the C-C
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district, subject to the specific use standards listed in UDC 11-4-3-14; other allowed uses in the C-C
district are listed in UDC Table 11-213-2.
Dimensional Standards (UDC 11-2):
Development of the subject property is required to comply with the dimensional standards listed in UDC
Tables 11-2A-6 for the R-8 zoning district, 11-2A-7 for the R-15 district and 11-213-3 for the C-C 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, alleys, common driveways,
easements and block face.
The proposed lots in Apex Northwest are consistent with the dimensional standards of the R-15 and C-C
zoning districts. However,one of the alleys is not designed so that the entire length is visible from a
public street as required by UDC 11-6C-3B.5e;the plat should be revised to comply.Common
driveways that comply with the standards in UDC 11-6C-3D may be considered as an alternative.
The proposed lots in Apex Southeast are consistent with the dimensional standards of the C-C and R-8
zoning districts. Two(2) alleys and 10 common driveways are proposed in the residential portion of the
development that are consistent with the standards in UDC 11-6C-3. Such alleys and common driveways
should be constructed in accord with the standards listed in UDC 11-6C-3B.5 and 11-6C-3D. A perpetual
ingress/egress easement is required to 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. 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)
Access is required to comply with the standards listed in UDC 11-3A-3.
Apex Northwest: Two(2)public street accesses are proposed via E. Lake Hazel Rd., an arterial street, and
two (2)public street accesses are proposed via S. Locust Grove Rd., an arterial street. Collector streets(E.
Crescendo St. and S.Apex Ave.)are proposed in accord with the MSM.
Apex Southeast: Three(3)public street accesses are proposed via S. Locust Grove Rd., an arterial street,
and two(2)public street accesses are proposed via E.Lake Hazel Rd., an arterial street. Collector streets
(E. Tower St., S.Vertex Way and E. Via Roberto St.)are proposed in accord with the MSM.
Alleys are proposed for access to alley-loaded homes in Apex Northwest and Apex Southeast. Common
driveways are proposed for access to certain homes in Apex Southeast.
Cross-access easements should be provided between all commercial lots in the subdivisions as set
forth in UDC 11-3A-3A.2.
Road Improvements: The Applicant has proposed to enter into a Cooperative Development Agreement
(CDA)with ACHD to improve Lake Hazel Road abutting the site with(4) 11.5' wide travel lanes, a 19'
wide center landscape median,vertical curb, gutter, 8' wide planter strips and 10' wide detached concrete
sidewalks within 109' to 120. 5' of right-of-way(ROW)with the first phase of development. The
Applicant has proposed to construct dedicated right-turn lanes on Lake Hazel Rd. at Aspiration Ave.,Apex
Ave.,Peak Ave. and Vertex Way. Locust Grove Rd. abutting the site is proposed to be improved with(3)
12' wide travel lanes with 6.5' wide bike lanes,vertical curb, gutter, 8' wide planter strips and 5' wide
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detached concrete sidewalks within 77' of ROW. The specific conditions of approval pertaining to the
CDA are included in the ACHD report in Section IX.H.
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(PMP)depicts segments of the City's multi-use pathway system in the linear
area where the Williams gas pipeline is located and along the east boundary of the rezone area.
Pathways should be provided with development in accord with the PMP per the conditions from the Park's
Dept. in Section IX.E. All pathways shall be constructed in accord with the standards listed in UDC
11-3A-8 and the Pathways Master Plan.Landscaping shall be provided along either side of the
pathway in accord with the standards listed in UDC 11-313-12C.Public pedestrian easements(14-feet
wide) should be provided prior to signature by the City Engineer on final plat phases in which
pathways are located.
Staff recommends two(2) additional micro-path connections are provided in Apex Southeast at the
east boundary to Discovery Park.
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 local and collector streets and along the arterial streets
in accord with the standards listed in UDC 11-3A-17.
Parkways (UDC 11-3A-17):
Eight-foot wide parkways are proposed adjacent to all streets with detached sidewalks; 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 S. Locust Grove Rd. and E. Lake Hazel Rd.,both
arterial streets; and a 20-foot wide street buffer is required adjacent to E. Crescendo St., S. Apex Ave., E.
Tower St., S.Vertex Way and E. Via Roberto St., all collector streets,landscaped per the standards listed
in UDC 11-313-7C.Alternative Compliance may be requested to UDC 11-3B-7C.2a for street buffers along
collector streets to be located in a dedicated buffer rather than in a common lot.
Parkways are required to be landscaped in accord with the standards listed in UDC 11-3A-17 and 11-3B-
7C.
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.
Mitigation is required for any existing trees proposed to be removed from the site as set forth in UDC 11-
313-10.C.5.
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.
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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 of land in residential districts.
Based on the residential portion of the Apex Northwest plat(31.52 acres) zoned R-15, a minimum of 3.15
acres of qualified open space is required to be provided. Qualified open space consists of all of the street
buffers along collector streets,half of the street buffers along arterial streets,the 8-foot wide parkways
between the curb and detached sidewalk, linear open space at least 20' wide and up to 50' wide that has an
access at each end, and open grassy areas of at least 50' x 100' in area. Although an open space exhibit
was submitted that appears to meet the minimum standards,it includes areas in the C-C zoning
district that do not qualify toward the minimum requirements for the subdivision. Staff recommends
the exhibit is revised prior to the Council hearing to only depict areas that qualify per the standards
listed in UDC 11-3G-3B in order to ensure consistency with this standard.If additional qualified
open space is needed,the plat should be revised to comply.
Based on the residential area of the Apex Southeast plat(63.18 acres)zoned R-8, a minimum of 6.32 acres
of qualified open space is required to be provided. Qualified open space consists of all of the street buffers
along collector streets,half of the street buffers along arterial streets,the 8-foot wide parkways between
the curb and detached sidewalk, linear open space at least 20' wide and up to 50' wide that has an access at
each end, and open grassy areas of at least 50' x 100' in area. Although an open space exhibit was
submitted that appears to comply with the minimum standards,it includes areas in the C-C zoning
district that do not qualify toward the minimum requirements for the subdivision. Staff recommends
the exhibit is revised prior to the Council hearing to only depict areas that qualify per the standards
listed in UDC 11-3G-3B to ensure consistency with this standard.If additional qualified open space
is needed,the plat should be revised to comply.
Qualified Site Amenities (UDC 11-3G1
A minimum of one(1) qualified site amenity is required for each 20 acres of land to be developed in
residential districts as set forth in UDC 11-3G-3.
Based on the area of the residential portion of Apex Northwest(31.52 acres), a minimum of one (1)
qualified site amenity is required to be provided. A gazebo is proposed as an amenity in Lot 32,Block 5 as
an amenity; Staff recommends tables and benches are also provided as required for a"picnic area"
amenity.A community center and amphitheater are also proposed as public amenities in the adjacent
commercial portion of the development and a swimming pool is depicted on the Master Plan off-site on the
adjacent property to the north; however,these do not qualify as amenities for the residential portion of the
development proposed to be platted with this application.
Based on the residential area of the Apex Southeast plat(63.18 acres) zoned R-8, a minimum of three(3)
qualified site amenities are required to be provided. A swimming pool and children's play equipment
are proposed in a central common area and pedestrian pathways(multi-use pathway along E.Lake
Hazel Rd. and internal pathways) are proposed as amenities in this development in accord with
UDC standards.A detail of the children's play equipment should be submitted with the final plat
application.
Waterways(UDC 11-3A-dy"j:
There are no waterways within the boundary of the preliminary plats.
The Farr Lateral runs along the north and east boundaries;the McBirney Lateral crosses the site east/west;
and another waterway runs north/south through the annexation and/or rezone areas.
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 17
Meridian City Council Meeting Agenda July 9,2020— Page 102 of 302
Six-foot tall wood picket fencing is proposed along end caps at the ends of residential lots adjacent to
common areas; and 5-foot tall clear vision metal fencing is proposed adjacent to internal common areas.
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 Boise Project Board of Control.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant submitted several perspective building elevations for the proposed single-family homes and
for the commercial structures planned to be constructed in this development which are included in Section
VIII.G. Homes depicted are a mix of 1-and 2-story units, attached and detached,with building materials
consisting of a variety of siding styles and stucco with stone/brick veneer accents.Final design is required
to comply with the design standards in the Architectural Standards Manual, single-family detached
dwellings are exempt from design review standards.
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 E.Lake
Hazel Rd. and S.Locust Grove Road,arterial streets, and S.Vertex Way,E. Tower St.,E.
Crescendo St., S.Apex Ave. and E.Via Roberto St.,collector streets,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.
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 non-
residential/commercial structures. A Design Review application is required to be submitted for single-
family attached units; one application can be submitted for the overall development if desired. Design
review is not required for single-family detached homes.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed MDA,AZ,RZ and PP applications with the requirement of a
new Development Agreement with the provisions noted in Section IX.A per the Findings in Section X.
Page 18 -
Meridian City Council Meeting Agenda July 9,2020— Page 103 of 302
VIII. EXHIBITS
A. Master Plan (Revised)
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Page 19
Meridian City Council Meeting Agenda July 9,2020— Page 104 of 302
B. Annexation Legal Description & Exhibit Map
kin
9233 WEST STATE STREET I BOISE,ID 83714 ( 208.639.6939 1 FAX 208.639.6930
March 30,2020
Project No.20-017
Exhibit A
Legal Description for
Annexation
Lot 4,Block 1 of Shafer View Estates
Lot 4,Block I of Shafer View Estates(gook 84,Pages 9403 and 9404,records of Ada County, Idaho)and
further situated in a portion of the North 1/2 of the Southwest 1/4 of Section 31,Township 3 North,
Range 1 East,B.M.,Ada County,Idaho and being more particularly described as follows
BEGINNING at a 5/8-inch rebar marking the center of said Section 31,which bears N89"57'15"E a
distance of 2,507.52 feet from an aluminum cap marking the West 1/4 of said Section 31,thence
following the boundary of said Lot 4,Block 1 the following courses:
1. Following the easterly line of said North 1/2 of the Southwest 1/4 of Section 31,500°16`52"W a
distance of 1,342.44 feet to a 5/8-inch rebar marking the C-S 1/16 corner of said Section 31;
2- Leaving said easterly line and following the southerly line of said North 1/2 of the Southwest 1/4
of Section 31,N89°52'31"W a distance of 130.43 feet;
3. Leaving said southerly line,N23`55'33"W a distance of 170.57 feet;
4. N16"35'10"W a distance of 254.98 feet;
5. N14.'41'01"W a distance of 193.7S feet;
6. N31"15'14"W a distance of 114.54 feet;
7. N89°52'31"W a distance of 147.52 feet;
8. 534°41'11"W a distance of 165.23 feet;
9. N55°18'49"W a distance of 100.00 feet;
10. N34°41'11"E a distance of 81.53 feet;
11. N04°34'55"E a distance of 91-69 feet;
12. N26°44'50"W a distance of 85.73 Feet;
13, N56"37'31"W a distance of 97.84 Feet;
14, N76413'00"W a distance of 89.88 feet;
15. N86'11'04"W a distance of 185.99 feet;
16. 571'42'2B"VY a distance of 114.34 feet;
17. S60"59'16"W a distance of 112.15 feet;
18. N76"57'01"W a distance of 210.47 feet,
19. S78°51'4rW a distance of45.77 feet;
20. 551"46'10"W a distance of 147.67 feet;
21. S65°27'07"IN a d+stance of 258-28 feet;
22. S17°27'52"W a distance of 98.71 feet;
23. S03°55'31"E a distance of 50.00 feet,
2,4- 88-50 feet along the arc of a circular curve to the right,said curve having a radius of 275.40 feet,
a delta angle of 18"26'21 a chord bearing of N84°42'19"W and a chard distance of 88.12 feet;
25. 5ZW48'07"Vu a distance of 181.70 feet;
26. 95.37 feet along the arc of a circular curve to the right,said curve having a radius of 475.00 feet,
a delta angle of 11°30'14",a chord bearing of N47'd(i'47"W and a chord distance of 95.21 feet;
27. N42'01'40"W a distance of 107.06 feet;
ENGINEERS I SURVEYORS ( PLANNERS
Page 20
Meridian City Council Meeting Agenda July 9,2020- Page 105 of 302
28. 104.85 feet along the arc of a circular curve to the left,said curve having a radius of 125.00 feet,
a delta angle of 48`03'29",a chord bearing of N66'03'28"W and a chord distance of 101.80 feet;
29, 589°54'43"W a distance of 124.67 feet;
30. N46°59'43"W a distance of 29.21feet to the easterly right-af-way line of State Highway 69;
Thence leaving said boundary of Lot 4,Block 1,589°54'53"W a distance of 73.89 feet to the westerly line
of said Southwest 114 of Section 31;
Thence following said westerly line,Np0"05'07"W a distance of 757.11 feet to an aluminum cap marking
the west 1/4 corner of said Section 31;
Thence leaving said westerly line and following the northerly line of the said North 1/2 of the Southwest
1/4,N89'57'15"E a distance of 2,507.62 feet to the POINT OF BEGINNING.
Said parcel contains a total of 40.09 acres,more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
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Current Zoning:RUT C i°
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Page 21
Meridian City Council Meeting Agenda July 9,2020— Page 106 of 302
N
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CURVE RM]US LENGTH 6�.LTq CHORD BRG CHORD 1O
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L6 N69'52'31-k 147.52 L20 S65'27'07-W 258.28
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L10 N4'34'55"E 91,69 I24 N42.01'40'W 107.06
L11 N2644'50"W 85.73 L25 SW54'43"W 124_07
L12 N51337'31"w 87,&4 L28 1446'59'43-W 29,21
L13 Wn13'DO'w 89_M L27 S89'54'53"w
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Page 22 -
Meridian City Council Meeting Agenda July 9,2020— Page 107 of 302
C. Rezone Legal Description & Exhibit Map
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Page 23 -
Meridian City Council Meeting Agenda July 9,2020— Page 108 of 302
km
9233 WEST STATE STREET I BOLSE,ID83714 1 208.639.6939 1 FAQ{208.639.6930
March 30,2020
Project No.20-017
Exhibit A
Legal Description for
Rezone to R-2
Apex Subdivision
A portion of Lot 4,Block 1 of Shafer View Estates(Book 94,Pages 9403 andA04,records of Ada County,
Idaho)and further situated in a portion of the North 112 of the 5outhw ® Section 31 and a
portion of the West 1/2 of the Northwest 1{4 of the Southeast 2j7 1,Township 3 North,
Range 1 East,B.M.,City of Meridian,Ada County,Idaho and particularly described as
follows= O
Commencing at a 518-inch rebar marking the to d Section 31,which bears N89°57'15"E a
distance of 2,507.62 feet from an alu a ing the West 1/4 of said section 31,thence
following the northerly line of saio�rt ® the Southwest 1J4 of Section 31,589"57'15"W a
distance of 33$.68 feet to t GINNING.
Thence leaving said northerly li 198.79 feet along the arc of a circular curve to the right,said curve
having a radius of 230.00 feet,a delta angle of 49"31'13",a chord bearing of S65"17'09"E and a chord
distance of 192.66 feet;
Thence S4O"31'33"E a distance of 241.33 feet;
Thence 199A2 feet along the arc of a circular curve to the right,said curve having a radius of 280,00
feet,a delta angle of 40"48'25",a chord bearing of S20°07'20"I and a chord distance of 195.23 feet;
Thence 500"16'52"W a distance of 895.00 feet to the southerly line of sa€d West I/2 of the Northwest
114 of the Southeast 1/4 of Section 31;
Thence following said southerly line,N89°52'08"W a distance of 62.50 feet to a 5/8-inch rebar marking
the C-S 1J16 corner of said Section 31 and being on the boundary of said Lot 4,Block 1;
Thence leaving said southerly line and following the boundary of said Lot 4,Block 1 the following
Wur5e$:
I. FoPowing the southerly line of said North 1/2 of the Southwest 1/4 of Section 31,N89°52'31"W
a distance of 130.43 feet;
2. Leaving said southerly line,N23"55'33"W a distance of 170.57 feet;
3_ N15"35'10"W a distance of 254.88 feet;
4. N14"41'01"W a distance of 193.75 feet;
5. N31"15'14"W a distance of 114.54 feet;
6. N89"52'31"W a distance of 147.52 feet;
7, 534'41'11"W a distance of 165.23 feet;
8. N55"18'49"W a distance of 100.00 feet;
9. N34"41'11"E a distance of 81.53 feet;
10, N04"34'55"E a distance of 91.69 feet;
11, N26"44'50"W a distance of 85.73 feet;
12. N56"37'31"W a distance of 87.84 feet,
13. N76"13'OW W a distance of 89.83 feet;
14. N86'11'04W a distance of 185.99 feet;
15, 571'42'28'W a distance of 114.34 feet;
ENGINEERS I SURVEYORS PLANNERS
Page 24
Meridian City Council Meeting Agenda July 9,2020— Page 109 of 302
16. 560"59'WW a distance of 112.15 feet;
17. N76"57'01"W a distance of 210.47 feet;
18. S78°51'41"W a distance of 45.77 feet;
19. 551°46'10"W a distance of 147.67 feet;
20. 565°27'07"W a distance of 258.28 feet;
21. S17°27'52"W a distance of 98.71 feet;
22. S03°55'31"E a distance of 50.00 feet;
23. 88.50 feet along the arc of a circular curve to the right,said curve having a radius of 275.00 feet,
a delta a ngIe of 18°26'21",a chord bearing of N84°42'19"W and a chord distance of 88.12 feet;
24. 5Z8°48'07"W a distance of 181.70 feet;
25. 95.37 feet along the arc of a circular curve to the right,said cu aving a radius of 475.00 fee t,
a delta angle of 11"31714",a chord bearing of N47"46'47"W Vrd distance of 95.21 feet;
26. N42"01'40"W a distance of 107.05 feet; O
27. 104.85 feet along the arc of a circular curve to the I rve having a radius of 125.00 feet,
a delta angle of 48"03'29",a chord bearin ® and a chord distance of 101.80 feet;
28. 5S9°5443"W a distance of 124.67 feet; Q
29. N46"59'43"W a distance of 29.21fee#�yth sterly right-of-way line of State Highway 59;
Thence leaving said boundary BU 589'54'53"W a distance of 73.89 feet to the westerly line
of said Southwest 1/4 of Se 3
Thence following said westerly ,NOD°05'07"W a distance of757.11 feet to an aluminum cap marking
the west 1/4 comer of said Section 31;
Thence leaving said westerly line and following the northe rly line of the said North 1/2 of the Southwest
1/4, N89°57'15"E a distance of 2,168,94 feet to the POINT OF BEGINNING.
Said parcel contains a total of 40.79 acres, more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
Cs
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Page 25 -
Meridian City Council Meeting Agenda July 9,2020- Page 110 of 302
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Page 26 -
Meridian City Council Meeting Agenda July 9,2020— Page 111 of 302
km
9233 WEST STATE STREET I BOISE,ID B3714 I 209.G39.6939 I FAX 208.639.6930
March 23,2020
Project No.20-017
Exhibit
Legal Description for
Zone R-4
Apex Subdivision
A parcel of land situated in a portion of the West 1/2 of the Southwest 1/4 of Section 32,Township 3
North, Range 1 East, B.M.,City of Meridian,Ada County, ldaho and being more particularly described as
follows
Commencing at a brass cap marking the VVest 1/4 corner of said Section 32,which bears N00"32'22"W a
distance of 2,700.07 feet from a brass cap marking the southwest corner of sa id Section 32,thenca
following the westerly line of said Southwest 1/4 of 5ectian 32,500'32'22"E a distance of 22 6.2 6 feet to
a 51 8-inch rebar on the centerline of Farr Lateral and being the POINT OF BEGINNING.
Thence leaving said westerly line and foI owing said centerline the fallowing courses:
1. S38"43'32"E a distance of 61.71 feet;
2. 551'12'32"E a distance of 444.04 feet;
3. S60'36'10"E a distance of 272.66 feet;
4. 586'04'31"E a distance of 206.22 feet;
5. 573°45'13"E a distance of 341.51 feet;
6. S43°15'53"E a distance of 313.74 feet;
7, 529"01'13"1=a distance of 97.13 Feet to the easterly line of said West 112 of the Southwest 1/4;
Thence leaving said centerline and following said easterly line,500°09'25'E a distance of 206.12 feet to a
112-Inch rebar on the easterly boundaryof said Farr Lateral;
Thence leaving said easterly Iine and following said easterly boundary the following courses'
X. 22.57 feet along the arc of a circular curve to the right,said curve having a radius of 144.67 feet,
a delta angle of 08"56'24",a chord bearing of S56"50'40"W and a chord distance of 22.55 Feet to
a 1/2-inch rebar;
2. S61°18'54"W a distance of 9 1.61 feet to a 1/2-inch rebar;
3. 122,47 feet along the are of a circular curve to the right,said curve having a radius of 220.U0
feet,a delta angie of 31'53'39",a chard bearing of 577'15'42„W and a chard distance of120.813
feet to a 1/2-inch rebar;
4 N86'47'31"W a distance of 362.95 feet to a 1/2-inch rebar;
5. SB3°47'06"W a distance of 26.72 feet to a 1/2-inch rebar;
6- S69"57'44"W a distance of 128.97 feet to a 1/2-inch rebar;
7, 90.89 feet along the arc of a circular curve to the left,said curve having a radius of 110.00 feet,a
delta angle of 47"20'30",a chard bearing of 546"18'02"W and a chord distance of 83.33 feet;
Thence leaving said easterly houndary, NS9"42'21"W a distance of 543.65 feet to the westerly line of
said Southwest 114 of Section 32;
Thence fallowing said westerly Iine, NO0'32'22"W a distance of 1,1.93.69 feet to the POINT OF
BEGINNING,.
Page 27
Meridian City Council Meeting Agenda July 9,2020— Page 112 of 302
Said parcel contains a total of 22,23 acres,more or less.
Attached hereto is Exhib1t B and by this reference is hereby made a part of.
a �
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POINT GF C;CMMENLEMENT •20' s
6/w-INgi R£W
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L# $43'47'99�14 m2 O,W' 1T.247' 31"'1S'34' S7T15'i2.^A' f,2om
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Page 28
Meridian City Council Meeting Agenda July 9,2020- Page 113 of 302
km
9233 WEST STATE STREET I BOISE,ID 837'14 1 208.639,6939 1 FAX 208.639.5930
April 2,2020
Project No.2M17
Exhibit A
Legal Description for
Rezone to R-8-North
Apex Subdivision
A portion of the East 1/2 of the Northwest 1/4,a portion of the Southeast 1/4 and a portion of the
Northeast 114 of the Southwest 1/4 of Section 31,Township 3 North, Range 1 East, B.M., City of
IVlerldian,Ada County, Idaho and being more particularly described as follows:
BEGINNING at a 5/8-inch rebar marking the Center of said Section 31,thence following the northerly
line of said Southeast 1/4 of Section 31, N89"57'56"E a distance of 2,601-37 feet to a brass cap marking
the East 114 corner of said Section 31;
Thence leaving said northerly line and following the easterly line of said Southeast 1/4,500"32'22NE a
distance of 1,419.94 feet;
Thence leaving said easterly Iiae,N89°42'21"W a distance of 1,423.17 feet;
Thence 500°16'52"W a distance of SMOG feet;
Thence NS9°42'2VW a distance of 1,1.98-50 feet to the westerly line of said Southeast 1/4;
Thence following said westerly line, N00°16'52"E a distance of 682.44 feet to the Center-South 1f 15
corner of said Section 31;
Thence leaving said westerly line,589-52'08"E a distance of 62.50 feet,
Thence N00°16'52"E a distance of 895.0E feet;
Thence 199.42 feet along the arc of a circular curve to the left,said curve having a radius of 280,M feet,
a delta angle of 40"48'25",a chord bearing of N20°07`2O"W and a chord distance of 195.23 feet;
Thence N40"31'33"W a distance of 241-33 feet;
Thence 198.79 feet along the arc of a circular curve to the left,said curve having a radius of 230.00 feet,
a delta angle of 49'31'13", a chord bearing of N65"17'09"W and a chord distance of 192.66 feet to the
southerly tine of said East 1/2 of the Northwest 1/4 of Section 31;
Thence fallowing said southerly line,S89"57'15"W a distance of 980.26 feet to a 5/8-inch rebar marking
the Center-West 1/16 corner of saGd Section 31;
Thence Leaving said southerly line a nd fo Vow!ng the westerly line of said East 1/2 of the Northwest 1/4,
NOO"25'36"E a distance of 1,558.66 feet;
Thence leaving said westerly line, N81°55'55"E a distance of 518.76 feet;
Thence 56.28 feet along the arc of a circular curve to the left,said curve having a radius of 58.GO feet,a
delta angle of 55"35'50",a chord bearing of 520°49'52"E and a chord distance of 54.10 fleet;
Thence 546°52M"E a distance of 45.40 feet;
Thence 554'18'10"E a distance of 180.18 feet;
Thence 16 1.54 feet along the arc of a circular cu rve to the left,said curve having a radius of 588.00 feet,
a delta angle of 15°44'26",a chord bearing of 562°10'23"E and a chard distance of 161.03 feet;
Thence S70°02'36"E a distance of 107-80feet;
Thence S19'57'24"W a distance of 12.00 feet;
Thence 570°02'36"E a distance of 14.45 feet;
Thence SEW58'05"l;a distance of 207.13 feet;
Thence S65a32'50"E a distance of 188.57 feet to the easterly line of said East 1/2 of the Northwest 1/4;
Page 29
Meridian City Council Meeting Agenda July 9,2020- Page 114 of 302
Thence following said easterly fine,SCO°3a'17"W a distance of 1,140.13 feet to the POINT OF
BEGINNING.
Said parcel contains a total of 144.78 acres, more or le5s.
Attached hereto is Exhibit B and by this reference is hereby made a part of,
NL
12459 w
If V
or %
L, 1B
•7-'Z ?.D
.ter
y16.7ek � �V.SS C++P .IJ E
HUM I/4 CORNER SUN% 31
�p M6G38r17�
L377.B+' Z v
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-9 `* -WCH REW C) 'j o i
C--w 1 f 1 G [KAMER 1+
5=r1w 31 C ru 'a G
Y Er3T 1!1 COPof�! .0 a
w FX71r1T OF BEG!HrRNG
# SECTION 31
6/6-INCH RM4R rw 7 CEP
8C
CENTER OF SE7CT70W 31 9►SI or 9EJYi21My QJ X
994,29' W
NW57'5Er 2601.37
M m
STTSr3o7A2 31 CIOQr
�AW a +�
*UT 1/d C#NEA Swhok 11 hk1�31'S314 � �G
20.33' Rezone Area: 144-78t AC-
All pF 51381244500&punlDn of R7&Z422GWj r W M
S113143720p,S1111438400 SL 511314172SI �
�s4 Current Zuni rTq-RUT&R'4 # .
I Proposed Zoning:R-8 A{ g
G1`e. wkex�
COST
- — — — — — — F — — — — — — — — SHEET;
6v9-4CH TER 1 +✓8��231'4 1423.17' 1 OF 2
c-s 1/10 CORNER n iy
OF 9ECRIN 31 e g
m
I
r�EP+Y�1`rr 101.156' `
I /y ��/�yy��II n�ya�yy
0 3013 600 7UhT�m 'o-NLA,
W 31Y 51310113ra LkI
kVJl.p.lfl:■]14
SCALE' 1'�h6G'Q• '11.!1x 16, a
raw,M.0 Q3D
Page 30 -
Meridian City Council Meeting Agenda July 9,2020— Page 115 of 302
km
9233 WEST STATE 5TREET I BDISE,ID 83714 1 208.639.6939 l FAX 2D8,639.6930
April 29,2020
Project No,20-017
Exhibit A
Legal Description for
Rezone to R-15
Apex Subdivision
A parcel of land situated in a portion of the South 1/2 of the Southeast 1/4 of Section 31 and a portion
of the Southwest 1/4 of the Southwest 114 of Section 32,Township 3 North,Range 1 East,B.M.,and a
portion of the Northeast 1/4 of the Northeast 1/4 of Section 6,Township 2 North, Range 1 East B.M.,al I
situated in the City of Meridian,Ada County,Idaho and being more particularly described as follows:
BEGINNING at a 5/8-inch rebar marking the corner common to Section 31,Township 3 North,Range 1
East,and Section 6,Township 2 North,Range 1 East,which Hears N89°42'21"E a distance of 2,W.00
feet from a 5/8-inch rebar marking the Southeast 1/4 corner of said Section 31;
Thence following the westerly line of the Southeast 1/4 of the Southeast 1/4 of Section 31,NDD°16'52"E
a distance of 660.00 feet;
Thence leaving said westerly line,589042'21"E a distance of 1,198.50 feet;
Thence N40"16'52"E a distance of G20AO feet;
Thence 589°42'21"E a distance of 1,971.82 feet to the easterly boundary of the Farr Lateral;
Thence following said easterly boundary the following courses:
1. 64.48 feet along the arc of a circuiar curve to the left,said curve having a radius of 110.00 feet,a
delta angle of 33°35'03",a chord hearing of505°50'15"W and a chord distance of 63.56 feet to a
1/2-inch rebar;
2. 51ti`57'45"E a distance of 410.17 feet to a 1/2-inch rebar;
3. 114.95 feet along the arc of a circular curve to the left,said curve having a radius of 140.00 feet,
a delta angle of 47'02'41",a chord bearing of S34*29'08"E and a chord distance of 111.7S feet
to a 1/7-inch rebar;
4. S58'00'310E a distance of 219.85 feet to a 1/2-inch rebar;
5. S69`55'45"E a distance of 503.32 feet to a 1/2-inch rebar on the easterly line of said Southwest
1/4 of the Southwest 1/4 of Section 32;
Thence following said easterly Gne,500'14'02"E a distance of 430.90 feet to the southerly line of the
Southwest 1/4 of Section 32;
Thence following said southerly line,N89'57'46"W a distance❑f 641.22 feet;
Thence N00°06'18"W a distance of 1.24,99 feet;
Thence N47°51'44"W a distance of 797.36 feet;
Thence N89°42'21"W a distance of 775.42 feet;
Thence 5001652"W a distance of 1,154.01 feet;
Thence N89°42'2WW a distance of 587,77 feet;
Thence N0D°02'06"W a distance of 494,01 feet to the southerly line of the Southeast 114 of Section 31;
Thence following said southerly line,NS9°42'2VW a distance of I,370,00 feet to the POINT OF
BEGINNING.
Page 31 -
Meridian City Council Meeting Agenda July 9,2020- Page 116 of 302
Said parcel contains a total of 76.93 acres, more or less.
Attached hereto is Exhibit B and by this reference is hereby Trade a part of.
Th
OF
.z4).so
LEGEND
FOUND BRASS CAP
� o/6-wcri Ri±o,uh
A CALGi RJtrEIs FGW Ln y,
REZONE EGLWAff JL 12
D 5130 1000 1500 '� #
E7tMMPQ R%RC 1 Lw1E cc
-- — =SECTION LINE Plan Seale.1"-500'
fl1 :'2 o
CURVE TA$LE
aMWE RADLs EDIGrN OELT CNOpDBRG tFGFil1 LU
3
C1 11P.4a' 84.4v 3W351G3'
E—
C2 14f}_Ot}' 11493' �7'�2'ai $3#2 `G9'E 111-35 m rW3 'S
a--' CL o
$W42'2S'E 197t.62
I
13 3 i1 a z
Rerrme Area_M.991 Ar. * z
La
parkloe$7,131�36�00,51733i#7 C O
SI1.3141775L.51333335EM.ASI&M3Gal5
Ll✓rrnk 29f'"�(;'R-1 .ten Lr O $
fapoud7lonir IF15 ;n 5Se'O 219 85'
d3l'E
SALTi2'31� i y}' 775.42' �
Ss r tkCr m c_�
o iY 1 1
raolxoe'ser
L3ASI$ OF BEARING Z 3A 124.99•
fi N99'42'21•W 13711_UD' ,ram+ T.7N., R.IE.
€LAKE HAZEL All
PORlt DF HEMNING 3 89AS5 CAR km
r. st ccgmn] 5/9-INCH RE9Ni
SECTLOw 31
SOUTH /4 Cl7RKM SECTION 3' Q SECT�oH15 CORNER32 iWWeEPR 54a fr5r5 r yEr•
507,77' 10&wL t i iAe dim
I� ..nwrGw.
mmulmlawaft
tAr E'+W alhava?
Page 32 -
Meridian City Council Meeting Agenda July 9,2020- Page 117 of 302
km
9233 WEST STATE STREET I 8015E,Ip 83714 1 208,639.6939 1 FAX 208.639.6930
April 29,2020
Project No.20-017
Exhibit A
Legal Description for
Rezone to C-C
Apex Subdivision
A parcel of land situated in a portion of the southeast 1/4 of the Southeast 1/4 of Section 31,a portion
of the Southwest 1/4 of the Southwest 1/4 of Section 32,Township 3 North, Range 1 East,13.K,and a
portion of the Northwest 1/4 of the Northwest 1/4 of Section 5,and a portion of the Northeast 1/4 of
the Northeast 1/4 of Section 6, Township 2 North,Range 1 East S.M.,all situated in the City of Meridian,
Ada County, Idaho and being more particularly described as follows:
Commencing at a brass cap marking the Northwest corner of Section 5, Township 2 North, Range 1 East,
which hears N89'57'04"W a distance of 1,331.87 feet from a found 5/8-inch rebar marking the West
1/16 corner of said Sections 5 and 32;
Thence following the northerly line of said Northwest 1/4,S89°57'04"E a distance of 690,66 feet to the
POINT OF BEGINNING;
Thence continuing aiong said northerly line,589"57'04"E a distance of 641,21 feet to a found 5/8-inch
rebar marking the west 1/16 corner of said Sections 5 and 32;
Thence leaving said northerly line and following the easterly trine of the Northwest 1/4 of the Northwest
1/4 of said Section 5,500°01'43"E a distance of 250.92 feet to a point;
Thence leaving said easterly line,S41"51'13"W a distance of 547,17 feet to a point,-
Thence S89'53'42"W a distance of 96b.03 feet to a point on the westerly line of said Northwest 1/4;
Thence foliowing said westerly line,NOO'04'35"W a distance of 167.37 feet to a point;
Thence leaving said westerly line,N89°42'20"W a distance of 632.58 feet to a point;
Thence NOO"16'52"E a distance of 1,154.01 feet to a point;
Thence S89"42'21"E a distance of 775.42 feet to a point;
Thence S47*51'44"E a distance of 797.36 feet to a point;
Thence S00°05'18"E a distance of 125.13 feet to the POINT OF BEGINNING.
Said parcel contains a total of 43.28 acres,more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
a4 to 59 . E
7.v 7-0
Page 33
Meridian City Council Meeting Agenda July 9,2020— Page 118 of 302
os
ORM CAP
EAST 1:f C� omw0
i =$�GTI4�
31 � -
e� �
S&W4f21-E 775
� q
0 3CO 6o0 9Q0 �..�
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c ' "A Plan Scale;1"=36 O C
4
"I g 19 _ Rn
POINT OF COMMENCEMENT "' $ SJ$ RED
W foLINo BRASS CAP i �pDW,jj'E YY�r 1/14)21�
CL
ui m T FE` CORNER 59C QN 31 12&15' SECTION
31 — S69'42'21E 3 n TZ3 LL f.1$, 6PR-66, _ Sd9'57'04�E r m
6 m 2E4D.�' T,2N„ RJE 1331,87LU
E LA4E HAZEL RO $ PONT 15F pealkNN0 0AS15 OF 9&WN0 *6 Z
2 w
Flemn,Q Ayer A3,H�AC
rn� Ponian M Sii]i41725i,Sii3232SOM.
Si4OS223MOD&SiaOfii»mac
tuncw AnhM:k4 Peobc"i�!Milt.E-L $MEET;
157,37'
58B!W42". M.0,V
LCCE 'b I
FOUND URASS C,1P
Sf8—INCH RE&W I
1 A WCIJ ATO PQINT
RE.ZONE BOJACORY #wwtti5.irbe[ 5.
IMwwr»ltFfl
EV571NC PAICEL LINE Km a"al m
— — — —SE1;MN LINE iMaf
Page 34
Meridian City Council Meeting Agenda July 9,2020— Page 119 of 302
i � E
FUME
Northwest:
APEX NORTHWEST SUBDIVOON PRELIMINARY PLAT
A PORFION£rt 7HESDJFH IP43F THESIDUTHEAST V4AN0 HORTFffAT L14 OF THE
!Oufi4L'Ist 1f14F x0xm]L MrM!,M 3N0PTPL PIF+GC 1 Wt,
VrFCtF IAERIDPIL 19A COUNTY,IOMIO
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941
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Page 36 -
Meridian City Council Meeting Agenda July 9,2020— Page 121 of 302
. k
3 y
14i
mow. e
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y
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Phasing Plan:
Page 37 -
Meridian City Council Meeting Agenda July 9,2020— Page 122 of 302
APEX Northwest Phasing
[anc��tua�f Se,b�ert to Cf�ange
o - {
— - r
...... .-� .+� ` ---------
I $ �:-
Southeast:
APEX soutflrodr sU6$ moN PXELIMINAMY PLAT
W r,nvvo�orlwxo Lr,urtolx,It rssr,fea :nr.�wti,rTHee,1Mv siUM& ='��•
IOriM.hf�i.gk1F11VJi�]FJ6 f,CIRa YRXOLVl NC,1 SAllll�T.16YA �}
aWL AM I� —
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ML
Page 38 -
Meridian City Council Meeting Agenda July 9,2020— Page 123 of 302
�j
I' I
f *' "
i
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i
i
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f• .r. ,� 9. * J ,
Ilk
it A
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r�r � $ � •czTwaareJ-vr�=���
I i t 4L
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k -
•rJ 8
Page 39
Meridian City Council Meeting Agenda July 9,2020— Page 124 of 302
AE
Sr
J4. .rugs i arrsi`ar; —'
i r R pjp �&
-
F
i
! ,? ,!. X 2 1 r r a t x tits
j ,Ct Sr. it .w. -'• "1! 2. 7, m Q & $
,F2 i
Page 40 -
Meridian City Council Meeting Agenda July 9,2020— Page 125 of 302
Phasing Plan:
APEX Southeast Phasing
ronr-on Subiect to Ch....
L.LAkL I IM1lL_kV.
1
ti 1
ti
1
1
COA1MCkCIAL IC{l a]MM MaAL*Zj
AYrq TY �4 L Q 1
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!5?+R:ST- � RESI�F7Jf1AL iR9il t3� E.STAGE Si.
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Page 41
Meridian City Council Meeting Agenda July 9,2020— Page 126 of 302
E. Landscape Plan(date: 4/30/2020)
Northwest:
yj .C ` E�nera9Rimame— --— — -
_ � "leer •r.�s�yea"�sris� �� � s
- c. tt3ar rs+4Ra -aE. 0
PPF2.0
PPC 3,4 dflu I
aeoy,wa�n�m+a wo n.Axo rc-.a �. _
: +147
_
I Q14}7kL1 r4L'tl
h�I.� 41IY.kT171CQ11 dCYi7
InwL7EeafESITEw.a�l ,o,w';�� a;�
• I a:r
.. •I IL�" 4E.M]Ir+MRYT lAdMYun I
— HE�L.I.a ISW.4
k7ze til
Page 42 -
Meridian City Council Meeting Agenda July 9,2020— Page 127 of 302
i�• � - i I {f I
Ij
P
• t s
— -----------..------- �rarW....rrrir~--------------- '
IJWIaif144 N.iA �E_ � hNFCH LIrJ! S:"u;k�w"l.? _
Zh—
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WITCH UIE-SEE 5NkE7 PP2.0
............... .................. ......ii...... ................... ..
r _":'7rr
•�' �� F' ; � :tip?,>r 1" .%,d.��
s i ..... FR r
Page 43 -
Meridian City Council Meeting Agenda July 9,2020— Page 128 of 302
Southeast:
n�E�cN.niunacp��
EEO
PPL3-0�i
2 0
C-` _
••(�'� r IL G�I�ALE 7EE[6
LuAwammmiL
M •max••. _...,1 �'� +.t _ - - -
PPL I.y -: -
PPL4.0+ P11514.0 k� -- _T -_y
'x
} ! � � ��_ �•�+Eov en
ri
—.3 ® E - `-'- t jib •- __-t 7.,_•.
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EP 3YV fr^ iEL�.i__
r3_
Wes.
- =mkt �-•�� -
i#LS�G.l00YFR3
Page 44 -
Meridian City Council Meeting Agenda July 9,2020- Page 129 of 302
, u
�.r
I
'�I 1 {ti°0°f:3:t#{io�i:ic{{off
--_______
IJJ�[xSC,rlf-0LadF IAAT4iM SAF SHEUE73U
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Page 45 -
Meridian City Council Meeting Agenda July 9,2020— Page 130 of 302
(Dian
Puoe40 -
Meridian City Council Meeting Agenda July o.cnzo— Page 131of302
F. Qualified Open Space Exhibit(dated: March 2020)—NOT APPROVED
Northwest:
nl"U PX*THWF51 5U6dIVI5JL3N C*tN Wk(j#}IIIHI I
1
zu"
.4
1
_ 1
r
l ELI
_ I III
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Southeast:
bPEXSOVFHEW 3iIHOek+IMON oPFMSPACE MOT
}_ '4
1
. . r
r
r
4
I r
- �Ip R�1�lVf Yl1YMJ11
k'1`�...�'• � � labws 4w1
Page 47
Meridian City Council Meeting Agenda July 9,2020— Page 132 of 302
G. Conceptual Building Elevations/Renderings
Residential:
lid-All
.
� r
Pr
TA
4
S ' F
0
#P. "
1�=Or.&M*k
Page 48
Meridian City Council Meeting Agenda July 9,2020— Page 133 of 302
Y t
� � i• i
'ape�`FArildenElo! ra'r'enfia,va! -r�r�— llpe,SfHrstCevur'QJ-COAYEa1tr�TGf ,"•r��:�'•••-=�.-�i :
SWOME
a•
11
,Qner r1FY{bmmreicJoJ X hf IY COfllflle fCJC�
Ilke'
tiff
fiFwx h'Li+rar.•i maxial � ,{ipll hlLV Cg17oTYblrl�
Page
• •- 49
J
31'. • .#.•4' Y ��� �fr� � � �� �yti '
R
'it �� i•i�
•• •e 50
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. The subject property shall no longer be subject to the terms of the existing Development Agreements
(H-2015-0019: Brighton Investments,LLC—Inst. #2016-007072; SCS Brighton,LLC—Inst. #2016-
007073; Murgoitio Limited Partnership—Inst. #2016-007074)upon the property owner(s) entering
into a new agreement. The new DA shall be signed by the property owner(s) and returned to the City
within six(6)months of City Council granting the subject modification. The new DA shall include the
following provisions:
a. Future development of this site shall be generally consistent with the conceptual master
plan, conceptual building elevations,preliminary plat,phasing plan,landscape plan, and
qualified open space exhibits included in Section VIII and the provisions contained
herein.
b. Future preliminary plats shall include collector streets consistent with those shown on the Master
Street Map, as required by Ada County Highway District.
c. The land designated as Medium High-Density Residential(MHDR) on the Future Land Use Map
in the Comprehensive Plan zoned R-15 shall develop with a variety of residential dwellings (i.e.
single-family detached/attached,townhouses,condominiums,and/or apartments)at a gross density
ranging from eight(8)to twelve(12)dwelling units per acre. Development shall incorporate high
quality architectural design and materials and thoughtful site design to ensure quality of place and
shall incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a
project identity consistent with the Comprehensive Plan(see pg. 3-10).
d. Prior to development of the Mixed Use—Community(MU-C) designated areas shown on the
Master Plan as"future development,"the Development Agreement shall be amended to include a
conceptual development plan that demonstrates consistency with the general guidelines for Mixed
Use developments and specifically the MU-C designation(see pgs. 3-13 and 3-15 thru 3-16).
e. The rear and/or side of structures on lots that face E. Lake Hazel Rd. and S. Locust Grove Road,
arterial streets, and S. Vertex Way,E. Tower St.,E. Crescendo St., S.Apex Ave. and E. Via
Roberto St.,collector streets, 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.
f. Development within the Williams Pipeline easement shall comply with the Williams Developers'
Handbook.
g. All future development, except for single-family detached dwellings, is required to comply with
the design standards listed in the Architectural Standards Manual.
h. The Murgoitio property(Parcel#S 1406110110) located southwest of the E. Lake Hazel/S. Locust
Grove Road intersection shall be included in a future subdivision of the surrounding property
(Parcel#S1406110350 or#S1406110015)in order to establish a legal division of land. Or,if a
parcel division was approved by Ada County for the current configuration of the property,proof of
such shall be submitted to the Planning Division with a future subdivision application for the
surrounding property.
i. The lot proposed to be annexed(i.e. Lot 4,Block 1, Shafer View Estates) shall either be split in
Ada County prior to annexation into the City to create the eastern 10+/-acre parcel proposed for
future development; or,the entire lot shall be included in a future subdivision. If a property
Page 51
Meridian City Council Meeting Agenda July 9,2020— Page 136 of 302
division is approved by Ada County,proof of such shall be submitted to the Planning Division
with the subdivision application for the eastern portion of the property.
j. Multi-use pathways shall be provided with development as required by the Park's Department in
accord with the Pathways Master Plan.
k. The commercial(C-C zoned)portions of this development are allowed to obtain building permits
prior to subdivision of the property.
2. The final plat submitted for Apex Northwest shall incorporate the following:
a. Include a note stating direct lot access via E. Lake Hazel Rd., S. Locust Grove Rd., E. Crescendo
St. and S. Apex Ave. is prohibited, except for those accesses approved by City of Meridian and
Ada County Highway District.
b. The north/south alley in Block 5 does not comply with the standards listed in UDC 11-6C-3B.5 as
the entire length of the alley is not visible from a public street as required; common driveways
may be considered as an alternative to the alley provided they meet the standards listed in UDC
11-6C-3D, subject to alternative compliance approval.
c. Depict minimum 20-foot wide street buffers along E. Crescendo St. and S. Apex Ave., collector
streets, in accord with UDC 11-3B-7C.2.
d. Cross-access easements shall be depicted between all commercial lots in the subdivisions in
accord with UDC 11-3A-3A.2.
3. The final plat submitted for Apex Southeast shall incorporate the following revisions:
a. Include a note stating direct lot access via E. Lake Hazel Rd., S. Locust Grove Rd., E. Tower St. S.
Vertex Way and E.Via Roberto St. is prohibited, except for those accesses approved by City of
Meridian and Ada County Highway District.
b. Depict minimum 20-foot wide street buffers along E. Tower St., S.Vertex Way and E. Via
Roberto St., collector streets, in accord with UDC 11-313-7C.2.
c. Depict two(2)additional minimum 15-foot wide common lots for micro-path connections to
Discovery Park at the east boundary in Block 14.
d. Cross-access easements shall be depicted between all commercial lots in the subdivisions in
accord with UDC 11-3A-3A.2.
4. The landscape plan submitted with the final plat application for Apex Northwest shall be revised as
follows:
a. Depict multi-use pathways in accord with the Pathways Master Plan as required by the Park's
Dept. in Section IX.E. Landscaping shall be depicted along either side of the pathways as set forth
in UDC 11-313-12C.
b. Depict landscaping within all required street buffers along arterial and collector streets in accord
with the standards listed in UDC 11-313-7C.
c. Include a calculations table listing the number of trees required vs. those proposed in common
open space areas, street buffers,parkways, and along pathways that demonstrate compliance with
the standards listed in UDC 11-3G-3, 11-313-7C.3, 11-313-12C respectively.
d. Include mitigation information for any existing trees proposed to be removed from the site in
accord with the standards listed in UDC 11-3B-1OC.5.
e. 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
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Meridian City Council Meeting Agenda July 9,2020— Page 137 of 302
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.
f. Depict a gazebo with tables and benches as an amenity in Lot 32,Block 5; include a detail of the
gazebo.
5. The landscape plan submitted with the final plat application for Apex Southeast shall be revised as
follows:
a. Depict multi-use pathways in accord with the Pathways Master Plan as required by the Park's
Dept. in Section IX.E. Landscaping shall be depicted along either side of the pathways as set forth
in UDC 11-313-12C.
b. Depict landscaping within all required street buffers along arterial and collector streets in accord
with the standards listed in UDC 11-3B-7C.
c. Include a calculations table listing the number of trees required vs. those proposed in common
open space areas, street buffers,parkways, and along pathways that demonstrate compliance with
the standards listed in UDC 11-3G-3, 11-313-7C.3, 11-313-12C respectively.
d. Include mitigation information for any existing trees proposed to be removed from the site in
accord with the standards listed in UDC 11-313-10C.5.
e. 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.
f. Depict two(2)additional minimum 15-foot wide common lots with 5-foot wide micro-paths in
Block 14 at the east boundary; depict landscaping on either side of the pathways in accord with the
standards listed in UDC 11-313-12C.
g. Depict the children's play equipment proposed in the central common area; include a detail of the
play equipment.
6. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables
11-2A-6, 11-2A-7 and 11-2B-3 for the R-8,R-15 and C-C zoning districts respectively.
7. Off-street parking is required to be provided for residential uses in accord with the standards listed in
UDC Table 11-3C-6 based on the number of bedrooms per unit; and for non-residential uses in accord
with the standards listed in UDC 11-3C-613.1.
8. 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.
9. Address signage shall be provided at the public street for homes accessed via common driveways for
emergency wayfinding purposes.
10. 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 in a note on the face of the plat.
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Meridian City Council Meeting Agenda July 9,2020— Page 138 of 302
11. 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 for the phase in which they are located.
12. 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 and structures.A
Design Review application is required to be submitted for single-family attached units; one application
can be submitted for the overall development if desired.
13. The qualified open space exhibits for the residentially zoned portions of Apex Northwest and
Apex Southeast shall be revised prior to the Council hearing to only depict areas that qualify per
the standards listed in UDC 11-3G-3B.If additional qualified open space is needed,the plat
should be revised to comply.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 The north-south sewer line in the landscaped area of Block 5 (Apex NW)needs to be moved east to
the paved access road.
1.2 No sewer or water lines have been shown to the lots in Block 7 (Apex NW). Each lot will need to
have services provided.
1.3 Public Work's preference is to see all water utilities in the public right-of-way(R-O-W),where they
can easily be operated and maintained. If the utilities truly cannot be installed in the public right-of-
way,then our preference would be for utilities to be located in a dedicated and improved alley. If that
cannot be accomplished,the applicant should work with Public Works for further solutions that meet
both the developer's design constraints and Public Works'maintenance needs.
1.4 This development will need to be modeled at final plat to verify each phase meets minimum fire flow
pressures
1.5 From the preliminary geotechnical investigation of groundwater elevation provided in the application,
it appears that groundwater may not be a factor with the development of this subdivision. The initial
investigative report is dated April 8,2018, and additional data collection is recommended to confirm
actual groundwater levels. Updated data and recommendations from a geotechnical professional shall
be required with the submittal of construction design drawings.
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
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Meridian City Council Meeting Agenda July 9,2020— Page 139 of 302
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 for the residential portions of the development.
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.
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Meridian City Council Meeting Agenda July 9,2020— Page 140 of 302
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.
C. FIRE DEPARTMENT
Northwest:
https://weblink.meridiancity.org/WeUink/Doc View.asp x?id=189722&dbid=0&repo=MeridianCiiy&cr=1
Southeast:
https://weblink.meridianciU.oLvlWebLinkIDoeView.aspx?id=189784&dbid=0&repo=MeridianCitX
D. POLICE DEPARTMENT
https://weblink.meridianciU.org/WebLink/Doc View.aspx?id=190778&dbid=0&repo=MeridianCibX
E. PARK's DEPARTMENT
Northeast:
https://weblink.meridianciU.or lWebLink/Doc View.aspx?id=191486&dbid=0&repo=MeridianQU
Southeast:
https://weblink.meridiancit .00rg/WeUink/Doc View.aspx?id=1914 8 7&db id=0&rep o=Meridia n City
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Meridian City Council Meeting Agenda July 9,2020— Page 141 of 302
F. WEST ADA SCHOOL DISTRICT(WASD)
https://weblink.meridianciN.ofg WWebLinkIDocView.aspx?id=190290&dbid=0&repo=MeridianCiU
G. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
Northwest:
https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=190975&dbid=0&repo=MeridianCiu
Southeast:
https://weblink.m eridia n c i ty.org/WeUink/DocView.aspx?id=19 09 7 7&db id=0&repo=Meridian City
H. ADA COUNTY HIGHWAY DISTRICT(ACHD)
AZ/RZ:
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=191226&dbid=0&repo=MeridianCioy
Northwest: (Draft)https:llweblink.meridianciiy.org/WebLinklPDF]0144da7e98-83a6-4caO-907b-
56a7e5fda2ca/191501
Southeast: (Draft)
https://weblink.meridianciU.orgIWebLink/DocView.aspx?id=191503&dbid=0&repo=MeridianCitE
I. BOISE PROJECT BOARD OF CONTROL(BPBC)
https://weblink.meridianciU.org/WeUink/DocView.aspx?id=189951&dbid=0&rep o=Meridia n Ci U
J. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
Northwest:
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=190512&dbid=0&repo=Meridian CitX
Southeast:
https://weblink.meridiancitE.org/WebLink/DocView.aspx?id=190510&dbid=0&repo=MeridianCity
K. CENTRAL DISTRICT HEALTH DEPARTMENT
Northwest:
https://weblink.meridiancitE.org/WebLink/DocView.aspx?id=190604&dbid=0&repo=MeridianCity
Southeast:
https://weblink.meridiancity.org/WebLink/DocView.asp x?id=190605&dbid=0&repo=MeridianCitX
L. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancioy.org/WebLink/DocView.aspx?id=190598&dbid=0&repo=MeridianCiU
X. FINDINGS
A. Annexation and/or Rezone(UDC l l-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. hi order to grant an annexation and/or
rezone,the council shall make the following findings:
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Meridian City Council Meeting Agenda July 9,2020— Page 142 of 302
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Stafffinds the proposed zoning map amendment to R-2, R-8, R-I5& C-C and proposed development is
generally consistent with the Comprehensive Plan 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;
Stafffinds the proposed single-family attached and detached homes with front-loaded and alley-loaded
options will contribute to the range of housing opportunities in the City; other residential types may be
provided with future phases of development.
Stafffinds the commercial portion of the property will provide for the retail and service needs of the
community in accord with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Stafffinds theproposed zoning map amendment should not be detrimental to thepublic 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
Stafffinds 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 to the R-2 zoning district is consistent with the LDR FL UM
designation in the Comprehensive Plan and thus is in the best interest of the City.
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 preliminary plats, with Staffs recommendations, are in substantial
compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and
pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more
information)
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Stafffinds that public services will be provided to the subject properties proposed to be subdivided with
development. (See Section IX 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.
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Meridian City Council Meeting Agenda July 9,2020— Page 143 of 302
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.
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Meridian City Council Meeting Agenda July 9,2020— Page 144 of 302
Applicant's Presentation
1
Pinnacle 2 South Meridian. for towncenternewbecome a integrated community, and will will develop as a single, Pinnacleand Locust Grove. at the intersection of Lake Hazel use, planned
community -mixed(Apex Subdivision) is a
Pinnacle 3 Socialand Outdoor•ServicesScale -Neighborhood•OfferingsEducational•ChoicesLiving•new communities, including: opportunities that are desired in considered a mix of uses and
has intentionally
Applications 4 Development AgreementsModification to the Current •Apex Southeast••Plats: One Project, Two Preliminary •Rezoning of prior annexation•Shafer Estates ParcelAnnexation and
Zoning of •
5
LIVING CHOICES 6 AlleyConventionalRow-Alley Conventional
EDUCATION 7(open Fall 2022) 8 Academy-KGEM PrepFuture ElementaryWest Ada
NEIGHBORHOOD 8 SCALE SERVICES
SOCIAL & OUTDOOR 9 in South MeridianTownCenterA Neighborhood Pools & Parks•Trails & Pathways•Community CenterAmphitheater & •EXPERIENCES
Amphitheater & 10 Community Center
11
12
13
14
15
16
17
Trails & Pathways 18Discovery Park residential streetsDetached Sidewalks and •connections to Discovery ParkMicropathandfoot Pathway -10•Sidewalks on Lake Hazelfoot detached Parallel
-10•South MeridianConnections throughout New Pedestrian
Parks & Pools 19 FUTURE Pool in Future Phase–NW •–NW •Commons Park –NW •to DiscoveryMicropaths–SE •Pool & Playground in SE-SE •Active Recreation Areas
Applications 20 Development AgreementsModification to the Current •Apex Southeast••Plats: One Project, Two Preliminary •Rezoning of prior annexation•Shafer Estates ParcelAnnexation
and Zoning of •
ANNEXATION / ZONING & REZONING 21
REZONING 22
PRELIMINARY PLATS 23
CONDITIONS 24 as proposed by Staff. of Annexation, Zoning and Preliminary Plats Approvalto City CouncilrecommendPlanning & Zoning Commission REQUESTprior to City Council.subject to
clarification with Meridian Staff and ACHD Generally agree with the conditions of approval
25
26
ANNEXATION / ZONING & REZONING 27
LIVING CHOICES 28(subject to future approvals)OpportunitiesHigher Density
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
CiWE IDIAN�-- ITEM SHEET
Council Agenda Item -4.D.
Presenter:
Estimated Time for Presentation: 0
Title of Item - Public Hearing for Apex Northwest(H-2020-0056) by Brighton, M urgoitio, et al.,
Located at the Northwest Corner of S. Locust Grove Rd. and 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 7/8/2020
Meridian City Council Meeting Agenda July 9,2020— Page 145 of 302
STAFF REPORT E
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 7/9/2020 legend 0
Project Lacfl�ian �
TO: Planning&Zoning Commission
-- .i
FROM: Sonya Allen,Associate Planner f
208-884-5533 - -- --
Y - F
SUBJECT: H-2020-0066 Apex—MDA,AZ, RZ ;
H-2020-0056 Apex Northwest—PP - -
H-2020-0057 Apex Southeast—PP IF
- _
5
(to be marketed as "Pinnacle') - C
LOCATION: MDA,AZ,RZ: generally located east of N_a
S. Meridian Rd. and north of E. k
Columbia Rd., in Sections 31 (S. '/2 and --- ,
NW '/4) and 32 (SW'/4),Township 3N., _
Range LE; and Sections 5 (NW %4) and 6
(NE '/4),T.2N.,R.1 E.
PP(NW):NWC of S. Locust Grove Rd.
&E. Lake Hazel Rd., in the SE '/4 of
Section 31,T.3N., R.IE
PP(SE): SEC of S. Locust Grove Rd. &
E. Lake Hazel Rd., in the NW '/4 of
Section 5,T.2N.,R.1E.
I. PROJECT DESCRIPTION
Modification to existing Development Agreements (H-2015-0019: Brighton Investments, LLC—Inst. #2016-
007072; SCS Brighton,LLC—Inst. #2016-007073; Murgoitio Limited Partnership—Inst. #2016-007074)to
replace the agreements with one new agreement based on the proposed development plan; Annexation of 40.09
acres of land with an R-2 zoning district; and,Rezone of 384.97 acres of land from the R-4 to the R-2 (0.70
acre),R-8 (144.78+ 119.28=264.06 acres),R-15 (76.93 acres) and C-C(43.28 acres)zoning districts.
Apex Northwest(NW): Preliminary Plat consisting of 120 residential buildable lots, 11 commercial buildable
lots and 14 common lots on 41.75 acres of land in the C-C and R-15 zoning districts.
Apex Southeast(SE): Preliminary Plat consisting of 237 residential buildable lots,2 commercial buildable lots,
30 common lots and 10 other(shared driveway)lots on 81.63 acres of land in the C-C and R-8 zoning districts.
Because right-of-way for E. Lake Hazel Rd. and S. Locust Grove Rd. separates the land proposed to be platted,
two separate preliminary plat applications are required to subdivide the property.
Page 1
Meridian City Council Meeting Agenda July 9,2020— Page 146 of 302
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 40.09(AZ);384.97(RZ);41.75 (PP-Northwest); 81.63 (PP-Southeast)
Existing/Proposed Zoning RUT in Ada County(existing);R-4(Medium Low-Density Residential)
Future Land Use Designation Low Density Residential[LDR(3 or fewer units/acre)—39+/-acres);
Medium Density Residential(MDR—3 to 8 units/acre)(206/-acres);
Medium High-Density Residential(21+/-acres); &Mixed Use—
Community(MU-C)(120+/-acres)
Existing Land Use(s) Agricultural
Proposed Land Use(s) Single-family residential(SFR)attached/detached,commercial,office,2
schools(elementary&charter)
Lots(#and type;bldg./common) NW: 120 residential buildable/II commercial buildable/14 common
SE:237 residential buildable/2 commercial buildable/30 common/10 other
NW&SE Combined: 357 SFR residential buildable; 13 commercial
buildable;44 common lots;and 10 other lots for shared driveways
Phasing Plan(#of phases) 3 (NW); 5 (SE)
Number of Residential Units(type NW: 120 units(88 detached/32 attached)
of units) SE:237 units(detached)
NW&SE Combined: 325 detached&88 attached
Density(gross&net) NW: 5.62 units/acre(gross); 11.21 units/acre(net)
SE: 3.75 units/acre(gross);6.17 units/acre(net)
NW&SE(overall):4.22 units/acre(gross);7.27 units/acre(net)
Open Space(acres,total NW: 6.33 acres(15.17%)
[%]/buffer/qualified) SE: 10.79 acres(13.22%)
NW&SE Combined: 17.12 acres(or 13.88%)
Amenities NW: Community center with a clubhouse,community post office,cafe,
library/business center;community amphitheater;additional common open
space above the minimum required.
SE: Community swimming pool,tot lot with play equipment,pathway
access to the City's Discovery Park,additional common open space above
the minimum required.
Physical Features(waterways, The Farr Lateral runs along the north and east boundaries of this site;the
hazards,flood plain,hillside) McBirney Lateral crosses the site east/west;and another waterway runs
north/south through the site.
Neighborhood meeting date;#of 2/5/20;29 attendees W
attendees:
History(previous approvals) ROS#7394;ROS#7783;H-2015-0019—South Meridian AZ(DA's:
Brighton Investments,LLC—Inst.#2016-007072; SCS Brighton,LLC—
Inst.#2016-007073;and Murgoitio Limited Partnership—Inst.#2016-
007074)
B. Community Metrics
Description Details Page
Ada County Highway
District
• Staff report(yes/no) Yes(PP,draft);Yes(AZ,RZ)
• Requires ACHD Yes(TBD)
Commission Action
(yes/no)
Traffic Impact Study(yes/no) Yes
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Meridian City Council Meeting Agenda July 9,2020— Page 147 of 302
Description Details I Page
Access NW:2 accesses via S.Locust Grove Rd. &2 accesses via E. Lake Hazel Rd.,both
(Arterial/Collectors/State existing arterial streets;and 2 collector streets are proposed
Hwy/Local)(Existing and SE: 2 accesses via E.Lake Hazel Rd. &3 accesses via S.Locust Grove Rd.,both
Proposed) existing arterial streets; and 3 collector streets are proposed
Traffic Level of Service Better than"D"(Acceptable level of service is"E")—Lake Hazel,Locust Grove
&Amity Roads
Stub Two stub streets are proposed to this site from Prevail Subdivision near the
Street/Interconnectivity/Cross northwest corner of the rezone area;no other stub streets exist to this site.
Access Stub streets are proposed to adjacent properties for interconnectivity as shown on
the preliminary plats.
Existing Road Network There are no existing streets within the site,only S.Meridian Rd./SH-69,E.Lake
Hazel Rd.and S.Locust Grove Rd.adjacent to the site
Existing Arterial Sidewalks/ There are no existing sidewalks or buffers along Meridian Rd./SH-69,Lake Hazel,
Buffers or Locust Grove Roads.
Proposed Road Capital Improvements Plan{CIP}t Irriegrated Five Year Wark Plan JIFYWP):
Improvements ■ Vd9lb RUA 15�rNALlgd Ift the IFYINP io be Wid�M 4 16 5-hWos fllotn Lake Ha,!Et RoAd td
A nn ty Road to 2023
* Eagle Road G sanamw 1n the IFYWP m be wp]9nw to 5-Panes from Amp Roadl to vicioiy
Road In 2021
+ Laka Haza tined is sl fi dulod Hi Ina[l'NOF 10 bo WMenad kb 5-1ames fmrli 1=iJgla Road to
Cloverdale Road iR 2024
+ Lake Naze;Road is schad+dl9d in the iFYWP to be wvdemed to 5-mws from Cloveadsle Road
to Five btde Road
+ Tw inlnr5eu mn or Lake Ha291 Rood and Pa* RW rs sclwdulad e1 th9 IF'(WPv to M
widened 1a 5-.1iones Qn the north fig,a-Ames on ffu�soot++ae9,3-lone5 on the+Mast leg end 3-
lano�s on the east leg and signohzed in 2023
+ Thy inkwEK�0 lovusi Grrnye Rpad end 1 KImy Road is whedul in the 1FYVJP to be�
constructed as a muiilane rounmbw voth 4-lanes on me narth arnd south legs and 24anes
on the east and west kegs in 207 1
* Labe Plarzel Road qs bstud 1n me CPR to be w w1oned l0 3-1:anes ham Locust Grove Road 10
Eagle Road berween 2028 and.Z630
Lake Hzxrel Road Is fisted w the C IP to be widened to 3-;anes from hl ndlan Road ISH-W to
Locusl Grave Road balwemn 2026 arrel 2030.
A fnity Road is Wed in the CIP to tre widened to 5-vnes tram Locus)Grove#toad to Eagle
Reed berween nNi ghd 233t}
The Intwsec6on of lake Hazel Road and Lxmt Orove Rood n listed to the CIP to Ge
r-sconstiluctad as a single larto roundabouk widened ko 34arres on toe MOP]leg,2•Pi9 05 cin the
south,2-lams ees[,and 3-ianas on the wart lQg w1117 a msiwi-md bypass tight turn bypass
lane between 20W and 2Q311
+ The inimeoiw of Lake Hazel Raerd and SHE is listed en the CIP to be widened 9a 7aenes
on the north,saulh,west and ems)legs Ewd signaized between 2013 and 20313
• The iiwar5ecfion of Locust Gr0ue F60dd end Amgyr Rued i5 I15ted iR the CIR to wiAeRetf to 4-
hanes an 1ha norm leg,�-tines on the south lag,5�Ianos on the west leg:and 9-1anss on the
east leg and signalized between 2GX and HMO
Additional right-of-way is required to be dedicated for the future expansion of
Lake Hazel&Locust Grove Roads with pavement widened to 17' from centerline
Fire Service
• Distance to Fire Station NW—3.3 miles to Fire Station 94
SE—3.1 miles to Fire Station#4
• Fire Response Time NW&SE-only a small portion falls within 5 minute response time goal
• Resource Reliability NW&SE-78%-does not meet target goal of 80%or greater
• Risk Identification NW&SE— 1 and 4,current resources would not be adequate to supply service to
this project
• Accessibility NW&SE-Project meets all required access,road widths and turnarounds if
phasing plan is followed
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Meridian City Council Meeting Agenda July 9,2020— Page 148 of 302
Description Details Page
• Special/resource needs NW&SE-Project will require an aerial device;response time is 9 minutes travel
time(under ideal conditions)—can meet this need in the required timeframe if
needed
• Water Supply NW&SE-Requires 1,500 gallons per minute for 2 hours,may be less if
buildings are fully sprinklered
• Other Resources
Police Service
• Distance to Police 4.5 miles
Station
• Police Response Time Average response time in the City is just under 4 minutes—there isn't enough
public initiated call data to determine an average response time for this area(goal
is 3-5 minutes)
• Calls for Service 71 (within a mile of site between 3/15/2019-3/14/2020)
• Accessibility No concerns
• Specialty/resource needs No additional resources are required at this time.
• Crimes 10(within a mile of site between 3/15/2019-3/14/2020)
• Crashes 38(within a mile of site between 3/15/2019-3/14/2020)
• Other The MPD can provide service if this development is approved as they already
serve this area.
West Ada School District
• Distance(elem,ms,hs)
• Capacity of Schools Enr611m nt dr Miles
&b v+awu
• #of Students Enrolled Marys'MCPherioA Elementary.. s55 550 2.0
SlemElemeMary" 677 301) 3.1
vlewrw mWdle school 959 ]QW 4.2
mwntain vkwMilh khcal U19 zM9 34
—thdrin2 the 2N21 Pehgvl ye4ar Mpry IMcPhergon's Student uPidtq will mcrcw%6 675r due 16 9hr mn cmi 0255r4"M
expansion underway.**
—Enrollrmnt at HrFIsddk E'emnentary h carmiry capped.I;Ments In this dere{aprnent thal are In the HIWAam Mwldefy
will he wrtanding Siena Fhtment■r}'una1 eieArstI166i Is h„1h t8 MimineteauertrawE:ng all.HIWAaJe.*`*
• #of Students Anticipated 286
from this Development
Wastewater
• Distance to Sewer Directly adjacent
Services
• Sewer Shed South Black Cat Trunk Shed
• Estimated Project Sewer See application
ERU's
• WRRF Declining 13.95
Balance
• Project Consistent with Yes
WW Master
Plan/Facility Plan
• Impacts/Concerns Flow has been committed
Water
• Distance to Water Directly adjacent
Services
• Pressure Zone 5
• Estimated Project Water See application
ERU's
Page 4 -
Meridian City Council Meeting Agenda July 9,2020— Page 149 of 302
• Water Quality None
• Project Consistent with Yes ■
Water Master Plan
• Impacts/Concerns Public Worles preference is to see all water utilities in the public right-of-way
(ROW),where they can easily be operated and maintained.If the utilities truly
cannot be installed in the public right-of-way,then our preference would be for
utilities to be located in a dedicated and improved alley. If that cannot be
accomplished,the applicant should work with Public Works for further solutions
C. Project Area Maps
Future Land Use Map Aerial Map
Legend iul 0 Legend
Pra t Laoulkm i fibI ProjEHat LmafiDn
y
mu-C
J
�hed-I ig vnr' _
Resid6nfial
Zoning Map Planned Development Map
Legend R T 10 Legend 0
Prajent Luc n=an Prcject Lncafian
Ku r R- , CRY Llmik
I-L Rl RUJT — Planned Pnraes
RU
R-8 UT
-R- R- -
RU T R-8-
R R-2
_ � t
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1A ,-
RUT RUT
UT
Cfl ---
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Meridian City Council Meeting Agenda July 9,2020— Page 150 of 302
III. APPLICANT INFORMATION
A. Applicant:
Brighton,Murgoitio,et al—2929 W.Navigator#400,Meridian,ID 83642
B. Owner:
Same as Applicant
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
6/19/2020
Notification mailed to property
owners within 300 feet 6/16/2020
Applicant posted public hearing
notice on site 6/26/2020
Nextdoor posting 6/16/2020
V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan)
Land Use: The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates
approximately 39 acres of the site as Low Density Residential(LDR),206+/-acres as Medium Density
Residential(MDR); 21+/-acres as Medium High-Density Residential(MHDR); and 120+/-acres as Mixed
Use—Community. A future school site and City Park is designated in the general area northwest of the Locust
Grove/Lake Hazel intersection,north of the MU-C designated area. Another school site is designated on the
east side of N. Locust Grove Rd.,north of Lake Hazel Rd.,just north of the subject rezone area.
The LDR designation allows for the development of single-family homes on large and estate lots at gross
densities of 3 dwelling units or less per acre. These areas often transition between existing rural residential and
urban properties. Developments need to respect agricultural heritage and resources,recognize view sheds and
open spaces, and maintain or improve the overall atmosphere of the area. The use of open spaces,parks,trails,
and other appropriate means should enhance the character of the area.
The MDR designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre.
The MHDR designation allows for a mix of dwelling types including townhouses,condominiums, and
apartments. Residential gross densities should range from 8 to 12 dwelling units per acre. These areas are
relatively compact within the context of larger neighborhoods and are typically located around or near mixed
use commercial or employment areas to provide convenient access to services and jobs for residents.
Developments need to incorporate high quality architectural design and materials and thoughtful site design to
ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways,
attractive landscaping and a project identity.
The purpose of the MU-C designation is to allocate areas where community-serving uses and dwellings are
seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential,
and to avoid mainly single-use and strip commercial type buildings.Non-residential buildings in these areas
have a tendency to be larger than in Mixed Use—Neighborhood(MU-N) areas,but not as large as in Mixed
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Meridian City Council Meeting Agenda July 9,2020— Page 151 of 302
Use—Regional(MU-R) areas. Goods and services in these areas tend to be of the variety that people will
mainly travel by car to,but also walk or bike to(up to 3 or 4 miles). Employment opportunities for those living
in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the
conceptual MU-C plan depicted in Figure 3C in the Comprehensive Plan(see pg. 3-16). In reviewing
development applications,the items noted on Pgs. 3-13, 3-15 and 3-16 will be considered(see analysis below).
Transportation: ACHD's Master Street Map (MSM)depicts an east/west residential collector street at the
half mile between Amity and Lake Hazel Roads; a north/south industrial collector at the half mile between
Meridian and Locust Grove Roads north of the half mile between Amity and Lake Hazel Roads,which
transitions to a residential collector to the south to Lake Hazel Rd.; a commercial collector around the MU-C
designated area at the Locust Grove/Lake Hazel intersection(see dashed lines on map below), and a residential
collector along the southern boundary of Apex Southeast. A dual lane roundabout is planned at the Locust
Grove/Lake Hazel Rd. intersection.Note:Because a residential collector seems to be more appropriate than
an industrial collector street designation in this area,ACHD has included a change to the street classification
in the MSM update currently in process.
The proposed preliminary plats depict collector streets consistent with the MSM (i.e. E. Crescendo St. & S.
Apex Ave. in Apex Northwest; and E. Tower St., S.Vertex Way and E.Via Roberto St. in Apex Southeast).
The proposed Master Plan included in Section VIII.A, depicts conceptual street locations in the
annexation/rezone area; future preliminary plats should provide collector streets in accord with the MSM
as required by ACHD.
T_ ILI
{ >
_....,-f�.f'LRaL:Fi1'�YYi.�......--v .___,..T..,i:wM•.•
i ,
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Proposed Development: The Applicant proposes to develop the 41.75 acre property at the northwest corner of
Locust Grove and Lake Hazel Roads in the MDR&MU-C designated areas with 120 single-family residential
units consisting of 32 attached units and 88 detached units, a future public elementary school, and
neighborhood-scale commercial uses as allowed in the C-C zoning district. The 81.63 acre property located at
the southeast corner of Locust Grove and Lake Hazel Roads in the MDR and MU-C designated areas is
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Meridian City Council Meeting Agenda July 9,2020— Page 152 of 302
proposed to develop with 237 single-family residential detached units,a charter school, and commercial uses
as allowed in the C-C zoning district.
A City Park is not required to be provided with this development due to the proximity of Discovery Park at the
project's southeast boundary; however,the Park's Dept.would be willing to discuss the potential for a
partnership if desired by the Applicant.
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)
A mix of single family attached and detached units (alley-loaded)are proposed in Apex Northwest; only
single-family detached units (front and alley-loaded) are proposed in Apex Southeast.
• "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)
A mix of single family attached and detached units (alley-loaded) are proposed in Apex Northwest;
only single-family detached units (front-and alley-loaded) are proposed in Apex Southeast.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed residential uses should be compatible with existing rural residential/agricultural uses in
the area. The proposed design of the commercial and residential areas with streets separating the uses
should minimize conflicts.
• "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)
Internal pedestrian pathways are proposed through common areas for interconnectivity as well as to
the City Park on the east side of Apex Southeast and to perimeter sidewalks. Segments of the City's
multi-use pathway system are required in accord with the Pathways Master Plan (see Park's Dept.
comments in Section IX.E).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 VIB).
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of Meridian
Water and Sewer System Master Plans in effect at the time of development."(3.03.03A)
The proposed development will connect to City water and sewer systems;services are required to be
provided to and though this development in accord with current City plans.
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be provided with
development as proposed with the preliminary plats.
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Meridian City Council Meeting Agenda July 9,2020— Page 153 of 302
• "Encourage the development of high quality, dense residential and mixed use areas near in and around
Downtown,near employment, large shopping centers,public open spaces and parks, and along major
transportation corridors, as shown on the Future Land Use Map."(2.02.01E)
Lake Hazel Rd. lies between the proposed preliminary plats and is classified as a residential mobility
arterial that is planned to be a major transportation corridor. A City Park(Discovery Park)abuts the
east side of the proposed Apex Southeast subdivision.All four corners of the Lake Hazel/Locust Grove
intersection are designated for mixed use (MU-C)development. Development in this area should be
high quality and more densely populated at a minimum of 6 units/acre in the MU-C designated area.
The gross density of Apex Southeast is only 3.75 units per acre while the density of Apex Northwest
is 5.62 units per acre.Staff encourages a higher density due to the location of this site adjacent to a
major transportation corridor and City Parr This could be attained through the inclusion of more
dense housing types such as more single-family attached units, townhome units and/or multi family
apartments.
• "Ensure development provides safe routes and access to schools,parks, and other community gathering
places."(2.02.01G)
Detached sidewalks and pathways are proposed throughout the proposed subdivisions for safe
pedestrian access to the future school sites, the City Park and neighborhood commercial/office uses.
• "Where feasible, encourage large transmission and pipeline utility corridors to function as transitional
buffers,parkland,pathways, and gathering spaces within and adjacent to their right of way."(3.07.01E)
A 75 foot wide easement for the Williams Northwest Gas Pipeline crosses this site and is depicted on
the Master Plan and preliminary plats as grassy open space area containing a multi-use pathway. No
structures are allowed within this easement.
• "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)
Collector streets are proposed on the preliminary plats in accord with the MSX collector streets will
be required to be provided with future preliminary plats in accord with the MSM as required by ACHD.
In reviewing development applications,the following items will be considered in all Mixed Use areas,
per the Comprehensive Plan(pg.3-13): (Staffs analysis in italics)
• "A mixed-use project should include at least three types of land uses. Exceptions may be granted for
smaller sites on a case-by-case basis. This land use is not intended for high density residential
development alone."
The proposed development includes four(4) different land use types—residential(single-family), civic
(i.e. amphitheater and community center), commercial and office.
• "Where appropriate,higher density and/or multi-family residential development is encouraged for
projects with the potential to serve as employment destination centers and when the project is adjacent
to US 20/26, SH-55, SH-16 or SH-69."
Although a small portion of land proposed to be annexed with this application fronts on SH-69/S.
Meridian Rd., it is not proposed to redevelop with this application and is designated for LDR uses.
• "Mixed Use areas are typically developed under a master or conceptual plan; during an annexation or
rezone request,a development agreement will typically be required for developments with a Mixed Use
designation."
A Master Plan is proposed with the rezone request for the portion of the property surrounding the Lake
Hazel/Locust Grove intersection designated as MU-C(see Section VIII.A).A Development Agreement
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Meridian City Council Meeting Agenda July 9,2020— Page 154 of 302
is required as a provision of the rezone to ensure future development is consistent with the MU-C
FL UM designation.
• "In developments where multiple commercial and/or office buildings are proposed,the buildings should
be arranged to create some form of common,usable area, such as a plaza or green space."
The Master Plan for Apex Northwest depicts a community center with a plaza and amphitheater in the
commercial portion of the development. The Master Plan for the commercial portion of Apex
Southeast nearest the intersection doesn't include a development plan—the future plan should
include some form of common, usable area such as a plaza or green space as desired as should other
future commercial/office areas in MU-C designated areas where future development is unknown at
this time.
• "The site plan should depict a transitional use and/or landscaped buffering between commercial and
existing low-or medium-density residential development."
There are no existing residential uses adjacent to proposed commercial development; therefore,
transitional uses and buffering aren't applicable.
• "Community-serving facilities such as hospitals, clinics, churches, schools,parks, daycares,civic
buildings, or public safety facilities are expected in larger mixed-use developments."
A public school is planned in Apex Northwest and a charter school is planned in Apex Southeast per the
Master Plan in accord with the FL UM which depicts two school sites in this general area.A community
center and amphitheater is proposed in the commercial portion of Apex Northwest. A 27-acre City Park
(Discovery Park) abuts the east side of Apex Southeast.A linear open space is planned where the
Williams Northwest Gas Pipeline easement is located.
• "Supportive and proportional public and/or quasi-public spaces and places including but not limited to
parks,plazas,outdoor gathering areas, open space,libraries, and schools are expected; outdoor seating
areas at restaurants do not count."
An outdoor amphitheater, community center with a plaza and charter school is proposed in this
development in the MU-C designated area. Discovery Park, a 27-acre regional City park, exists to the
east of Apex Southeast and includes picnic shelters,pathways, open play areas,play structures, a
splash pad, an off-leash dog park and ballfields.
• "Mixed use areas should be centered around spaces that are well-designed public and quasi-public
centers of activity. Spaces should be activated and incorporate permanent design elements and
amenities that foster a wide variety of interests ranging from leisure to play. These areas should be
thoughtfully integrated into the development and further placemaking opportunities considered."
The public/quasi-public areas (i.e. community center and amphitheater)proposed in this development
are centrally located within the mixed use designated area in Apex Northwest. Discovery Park abuts
Apex Southeast and offers a wide variety of activities for area residents.
• "All mixed-use projects should be directly accessible to neighborhoods within the section by both
vehicles and pedestrians."
The proposed mixed use developments will be directly accessible to adjacent neighborhoods within the
section through extension of streets and internal pedestrian pathways.
• "Alleys and roadways should be used to transition from dissimilar land uses, and between residential
densities and housing types."
Roadways are proposed as a transition between residential and commercial land uses in both of the
proposed subdivisions; and alleys, roadways and common areas are proposed between residential
housing types and densities as desired.
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Meridian City Council Meeting Agenda July 9,2020— Page 155 of 302
• "Because of the parcel configuration within Old Town,development is not subject to the Mixed Use
standards listed herein."
The subject property is not located in Old Town, therefore, this item is not applicable.
In reviewing development applications,the following items will be considered in MU-C areas, per
the Comprehensive Plan (pgs.3-15 thru 3-16):
• "Developments should comply with the general guidelines for development in all Mixed Use areas."
See analysis above.
• "All developments should have a mix of at least three land use types."
The proposed development has a mix of residential, commercial, office and civic uses as desired.
• "Residential uses should comprise a minimum of 20%of the development area at gross densities
ranging from 6 to 15 units/acre."
Residential uses should comprise a minimum of 20%of the overall MU-C designated area at a
minimum density of 6 units/acre. Prior to development of the `future development"areas on the
Master Plan, a conceptual development plan should be submitted to ensure compliance.
• "Non-residential buildings should be proportional to and blend in with adjacent residential buildings."
The design, color, construction materials and height of non-residential buildings should be
proportional to and blend with adjacent residential buildings as desired.
• "Vertically integrated structures are encouraged."
No vertically integrated structures are proposed at this time but are encouraged to be included.
• "Unless a structure contains a mix of both residential and office, or residential and commercial land
uses, a maximum building size should be limited to a 30,000 square-foot building footprint. For
community grocery stores,the maximum building size should be limited to a 30,000 square-foot
building footprint. For community grocery stores,the maximum building size should be limited to a
60,000 square-foot building footprint. For the development of public school sites,the maximum
building size does not apply."
The building footprints shown on the Master Plan do not exceed 30,000 square feet;future
development should be consistent with this guideline.
• "Supportive and proportional public and/or quasi-public spaces and places including but not limited to
parks,plazas, outdoor gathering areas, open space,libraries,and schools that comprise a minimum of
5%of the development area are required. Outdoor seating areas at restaurants do not count towards
this requirement."
A community center with a plaza area and amphitheater are proposed in Apex Northwest adjacent to
service commercial and office uses; a charter school is proposed in Apex Southeast. These types of
spaces and places and uses should be provided in all of the MU-C designated areas in accord with
this guideline. Linear open space containing a multi-use pathway is proposed where the Williams
Northwest Gas Pipeline easement is located.
• Where the development proposes public and quasi-public uses to support the development above the
minimum 5%,the developer may be eligible for additional residential densities and/or an increase to
the maximum building footprint."
Although this is an option, the developer is not requesting an increase in density or in the maximum
building footprint allowed.
Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan
in regard to land use, density and transportation.
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Meridian City Council Meeting Agenda July 9,2020— Page 156 of 302
VI. UNIFIED DEVELOPMENT CODE ANALYSIS(UDC
A. Development Agreement Modification (MDA):
The Applicant proposes to modify the existing Development Agreements(H-2015-0019: Brighton
Investments, LLC—Inst. #2016-007072; SCS Brighton, LLC—Inst. #2016-007073; Murgoitio Limited
Partnership—Inst. #2016-007074)for this property in order to replace the agreements with one new
agreement based on the proposed Master Plan(see Section VIII.A).
The existing Development Agreements (DA's)were required with the South Meridian Annexation
application in 2015. Because that application was initiated by the City,no development was proposed at
that time. A"placeholder"zoning of R-4 was assigned to all of the properties with the requirement that
any future development would require an amendment to the DA's to approve any proposed development
plan. Existing allowed uses in the County pertaining to the raising or maintaining of livestock and
agricultural operations; an exemption to MCC 6-3-10,Firearms,Dischargeable Instruments; and existing
agreements for the collection of solid waste were allowed to remain and continue until such time as the
properties redeveloped in the future. With the proposed development,these uses are required to cease.
The existing DA's require any property or easements needed by the City to provide any sewer or water
infrastructure needed in furtherance of the agreement to be provided by the Owner at no cost to the City
for the intent of providing for the advancement of sewer and water infrastructure for the benefit of the
property,the City and adjacent properties for water mains, sewer mains and trunk lines. Because all of the
water and sewer infrastructure commitments have been met and have been constructed,these provisions do
not need to be carried over to the new DA.
Staff recommends the proposed Master Plan is included in the new DA along with the provisions for future
development listed in Section IX.A.1 to ensure compliance with the MU-C FLUM designation.
B. Annexation&Zoning(AZ):
Annexation of Lot 4,Block 1 of Shafer View Estates Subdivision consisting of 40.09 acres of land is
proposed with an R-2 zoning district consistent with the associated FLUM designation of LDR. This lot
was previously deed restricted as part of a non-farm development in the County and was only allowed to
be used as open space for a period of not less than 15 years from the recording date of the plat;because the
plat was recorded in 2002,this restriction has since expired.
No development is proposed at this time.Annexation is requested because the easterly 10 acres of the lot is
needed for sewer and access to the proposed development; the remainder of the property is not proposed to
develop as part of this project. Future development is required to comply with the dimensional standards of
the R-2 zoning district. The Developer plans to develop the property between the collector street and the
adjoining Shafer View Subdivision with 1-acre lots as a transition and buffer to the existing neighborhood.
Prior to annexation of the property, a lot division should be approved by Ada County in order for
the Applicant to only develop the eastern portion of the property.
The annexation area is within the Area of City Impact Boundary(AOCI).A legal description for the
annexation area is included in Section VIII.B.
The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho
Code section 67-6511A. Because the R-2 district only allows single-family residential detached dwellings,
parks,minor public utilities and certain wireless communication facilities as principal permitted uses, Staff
does not feel it's necessary to restrict development of the property through a DA as a provision of
annexation.
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Meridian City Council Meeting Agenda July 9,2020— Page 157 of 302
C. Rezone(RZ):
A rezone of 384.97 acres of land from the R-4 to the R-2(0.70 acre),R-8 (144.78+ 119.28=264.06
acres),R-15 (76.93 acres)and C-C(43.28 acres)zoning districts is proposed.
The 0.70 of an acre of land proposed to be rezoned to R-2 is located directly to the east of the annexation
area on the west side of the future collector street depicted on the Master Plan. Because this property is
designated MDR on the FLUM,the R-4 or R-8 zoning districts would typically be the best zoning choices.
However,because this area will develop as part of the adjacent property to the west proposed to be
annexed with R-2 zoning, Staff recommends the adjacent LDR designation is used for the area proposed to
be rezoned as allowed in the Comprehensive Plan when deemed appropriate and approved as part of a
public hearing with a land development application(see pg. 3-9).No development is proposed at this time.
Future development is required to comply with the dimensional standards of the R-2 zoning district listed
in UDC Table 11-2A-4 and the allowed uses listed in UDC Table 11-2A-2.
The areas proposed to be rezoned to R-8 consisting of a total of 264.06 acres are primarily designated on
the FLUM as MDR but some of the area is within the MU-C designated area. The Master Plan does not
depict a conceptual development plan for much of the R-8 zoned area except for that to the south of the C-
C zoned area in Apex Southeast where single-family detached homes are proposed at a gross density of
3.75 units/acre. Because this area is in close proximity to a major transportation/mobility corridor
(E.Lake Hazel Rd.) and a City Park, a higher density in this area is encouraged.
The 76.93 acre areas proposed to be rezoned to R-15 lie within areas designated as MDR,MHDR and
MU-C on the FLUM. The Master Plan does not include a conceptual development plan for the portion in
the MHDR designated area. To ensure future development occurs consistent with the guidelines in the
Comprehensive Plan for MHDR designated areas,Staff recommends a DA provision requiring
future development to incorporate high quality architectural design and materials and thoughtful
site design to ensure quality of place; an alternative housing type such as townhomes and/or multi-
family is recommended.Connectivity with adjacent uses and area pathways,attractive landscaping
and project identity should also be provided.The majority of the remainder of the R-15 area is
designated MU-C with a small portion designated MDR.Alley-loaded single-family attached and detached
homes are depicted on the Master Plan in the MDR and MU-C designated areas included in the Apex
Northwest plat at the northwest corner of Locust Grove/Lake Hazel Roads in accord with the
Comprehensive Plan. A concept development plan is not proposed for the remainder of the area proposed
to be zoned R-15 north of the commercial area in Apex Northwest, on the south side of Lake Hazel and on
the east side of Locust Grove in the MU-C designated area. To ensure these areas develop consistent
with the general Mixed Use and MU-C guidelines in the Comprehensive Plan,Staff recommends the
DA is amended prior to development of these areas to include a conceptual development plan. Future
development should comply with the dimensional standards of the R-15 district listed in UDC Table 11-
2A-7,the allowed uses for the R-15 district listed in UDC Table 11-2A-2, and the general guidelines for
Mixed Use developments and specifically MU-C designated areas in the Comprehensive Plan.
The proposed rezone of 43.28 acres of land to the C-C zoning district is consistent with the associated
FLUM designation of MU-C. The area at the northwest corner of Locust Grove and Lake Hazel Roads is
proposed to develop with a mix of neighborhood-serving commercial and office uses including a
community center and amphitheater; and the area on the south side of Lake Hazel, east of the Locust
Grove/Lake Hazel intersection is proposed to develop with a charter school as depicted on the Master Plan.
A conceptual development plan is not proposed for the MU-C designated areas at the southwest, southeast
and northeast corners of the intersection. To ensure these areas develop consistent with the general
Mixed Use and MU-C guidelines in the Comprehensive Plan, Staff recommends the DA is amended
prior to development of these areas to include a conceptual development plan consistent with these
guidelines.
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Meridian City Council Meeting Agenda July 9,2020— Page 158 of 302
The Murgoitio property(Parcel#S1406110110)located southwest of the E.Lake Hazel/S.Locust
Grove Rd.intersection shown as an"NAP"should be included in a future subdivision of the
surrounding property(Parcel#S1406110350 or#S1406110015)in order to establish a legal division
of land. Or,if a parcel division was approved by Ada County for the current configuration of the
property,proof of such should be submitted to the Planning Division with a future subdivision
application for the surrounding property.
Legal descriptions with associated exhibit maps of the areas proposed to be rezoned are included in
Section VIII.B. Because the legal description and map for the R-2 zoned area includes 40.09 acres of
land that is part of the annexation request, Staff has requested the Applicant revise the description
to exclude that area; a revised legal description and exhibit map should be submitted prior to the
City Council hearing.
The City may require a development agreement(DA)in conjunction with a rezone pursuant to Idaho Code
section 67-6511A. Because a new DA is proposed to replace the existing DA's Staff recommends the
above recommended DA provisions are included in that agreement.
D. Preliminary Plats:
Two separate preliminary plats,Apex Northwest and Apex Southeast,are proposed due to ACHD right-of-
way(ROW) for Lake Hazel and Locust Grove Roads separating the properties. Because this overall
project will be developed as a single integrated project and marketed as such, analysis of both projects is
included in this report.
Apex Northwest consists of 120 single-family residential buildable lots for the development of 88 detached
and 32 attached dwelling units, 11 commercial buildable lots and 14 common lots on 41.75 acres of land in
the C-C and R-15 zoning districts. The minimum lot size proposed is 2,863 square feet(s.f.)with an
average lot size of 3,885 s.f. The gross density proposed is 5.62 units/acre with a net density of 11.21
units/acre. The subdivision is proposed to develop in 3 phases as shown on the Phasing Plan in Section
VIII.D.
Apex Southeast consists of 237 single-family residential buildable lots,2 commercial buildable lots, 30
common lots and 10 other(shared driveway) lots on 81.63 acres of land in the C-C and R-8 zoning
districts. The minimum lot size proposed is 4,840 square feet(s.f.)with an average lot size of 7,058 s.f.
The gross density proposed is 3.75 units/acre with a net density of 6.17 units/acre. The subdivision is
proposed to develop in three(5)phases as shown on the phasing plan in Section VIII.D.
Overall,a total of 357 single-family residential buildable lots, 13 commercial buildable lots,44 common
lots and 10 other lots are proposed between the two subdivisions at a gross overall density of 4.22
units/acre and a net overall density of 7.27 units/acre.
Existing Structures/Site Improvements:
There are no existing structures within the boundaries of the proposed plats.
The Northwest Williams Gas Pipeline crosses the northeast corners of Apex Northwest(Lot 2,Block 6)
and Southeast(Lot 1,Block 9 and Lot 1,Block 14)subdivisions as depicted on the preliminary plats.
Development within this area should comply with the Williams Developers' Handbook.No structures
should be located within the easement.
Proposed Use Analysis:
The proposed single-family detached and attached dwellings are listed as a principal permitted use in the
R-8 and R-15 zoning districts; and an education institution is listed as a conditional use in the R-8 zoning
district per UDC Table 11-2A-2, subject to the specific use standards listed in UDC 11-4-3-14. An
education institution and professional service(i.e. office) is listed as a principal permitted use in the C-C
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Meridian City Council Meeting Agenda July 9,2020— Page 159 of 302
district, subject to the specific use standards listed in UDC 11-4-3-14; other allowed uses in the C-C
district are listed in UDC Table 11-213-2.
Dimensional Standards (UDC 11-2):
Development of the subject property is required to comply with the dimensional standards listed in UDC
Tables 11-2A-6 for the R-8 zoning district, 11-2A-7 for the R-15 district and 11-213-3 for the C-C 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, alleys, common driveways,
easements and block face.
The proposed lots in Apex Northwest are consistent with the dimensional standards of the R-15 and C-C
zoning districts. However,one of the alleys is not designed so that the entire length is visible from a
public street as required by UDC 11-6C-3B.5e;the plat should be revised to comply.Common
driveways that comply with the standards in UDC 11-6C-3D may be considered as an alternative.
The proposed lots in Apex Southeast are consistent with the dimensional standards of the C-C and R-8
zoning districts. Two(2) alleys and 10 common driveways are proposed in the residential portion of the
development that are consistent with the standards in UDC 11-6C-3. Such alleys and common driveways
should be constructed in accord with the standards listed in UDC 11-6C-3B.5 and 11-6C-3D. A perpetual
ingress/egress easement is required to 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. 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)
Access is required to comply with the standards listed in UDC 11-3A-3.
Apex Northwest: Two(2)public street accesses are proposed via E. Lake Hazel Rd., an arterial street, and
two (2)public street accesses are proposed via S. Locust Grove Rd., an arterial street. Collector streets(E.
Crescendo St. and S.Apex Ave.)are proposed in accord with the MSM.
Apex Southeast: Three(3)public street accesses are proposed via S. Locust Grove Rd., an arterial street,
and two(2)public street accesses are proposed via E.Lake Hazel Rd., an arterial street. Collector streets
(E. Tower St., S.Vertex Way and E. Via Roberto St.)are proposed in accord with the MSM.
Alleys are proposed for access to alley-loaded homes in Apex Northwest and Apex Southeast. Common
driveways are proposed for access to certain homes in Apex Southeast.
Cross-access easements should be provided between all commercial lots in the subdivisions as set
forth in UDC 11-3A-3A.2.
Road Improvements: The Applicant has proposed to enter into a Cooperative Development Agreement
(CDA)with ACHD to improve Lake Hazel Road abutting the site with(4) 11.5' wide travel lanes, a 19'
wide center landscape median,vertical curb, gutter, 8' wide planter strips and 10' wide detached concrete
sidewalks within 109' to 120. 5' of right-of-way(ROW)with the first phase of development. The
Applicant has proposed to construct dedicated right-turn lanes on Lake Hazel Rd. at Aspiration Ave.,Apex
Ave.,Peak Ave. and Vertex Way. Locust Grove Rd. abutting the site is proposed to be improved with(3)
12' wide travel lanes with 6.5' wide bike lanes,vertical curb, gutter, 8' wide planter strips and 5' wide
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Meridian City Council Meeting Agenda July 9,2020— Page 160 of 302
detached concrete sidewalks within 77' of ROW. The specific conditions of approval pertaining to the
CDA are included in the ACHD report in Section IX.H.
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(PMP)depicts segments of the City's multi-use pathway system in the linear
area where the Williams gas pipeline is located and along the east boundary of the rezone area.
Pathways should be provided with development in accord with the PMP per the conditions from the Park's
Dept. in Section IX.E. All pathways shall be constructed in accord with the standards listed in UDC
11-3A-8 and the Pathways Master Plan.Landscaping shall be provided along either side of the
pathway in accord with the standards listed in UDC 11-313-12C.Public pedestrian easements(14-feet
wide) should be provided prior to signature by the City Engineer on final plat phases in which
pathways are located.
Staff recommends two(2) additional micro-path connections are provided in Apex Southeast at the
east boundary to Discovery Park.
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 local and collector streets and along the arterial streets
in accord with the standards listed in UDC 11-3A-17.
Parkways (UDC 11-3A-17):
Eight-foot wide parkways are proposed adjacent to all streets with detached sidewalks; 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 S. Locust Grove Rd. and E. Lake Hazel Rd.,both
arterial streets; and a 20-foot wide street buffer is required adjacent to E. Crescendo St., S. Apex Ave., E.
Tower St., S.Vertex Way and E. Via Roberto St., all collector streets,landscaped per the standards listed
in UDC 11-313-7C.Alternative Compliance may be requested to UDC 11-3B-7C.2a for street buffers along
collector streets to be located in a dedicated buffer rather than in a common lot.
Parkways are required to be landscaped in accord with the standards listed in UDC 11-3A-17 and 11-3B-
7C.
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.
Mitigation is required for any existing trees proposed to be removed from the site as set forth in UDC 11-
313-10.C.5.
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.
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Meridian City Council Meeting Agenda July 9,2020— Page 161 of 302
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 of land in residential districts.
Based on the residential portion of the Apex Northwest plat(31.52 acres) zoned R-15, a minimum of 3.15
acres of qualified open space is required to be provided. Qualified open space consists of all of the street
buffers along collector streets,half of the street buffers along arterial streets,the 8-foot wide parkways
between the curb and detached sidewalk, linear open space at least 20' wide and up to 50' wide that has an
access at each end, and open grassy areas of at least 50' x 100' in area. Although an open space exhibit
was submitted that appears to meet the minimum standards,it includes areas in the C-C zoning
district that do not qualify toward the minimum requirements for the subdivision. Staff recommends
the exhibit is revised prior to the Council hearing to only depict areas that qualify per the standards
listed in UDC 11-3G-3B in order to ensure consistency with this standard.If additional qualified
open space is needed,the plat should be revised to comply.
Based on the residential area of the Apex Southeast plat(63.18 acres)zoned R-8, a minimum of 6.32 acres
of qualified open space is required to be provided. Qualified open space consists of all of the street buffers
along collector streets,half of the street buffers along arterial streets,the 8-foot wide parkways between
the curb and detached sidewalk, linear open space at least 20' wide and up to 50' wide that has an access at
each end, and open grassy areas of at least 50' x 100' in area. Although an open space exhibit was
submitted that appears to comply with the minimum standards,it includes areas in the C-C zoning
district that do not qualify toward the minimum requirements for the subdivision. Staff recommends
the exhibit is revised prior to the Council hearing to only depict areas that qualify per the standards
listed in UDC 11-3G-3B to ensure consistency with this standard.If additional qualified open space
is needed,the plat should be revised to comply.
Qualified Site Amenities (UDC 11-3G1
A minimum of one(1) qualified site amenity is required for each 20 acres of land to be developed in
residential districts as set forth in UDC 11-3G-3.
Based on the area of the residential portion of Apex Northwest(31.52 acres), a minimum of one (1)
qualified site amenity is required to be provided. A gazebo is proposed as an amenity in Lot 32,Block 5 as
an amenity; Staff recommends tables and benches are also provided as required for a"picnic area"
amenity.A community center and amphitheater are also proposed as public amenities in the adjacent
commercial portion of the development and a swimming pool is depicted on the Master Plan off-site on the
adjacent property to the north; however,these do not qualify as amenities for the residential portion of the
development proposed to be platted with this application.
Based on the residential area of the Apex Southeast plat(63.18 acres) zoned R-8, a minimum of three(3)
qualified site amenities are required to be provided. A swimming pool and children's play equipment
are proposed in a central common area and pedestrian pathways(multi-use pathway along E.Lake
Hazel Rd. and internal pathways) are proposed as amenities in this development in accord with
UDC standards.A detail of the children's play equipment should be submitted with the final plat
application.
Waterways(UDC 11-3A-dy"j:
There are no waterways within the boundary of the preliminary plats.
The Farr Lateral runs along the north and east boundaries;the McBirney Lateral crosses the site east/west;
and another waterway runs north/south through the annexation and/or rezone areas.
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.
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Meridian City Council Meeting Agenda July 9,2020— Page 162 of 302
Six-foot tall wood picket fencing is proposed along end caps at the ends of residential lots adjacent to
common areas; and 5-foot tall clear vision metal fencing is proposed adjacent to internal common areas.
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 Boise Project Board of Control.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant submitted several perspective building elevations for the proposed single-family homes and
for the commercial structures planned to be constructed in this development which are included in Section
VIII.G. Homes depicted are a mix of 1-and 2-story units, attached and detached,with building materials
consisting of a variety of siding styles and stucco with stone/brick veneer accents.Final design is required
to comply with the design standards in the Architectural Standards Manual, single-family detached
dwellings are exempt from design review standards.
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 E.Lake
Hazel Rd. and S.Locust Grove Road,arterial streets, and S.Vertex Way,E. Tower St.,E.
Crescendo St., S.Apex Ave. and E.Via Roberto St.,collector streets,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.
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 non-
residential/commercial structures. A Design Review application is required to be submitted for single-
family attached units; one application can be submitted for the overall development if desired. Design
review is not required for single-family detached homes.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed MDA,AZ,RZ and PP applications with the requirement of a
new Development Agreement with the provisions noted in Section IX.A per the Findings in Section X.
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Meridian City Council Meeting Agenda July 9,2020— Page 163 of 302
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9233 WEST STATE STREET I BOISE,ID 83714 ( 208.639.6939 1 FAX 208.639.6930
March 30,2020
Project No.20-017
Exhibit A
Legal Description for
Annexation
Lot 4,Block 1 of Shafer View Estates
Lot 4,Block I of Shafer View Estates(Bonk 84,Pages 9403 and 9404,records of Ada County, Idaho)and
further situated in a portion of the North 1/2 of the Southwest 1/4 of Section 31,Township 3 North,
Range 1 East,B.M.,Ada County,Idaho and being more particularly described as follows
BEGINNING at a 5/8-inch rebar marking the center of said Section 31,which bears N89"57'15"E a
distance of 2,507.52 feet from an aluminum cap marking the West 1/4 of said Section 31,thence
following the boundary of said Lot 4,Block 1 the following courses:
1. Following the easterly line of said North 1/2 of the Southwest 1/4 of Section 31,500°16`52"W a
distance of 1,342.44 feet to a 5/8-inch rebar marking the C-S 1/16 corner of said Section 31;
2- Leaving said easterly line and following the southerly line of said North 1/2 of the Southwest 1/4
of Section 31,N89°52'31"W a distance of 130.43 feet;
3. Leaving said southerly line,N23`55'33"W a distance of 170.57 feet;
4. N16"35'10"W a distance of 254.98 feet;
5. N14.'41'01"W a distance of 193.7S feet;
6. N31"15'14"W a distance of 114.54 feet;
7. N89°52'31"W a distance of 147.52 feet;
8. 534°41'11"W a distance of 165.23 feet;
9. N55°18'49"W a distance of 100.00 feet;
10. N34°41'11"E a distance of 81.53 feet;
11. N04°34'55"E a distance of 91-69 feet;
12. N26°44'50"W a distance of 85.73 Feet;
13, N56"37'31"W a distance of 97.84 Feet;
14, N76413'00"W a distance of 89.88 feet;
15. N86'11'04"W a distance of 185.99 feet;
16. 571'42'2B"VY a distance of 114.34 feet;
17. S60"59'16"W a distance of 112.15 feet;
18. N76"57'01"W a distance of 210.47 feet,
19. S78°51'4rW a distance of45.77 feet;
20. 551"46'10"W a distance of 147.67 feet;
21. S65°27'07"IN a d+stance of 258-28 feet;
22. S17°27'52"W a distance of 98.71 feet;
23. S03°55'31"E a distance of 50.00 feet,
2,4- 88-50 feet along the arc of a circular curve to the right,said curve having a radius of 275.40 feet,
a delta angle of 18"26'21 a chord bearing of N84°42'19"W and a chard distance of 88.12 feet;
25. 5ZW48'07"Vu a distance of 181.70 feet;
26. 95.37 feet along the arc of a circular curve to the right,said curve having a radius of 475.00 feet,
a delta angle of 11°30'14",a chord bearing of N47'd(i'47"W and a chord distance of 95.21 feet;
27. N42'01'40"W a distance of 107.06 feet;
ENGINEERS I SURVEYORS ( PLANNERS
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Meridian City Council Meeting Agenda July 9,2020- Page 165 of 302
28. 104.85 feet along the arc of a circular curve to the left,said curve having a radius of 125.00 feet,
a delta angle of 48`03'29",a chord bearing of N66'03'28"W and a chord distance of 101.80 feet;
29, 589°54'43"W a distance of 124.67 feet;
30. N46°59'43"W a distance of 29.21feet to the easterly right-af-way line of State Highway 69;
Thence leaving said boundary of Lot 4,Block 1,589°54'53"W a distance of 73.89 feet to the westerly line
of said Southwest 114 of Section 31;
Thence following said westerly line,Np0"05'07"W a distance of 757.11 feet to an aluminum cap marking
the west 1/4 corner of said Section 31;
Thence leaving said westerly line and following the northerly line of the said North 1/2 of the Southwest
1/4,N89'57'15"E a distance of 2,507.62 feet to the POINT OF BEGINNING.
Said parcel contains a total of 40.09 acres,more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
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Meridian City Council Meeting Agenda July 9,2020— Page 166 of 302
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Page 22 -
Meridian City Council Meeting Agenda July 9,2020— Page 167 of 302
C. Rezone Legal Description & Exhibit Map
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Page 23 -
Meridian City Council Meeting Agenda July 9,2020— Page 168 of 302
km
9233 WEST STATE STREET I BOLSE,ID83714 1 208.639.6939 1 FAQ{208.639.6930
March 30,2020
Project No.20-017
Exhibit A
Legal Description for
Rezone to R-2
Apex Subdivision
A portion of Lot 4,Block 1 of Shafer View Estates(Book 94,Pages 9403 andA04,records of Ada County,
Idaho)and further situated in a portion of the North 112 of the 5outhw ® Section 31 and a
portion of the West 1/2 of the Northwest 1{4 of the Southeast 2j7 1,Township 3 North,
Range 1 East,B.M.,City of Meridian,Ada County,Idaho and particularly described as
follows= O
Commencing at a 518-inch rebar marking the to d Section 31,which bears N89°57'15"E a
distance of 2,507.62 feet from an alu a ing the West 1/4 of said section 31,thence
following the northerly line of saio�rt ® the Southwest 1J4 of Section 31,589"57'15"W a
distance of 33$.68 feet to t GINNING.
Thence leaving said northerly li 198.79 feet along the arc of a circular curve to the right,said curve
having a radius of 230.00 feet,a delta angle of 49"31'13",a chord bearing of S65"17'09"E and a chord
distance of 192.66 feet;
Thence S4O"31'33"E a distance of 241.33 feet;
Thence 199A2 feet along the arc of a circular curve to the right,said curve having a radius of 280.O0
feet,a delta angle of 40"48'25",a chord bearing of S20°07'20"I and a chord distance of 195.23 feet;
Thence 500"16'52"W a distance of 895.00 feet to the southerly line of sa€d West I/2 of the Northwest
114 of the Southeast 1/4 of Section 31;
Thence following said southerly line,N89°52'08"W a distance of 62.50 feet to a 5/8-inch rebar marking
the C-S 1J16 corner of said Section 31 and being on the boundary of said Lot 4,Block 1;
Thence leaving said southerly line and following the boundary of said Lot 4,Block 1 the following
Wur5e$:
I. FoPowing the southerly line of said North 1/2 of the Southwest 1/4 of Section 31,N89°52'31"W
a distance of 130.43 feet;
2. Leaving said southerly line,N23"55'33"W a distance of 170.57 feet;
3_ N15"35'10"W a distance of 254.88 feet;
4. N14"41'01"W a distance of 193.75 feet;
5. N31"15'14"W a distance of 114.54 feet;
6. N89"52'31"W a distance of 147.52 feet;
7, 534'41'11"W a distance of 165.23 feet;
8. N55"18'49"W a distance of 100.00 feet;
9. N34"41'11"E a distance of 81.53 feet;
10, N04"34'55"E a distance of 91.69 feet;
11, N26"44'50"W a distance of 85.73 feet;
12. N56"37'31"W a distance of 87.84 feet,
13. N76"13'OW W a distance of 89.83 feet;
14. N86'11'04W a distance of 185.99 feet;
15, 571'42'28'W a distance of 114.34 feet;
ENGINEERS I SURVEYORS PLANNERS
Page 24
Meridian City Council Meeting Agenda July 9,2020— Page 169 of 302
16. 560"59'WW a distance of 112.15 feet;
17. N76"57'01"W a distance of 210.47 feet;
18. S78°51'41"W a distance of 45.77 feet;
19. 551°46'10"W a distance of 147.67 feet;
20. 565°27'07"W a distance of 258.28 feet;
21. S17°27'52"W a distance of 98.71 feet;
22. S03°55'31"E a distance of 50.00 feet;
23. 88.50 feet along the arc of a circular curve to the right,said curve having a radius of 275.00 feet,
a delta a ngIe of 18°26'21",a chord bearing of N84°42'19"W and a chord distance of 88.12 feet;
24. 5Z8°48'07"W a distance of 181.70 feet;
25. 95.37 feet along the arc of a circular curve to the right,said cu aving a radius of 475.00 fee t,
a delta angle of 11"31714",a chord bearing of N47"46'47"W Vrd distance of 95.21 feet;
26. N42"01'40"W a distance of 107.05 feet; O
27. 104.85 feet along the arc of a circular curve to the I rve having a radius of 125.00 feet,
a delta angle of 48"03'29",a chord bearin ® and a chord distance of 101.80 feet;
28. 5S9°5443"W a distance of 124.67 feet; Q
29. N46"59'43"W a distance of 29.21fee#�yth sterly right-of-way line of State Highway 59;
Thence leaving said boundary BU 589'54'53"W a distance of 73.89 feet to the westerly line
of said Southwest 1/4 of Se 3
Thence following said westerly ,NOD°05'07"W a distance of757.11 feet to an aluminum cap marking
the west 1/4 comer of said Section 31;
Thence leaving said westerly line and following the northe rly line of the said North 1/2 of the Southwest
1/4, N89°57'15"E a distance of 2,168,94 feet to the POINT OF BEGINNING.
Said parcel contains a total of 40.79 acres, more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
Cs
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Page 25 -
Meridian City Council Meeting Agenda July 9,2020- Page 170 of 302
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Page 26 -
Meridian City Council Meeting Agenda July 9,2020— Page 171 of 302
km
9233 WEST STATE STREET I BOISE,ID B3714 I 209.G39.6939 I FAX 208.639.6930
March 23,2020
Project No.20-017
Exhibit
Legal Description for
Zone R-4
Apex Subdivision
A parcel of land situated in a portion of the West 1/2 of the Southwest 1/4 of Section 32,Township 3
North, Range 1 East, B.M.,City of Meridian,Ada County, ldaho and being more particularly described as
follows
Commencing at a brass cap marking the VVest 1/4 corner of said Section 32,which bears N00"32'22"W a
distance of 2,700.07 feet from a brass cap marking the southwest corner of sa id Section 32,thenca
following the westerly line of said Southwest 1/4 of 5ectian 32,500'32'22"E a distance of 22 6.2 6 feet to
a 51 8-inch rebar on the centerline of Farr Lateral and being the POINT OF BEGINNING.
Thence leaving said westerly line and foI owing said centerline the fallowing courses:
1. S38"43'32"E a distance of 61.71 feet;
2. 551'12'32"E a distance of 444.04 feet;
3. S60'36'10"E a distance of 272.66 feet;
4. 586'04'31"E a distance of 206.22 feet;
5. 573°45'13"E a distance of 341.51 feet;
6. S43°15'53"E a distance of 313.74 feet;
7, 529"01'13"1=a distance of 97.13 Feet to the easterly line of said West 112 of the Southwest 1/4;
Thence leaving said centerline and following said easterly line,500°09'25'E a distance of 206.12 feet to a
1/2-Inch rebar on the easterly boundaryof said Farr Lateral;
Thence leaving said easterly Iine and following said easterly boundary the following courses'
X. 22.57 feet along the arc of a circular curve to the right,said curve having a radius of 144.67 feet,
a delta angle of 08"56'24",a chord bearing of S56"50'40"W and a chord distance of 22.55 Feet to
a 1/2-inch rebar;
2. S61°18'54"W a distance of 9 1.61 feet to a 1/2-inch rebar;
3. 122,47 feet along the are of a circular curve to the right,said curve having a radius of 220.U0
feet,a delta angie of 31'53'39",a chard bearing of 577'15'42„W and a chard distance of120.813
feet to a 1/2-inch rebar;
4 N86'47'31"W a distance of 362.95 feet to a 1/2-inch rebar;
5. SB3°47'06"W a distance of 26.72 feet to a 1/2-inch rebar;
6- S69"57'44"W a distance of 128.97 feet to a 1/2-inch rebar;
7, 90.89 feet along the arc of a circular curve to the left,said curve having a radius of 110.00 feet,a
delta angle of 47"20'30",a chard bearing of 546"18'02"W and a chord distance of 83.33 feet;
Thence leaving said easterly houndary, NS9"42'21"W a distance of 543.65 feet to the westerly line of
said Southwest 114 of Section 32;
Thence fallowing said westerly Iine, NO0'32'22"W a distance of 1,1.93.69 feet to the POINT OF
BEGINNING,.
Page 27
Meridian City Council Meeting Agenda July 9,2020— Page 172 of 302
Said parcel contains a total of 22,23 acres,more or less.
Attached hereto is Exhib1t B and by this reference is hereby made a part of.
a �
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POINT GF C;CMMENLEMENT •20' s
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Page 28
Meridian City Council Meeting Agenda July 9,2020- Page 173 of 302
km
9233 WEST STATE STREET I BOISE,ID 837'14 1 208.639,6939 1 FAX 208.639.5930
April 2,2020
Project No.2M17
Exhibit A
Legal Description for
Rezone to R-8-North
Apex Subdivision
A portion of the East 1/2 of the Northwest 1/4,a portion of the Southeast 1/4 and a portion of the
Northeast 114 of the Southwest 1/4 of Section 31,Township 3 North, Range 1 East, B.M., City of
IVlerldian,Ada County, Idaho and being more particularly described as follows:
BEGINNING at a 5/8-inch rebar marking the Center of said Section 31,thence following the northerly
line of said Southeast 1/4 of Section 31, N89"57'56"E a distance of 2,601-37 feet to a brass cap marking
the East 114 corner of said Section 31;
Thence leaving said northerly line and following the easterly line of said Southeast 1/4,500"32'22NE a
distance of 1,419.94 feet;
Thence leaving said easterly Iiae,N89°42'21"W a distance of 1,423.17 feet;
Thence 500°16'52"W a distance of SMOG feet;
Thence NS9°42'2VW a distance of 1,1.98-50 feet to the westerly line of said Southeast 1/4;
Thence following said westerly line, N00°16'52"E a distance of 682.44 feet to the Center-South 1f 15
corner of said Section 31;
Thence leaving said westerly line,589-52'08"E a distance of 62.50 feet,
Thence N00°16'52"E a distance of 895.0E feet;
Thence 199.42 feet along the arc of a circular curve to the left,said curve having a radius of 280,M feet,
a delta angle of 40"48'25",a chord bearing of N20°07`2O"W and a chord distance of 195.23 feet;
Thence N40"31'33"W a distance of 241-33 feet;
Thence 198.79 feet along the arc of a circular curve to the left,said curve having a radius of 230.00 feet,
a delta angle of 49'31'13", a chord bearing of N65"17'09"W and a chord distance of 192.66 feet to the
southerly tine of said East 1/2 of the Northwest 1/4 of Section 31;
Thence fallowing said southerly line,S89"57'15"W a distance of 980.26 feet to a 5/8-inch rebar marking
the Center-West 1/16 corner of saGd Section 31;
Thence Leaving said southerly line a nd fo Vow!ng the westerly line of said East 1/2 of the Northwest 1/4,
NOO"25'36"E a distance of 1,558.66 feet;
Thence leaving said westerly line, N81°55'55"E a distance of 518.76 feet;
Thence 56.28 feet along the arc of a circular curve to the left,said curve having a radius of 58.GO feet,a
delta angle of 55"35'50",a chord bearing of 520°49'52"E and a chord distance of 54.10 fleet;
Thence 546°52M"E a distance of 45.40 feet;
Thence 554'18'10"E a distance of 180.18 feet;
Thence 16 1.54 feet along the arc of a circular cu rve to the left,said curve having a radius of 588.00 feet,
a delta angle of 15°44'26",a chord bearing of 562°10'23"E and a chard distance of 161.03 feet;
Thence S70°02'36"E a distance of 107-80feet;
Thence S19'57'24"W a distance of 12.00 feet;
Thence 570°02'36"E a distance of 14.45 feet;
Thence SEW58'05"l;a distance of 207.13 feet;
Thence S65a32'50"E a distance of 188.57 feet to the easterly line of said East 1/2 of the Northwest 1/4;
Page 29
Meridian City Council Meeting Agenda July 9,2020- Page 174 of 302
Thence following said easterly fine,SCO°3a'17"W a distance of 1,140.13 feet to the POINT OF
BEGINNING.
Said parcel contains a total of 144.78 acres, more or le5s.
Attached hereto is Exhibit B and by this reference is hereby made a part of,
NL
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S113143720p,S1111438400 SL 511314172SI �
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COST
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Page 30 -
Meridian City Council Meeting Agenda July 9,2020— Page 175 of 302
km
9233 WEST STATE 5TREET I BDISE,ID 83714 1 208.639.6939 l FAX 2D8,639.6930
April 29,2020
Project No,20-017
Exhibit A
Legal Description for
Rezone to R-15
Apex Subdivision
A parcel of land situated in a portion of the South 1/2 of the Southeast 1/4 of Section 31 and a portion
of the Southwest 1/4 of the Southwest 114 of Section 32,Township 3 North,Range 1 East,B.M.,and a
portion of the Northeast 1/4 of the Northeast 1/4 of Section 6,Township 2 North, Range 1 East B.M.,al I
situated in the City of Meridian,Ada County,Idaho and being more particularly described as follows:
BEGINNING at a 5/8-inch rebar marking the corner common to Section 31,Township 3 North,Range 1
East,and Section 6,Township 2 North,Range 1 East,which Hears N89°42'21"E a distance of 2,W.00
feet from a 5/8-inch rebar marking the Southeast 1/4 corner of said Section 31;
Thence following the westerly line of the Southeast 1/4 of the Southeast 1/4 of Section 31,NDD°16'52"E
a distance of 660.00 feet;
Thence leaving said westerly line,589042'21"E a distance of 1,198.50 feet;
Thence N40"16'52"E a distance of G20AO feet;
Thence 589°42'21"E a distance of 1,971.82 feet to the easterly boundary of the Farr Lateral;
Thence following said easterly boundary the following courses:
1. 64.48 feet along the arc of a circuiar curve to the left,said curve having a radius of 110.00 feet,a
delta angle of 33°35'03",a chord hearing of505°50'15"W and a chord distance of 63.56 feet to a
1/2-inch rebar;
2. 51ti`57'45"E a distance of 410.17 feet to a 1/2-inch rebar;
3. 114.95 feet along the arc of a circular curve to the left,said curve having a radius of 140.00 feet,
a delta angle of 47'02'41",a chord bearing of S34*29'08"E and a chord distance of 111.7S feet
to a 1/7-inch rebar;
4. S58'00'310E a distance of 219.85 feet to a 1/2-inch rebar;
5. S69`55'45"E a distance of 503.32 feet to a 1/2-inch rebar on the easterly line of said Southwest
1/4 of the Southwest 1/4 of Section 32;
Thence following said easterly Gne,500'14'02"E a distance of 430.90 feet to the southerly line of the
Southwest 1/4 of Section 32;
Thence following said southerly line,N89'57'46"W a distance❑f 641.22 feet;
Thence N00°06'18"W a distance of 1.24,99 feet;
Thence N47°51'44"W a distance of 797.36 feet;
Thence N89°42'21"W a distance of 775.42 feet;
Thence 5001652"W a distance of 1,154.01 feet;
Thence N89°42'2WW a distance of 587,77 feet;
Thence N0D°02'06"W a distance of 494,01 feet to the southerly line of the Southeast 114 of Section 31;
Thence following said southerly line,NS9°42'2VW a distance of I,370,00 feet to the POINT OF
BEGINNING.
Page 31 -
Meridian City Council Meeting Agenda July 9,2020- Page 176 of 302
Said parcel contains a total of 76.93 acres, more or less.
Attached hereto is Exhibit B and by this reference is hereby Trade a part of.
Th
OF
.z4).so
LEGEND
FOUND BRASS CAP
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Page 32 -
Meridian City Council Meeting Agenda July 9,2020- Page 177 of 302
km
9233 WEST STATE STREET I 8015E,Ip 83714 1 208,639.6939 1 FAX 208.639.6930
April 29,2020
Project No.20-017
Exhibit A
Legal Description for
Rezone to C-C
Apex Subdivision
A parcel of land situated in a portion of the southeast 1/4 of the Southeast 1/4 of Section 31,a portion
of the Southwest 1/4 of the Southwest 1/4 of Section 32,Township 3 North, Range 1 East,13.K,and a
portion of the Northwest 1/4 of the Northwest 1/4 of Section 5,and a portion of the Northeast 1/4 of
the Northeast 1/4 of Section 6, Township 2 North,Range 1 East S.M.,all situated in the City of Meridian,
Ada County, Idaho and being more particularly described as follows:
Commencing at a brass cap marking the Northwest corner of Section 5, Township 2 North, Range 1 East,
which hears N89'57'04"W a distance of 1,331.87 feet from a found 5/8-inch rebar marking the West
1/16 corner of said Sections 5 and 32;
Thence following the northerly line of said Northwest 1/4,S89°57'04"E a distance of 690,66 feet to the
POINT OF BEGINNING;
Thence continuing aiong said northerly line,589"57'04"E a distance of 641,21 feet to a found 5/8-inch
rebar marking the west 1/16 corner of said Sections 5 and 32;
Thence leaving said northerly line and following the easterly trine of the Northwest 1/4 of the Northwest
1/4 of said Section 5,500°01'43"E a distance of 250.92 feet to a point;
Thence leaving said easterly line,S41"51'13"W a distance of 547,17 feet to a point,-
Thence S89'53'42"W a distance of 96b.03 feet to a point on the westerly line of said Northwest 1/4;
Thence foliowing said westerly line,NOO'04'35"W a distance of 167.37 feet to a point;
Thence leaving said westerly line,N89°42'20"W a distance of 632.58 feet to a point;
Thence NOO"16'52"E a distance of 1,154.01 feet to a point;
Thence S89"42'21"E a distance of 775.42 feet to a point;
Thence S47*51'44"E a distance of 797.36 feet to a point;
Thence S00°05'18"E a distance of 125.13 feet to the POINT OF BEGINNING.
Said parcel contains a total of 43.28 acres,more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
a4 to 59 . E
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Page 33
Meridian City Council Meeting Agenda July 9,2020— Page 178 of 302
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Page 34
Meridian City Council Meeting Agenda July 9,2020— Page 179 of 302
i � E
FUME
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APEX NORTHWEST SUBDIVOON PRELIMINARY PLAT
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Page 36 -
Meridian City Council Meeting Agenda July 9,2020— Page 181 of 302
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Page 37 -
Meridian City Council Meeting Agenda July 9,2020— Page 182 of 302
APEX Northwest Phasing
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Meridian City Council Meeting Agenda July 9,2020— Page 183 of 302
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Page 39
Meridian City Council Meeting Agenda July 9,2020— Page 184 of 302
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Page 40 -
Meridian City Council Meeting Agenda July 9,2020— Page 185 of 302
Phasing Plan:
APEX Southeast Phasing
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Page 41
Meridian City Council Meeting Agenda July 9,2020— Page 186 of 302
E. Landscape Plan(date: 4/30/2020)
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Page 42 -
Meridian City Council Meeting Agenda July 9,2020— Page 187 of 302
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Page 43 -
Meridian City Council Meeting Agenda July 9,2020— Page 188 of 302
Southeast:
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Page 44 -
Meridian City Council Meeting Agenda July 9,2020- Page 189 of 302
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Page 45 -
Meridian City Council Meeting Agenda July 9,2020— Page 190 of 302
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Page 46
Meridian City Council Meeting Agenda July 9,2020— Page 191 of 302
F. Qualified Open Space Exhibit(dated: March 2020)—NOT APPROVED
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Page 47
Meridian City Council Meeting Agenda July 9,2020— Page 192 of 302
G. Conceptual Building Elevations/Renderings
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Page 48
Meridian City Council Meeting Agenda July 9,2020— Page 193 of 302
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•• •e 50
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. The subject property shall no longer be subject to the terms of the existing Development Agreements
(H-2015-0019: Brighton Investments,LLC—Inst. #2016-007072; SCS Brighton,LLC—Inst. #2016-
007073; Murgoitio Limited Partnership—Inst. #2016-007074)upon the property owner(s) entering
into a new agreement. The new DA shall be signed by the property owner(s) and returned to the City
within six(6)months of City Council granting the subject modification. The new DA shall include the
following provisions:
a. Future development of this site shall be generally consistent with the conceptual master
plan, conceptual building elevations,preliminary plat,phasing plan,landscape plan, and
qualified open space exhibits included in Section VIII and the provisions contained
herein.
b. Future preliminary plats shall include collector streets consistent with those shown on the Master
Street Map, as required by Ada County Highway District.
c. The land designated as Medium High-Density Residential(MHDR) on the Future Land Use Map
in the Comprehensive Plan zoned R-15 shall develop with a variety of residential dwellings (i.e.
single-family detached/attached,townhouses,condominiums,and/or apartments)at a gross density
ranging from eight(8)to twelve(12)dwelling units per acre. Development shall incorporate high
quality architectural design and materials and thoughtful site design to ensure quality of place and
shall incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a
project identity consistent with the Comprehensive Plan(see pg. 3-10).
d. Prior to development of the Mixed Use—Community(MU-C) designated areas shown on the
Master Plan as"future development,"the Development Agreement shall be amended to include a
conceptual development plan that demonstrates consistency with the general guidelines for Mixed
Use developments and specifically the MU-C designation(see pgs. 3-13 and 3-15 thru 3-16).
e. The rear and/or side of structures on lots that face E. Lake Hazel Rd. and S. Locust Grove Road,
arterial streets, and S. Vertex Way,E. Tower St.,E. Crescendo St., S.Apex Ave. and E. Via
Roberto St.,collector streets, 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.
f. Development within the Williams Pipeline easement shall comply with the Williams Developers'
Handbook.
g. All future development, except for single-family detached dwellings, is required to comply with
the design standards listed in the Architectural Standards Manual.
h. The Murgoitio property(Parcel#S 1406110110) located southwest of the E. Lake Hazel/S. Locust
Grove Road intersection shall be included in a future subdivision of the surrounding property
(Parcel#S1406110350 or#S1406110015)in order to establish a legal division of land. Or,if a
parcel division was approved by Ada County for the current configuration of the property,proof of
such shall be submitted to the Planning Division with a future subdivision application for the
surrounding property.
i. The lot proposed to be annexed(i.e. Lot 4,Block 1, Shafer View Estates) shall either be split in
Ada County prior to annexation into the City to create the eastern 10+/-acre parcel proposed for
future development; or,the entire lot shall be included in a future subdivision. If a property
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Meridian City Council Meeting Agenda July 9,2020— Page 196 of 302
division is approved by Ada County,proof of such shall be submitted to the Planning Division
with the subdivision application for the eastern portion of the property.
j. Multi-use pathways shall be provided with development as required by the Park's Department in
accord with the Pathways Master Plan.
k. The commercial(C-C zoned)portions of this development are allowed to obtain building permits
prior to subdivision of the property.
2. The final plat submitted for Apex Northwest shall incorporate the following:
a. Include a note stating direct lot access via E. Lake Hazel Rd., S. Locust Grove Rd., E. Crescendo
St. and S. Apex Ave. is prohibited, except for those accesses approved by City of Meridian and
Ada County Highway District.
b. The north/south alley in Block 5 does not comply with the standards listed in UDC 11-6C-3B.5 as
the entire length of the alley is not visible from a public street as required; common driveways
may be considered as an alternative to the alley provided they meet the standards listed in UDC
11-6C-3D, subject to alternative compliance approval.
c. Depict minimum 20-foot wide street buffers along E. Crescendo St. and S. Apex Ave., collector
streets, in accord with UDC 11-3B-7C.2.
d. Cross-access easements shall be depicted between all commercial lots in the subdivisions in
accord with UDC 11-3A-3A.2.
3. The final plat submitted for Apex Southeast shall incorporate the following revisions:
a. Include a note stating direct lot access via E. Lake Hazel Rd., S. Locust Grove Rd., E. Tower St. S.
Vertex Way and E.Via Roberto St. is prohibited, except for those accesses approved by City of
Meridian and Ada County Highway District.
b. Depict minimum 20-foot wide street buffers along E. Tower St., S.Vertex Way and E. Via
Roberto St., collector streets, in accord with UDC 11-313-7C.2.
c. Depict two(2)additional minimum 15-foot wide common lots for micro-path connections to
Discovery Park at the east boundary in Block 14.
d. Cross-access easements shall be depicted between all commercial lots in the subdivisions in
accord with UDC 11-3A-3A.2.
4. The landscape plan submitted with the final plat application for Apex Northwest shall be revised as
follows:
a. Depict multi-use pathways in accord with the Pathways Master Plan as required by the Park's
Dept. in Section IX.E. Landscaping shall be depicted along either side of the pathways as set forth
in UDC 11-313-12C.
b. Depict landscaping within all required street buffers along arterial and collector streets in accord
with the standards listed in UDC 11-313-7C.
c. Include a calculations table listing the number of trees required vs. those proposed in common
open space areas, street buffers,parkways, and along pathways that demonstrate compliance with
the standards listed in UDC 11-3G-3, 11-313-7C.3, 11-313-12C respectively.
d. Include mitigation information for any existing trees proposed to be removed from the site in
accord with the standards listed in UDC 11-3B-1OC.5.
e. 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
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Meridian City Council Meeting Agenda July 9,2020— Page 197 of 302
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.
f. Depict a gazebo with tables and benches as an amenity in Lot 32,Block 5; include a detail of the
gazebo.
5. The landscape plan submitted with the final plat application for Apex Southeast shall be revised as
follows:
a. Depict multi-use pathways in accord with the Pathways Master Plan as required by the Park's
Dept. in Section IX.E. Landscaping shall be depicted along either side of the pathways as set forth
in UDC 11-313-12C.
b. Depict landscaping within all required street buffers along arterial and collector streets in accord
with the standards listed in UDC 11-3B-7C.
c. Include a calculations table listing the number of trees required vs. those proposed in common
open space areas, street buffers,parkways, and along pathways that demonstrate compliance with
the standards listed in UDC 11-3G-3, 11-313-7C.3, 11-313-12C respectively.
d. Include mitigation information for any existing trees proposed to be removed from the site in
accord with the standards listed in UDC 11-313-10C.5.
e. 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.
f. Depict two(2)additional minimum 15-foot wide common lots with 5-foot wide micro-paths in
Block 14 at the east boundary; depict landscaping on either side of the pathways in accord with the
standards listed in UDC 11-313-12C.
g. Depict the children's play equipment proposed in the central common area; include a detail of the
play equipment.
6. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables
11-2A-6, 11-2A-7 and 11-2B-3 for the R-8,R-15 and C-C zoning districts respectively.
7. Off-street parking is required to be provided for residential uses in accord with the standards listed in
UDC Table 11-3C-6 based on the number of bedrooms per unit; and for non-residential uses in accord
with the standards listed in UDC 11-3C-613.1.
8. 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.
9. Address signage shall be provided at the public street for homes accessed via common driveways for
emergency wayfinding purposes.
10. 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 in a note on the face of the plat.
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Meridian City Council Meeting Agenda July 9,2020— Page 198 of 302
11. 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 for the phase in which they are located.
12. 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 and structures.A
Design Review application is required to be submitted for single-family attached units; one application
can be submitted for the overall development if desired.
13. The qualified open space exhibits for the residentially zoned portions of Apex Northwest and
Apex Southeast shall be revised prior to the Council hearing to only depict areas that qualify per
the standards listed in UDC 11-3G-3B.If additional qualified open space is needed,the plat
should be revised to comply.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 The north-south sewer line in the landscaped area of Block 5 (Apex NW)needs to be moved east to
the paved access road.
1.2 No sewer or water lines have been shown to the lots in Block 7 (Apex NW). Each lot will need to
have services provided.
1.3 Public Work's preference is to see all water utilities in the public right-of-way(R-O-W),where they
can easily be operated and maintained. If the utilities truly cannot be installed in the public right-of-
way,then our preference would be for utilities to be located in a dedicated and improved alley. If that
cannot be accomplished,the applicant should work with Public Works for further solutions that meet
both the developer's design constraints and Public Works'maintenance needs.
1.4 This development will need to be modeled at final plat to verify each phase meets minimum fire flow
pressures
1.5 From the preliminary geotechnical investigation of groundwater elevation provided in the application,
it appears that groundwater may not be a factor with the development of this subdivision. The initial
investigative report is dated April 8,2018, and additional data collection is recommended to confirm
actual groundwater levels. Updated data and recommendations from a geotechnical professional shall
be required with the submittal of construction design drawings.
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
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Meridian City Council Meeting Agenda July 9,2020— Page 199 of 302
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 for the residential portions of the development.
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.
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Meridian City Council Meeting Agenda July 9,2020— Page 200 of 302
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.
C. FIRE DEPARTMENT
Northwest:
https://weblink.meridiancity.org/WeUink/Doc View.asp x?id=189722&dbid=0&repo=MeridianCiiy&cr=1
Southeast:
https://weblink.meridianciU.oLvlWebLinkIDoeView.aspx?id=189784&dbid=0&repo=MeridianCitX
D. POLICE DEPARTMENT
https://weblink.meridianciU.org/WebLink/Doc View.aspx?id=190778&dbid=0&repo=MeridianCibX
E. PARK's DEPARTMENT
Northeast:
https://weblink.meridianciU.or lWebLink/Doc View.aspx?id=191486&dbid=0&repo=MeridianQU
Southeast:
https://weblink.meridiancit .00rg/WeUink/Doc View.aspx?id=1914 8 7&db id=0&rep o=Meridia n City
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Meridian City Council Meeting Agenda July 9,2020— Page 201 of 302
F. WEST ADA SCHOOL DISTRICT(WASD)
https://weblink.meridianciN.ofg WWebLinkIDocView.aspx?id=190290&dbid=0&repo=MeridianCiU
G. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
Northwest:
https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=190975&dbid=0&repo=MeridianCiu
Southeast:
https://weblink.m eridia n c i ty.org/WeUink/DocView.aspx?id=19 09 7 7&db id=0&repo=Meridian City
H. ADA COUNTY HIGHWAY DISTRICT(ACHD)
AZ/RZ:
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=191226&dbid=0&repo=MeridianCioy
Northwest: (Draft)https:llweblink.meridianciiy.org/WebLinklPDF]0144da7e98-83a6-4caO-907b-
56a7e5fda2ca/191501
Southeast: (Draft)
https://weblink.meridianciU.orgIWebLink/DocView.aspx?id=191503&dbid=0&repo=MeridianCitE
I. BOISE PROJECT BOARD OF CONTROL(BPBC)
https://weblink.meridianciU.org/WeUink/DocView.aspx?id=189951&dbid=0&rep o=Meridia n Ci U
J. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
Northwest:
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=190512&dbid=0&repo=Meridian CitX
Southeast:
https://weblink.meridiancitE.org/WebLink/DocView.aspx?id=190510&dbid=0&repo=MeridianCity
K. CENTRAL DISTRICT HEALTH DEPARTMENT
Northwest:
https://weblink.meridiancitE.org/WebLink/DocView.aspx?id=190604&dbid=0&repo=MeridianCity
Southeast:
https://weblink.meridiancity.org/WebLink/DocView.asp x?id=190605&dbid=0&repo=MeridianCitX
L. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancioy.org/WebLink/DocView.aspx?id=190598&dbid=0&repo=MeridianCiU
X. FINDINGS
A. Annexation and/or Rezone(UDC l l-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. hi order to grant an annexation and/or
rezone,the council shall make the following findings:
Page 57 -
Meridian City Council Meeting Agenda July 9,2020— Page 202 of 302
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Stafffinds the proposed zoning map amendment to R-2, R-8, R-I5& C-C and proposed development is
generally consistent with the Comprehensive Plan 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;
Stafffinds the proposed single-family attached and detached homes with front-loaded and alley-loaded
options will contribute to the range of housing opportunities in the City; other residential types may be
provided with future phases of development.
Stafffinds the commercial portion of the property will provide for the retail and service needs of the
community in accord with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Stafffinds theproposed zoning map amendment should not be detrimental to thepublic 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
Stafffinds 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 to the R-2 zoning district is consistent with the LDR FL UM
designation in the Comprehensive Plan and thus is in the best interest of the City.
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 preliminary plats, with Staffs recommendations, are in substantial
compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and
pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more
information)
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Stafffinds that public services will be provided to the subject properties proposed to be subdivided with
development. (See Section IX 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.
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Meridian City Council Meeting Agenda July 9,2020— Page 203 of 302
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 59
Meridian City Council Meeting Agenda July 9,2020— Page 204 of 302
CiWE IDIAN�-- ITEM SHEET
Council Agenda Item -4.E.
Presenter:
Estimated Time for Presentation: 0
Title of Item - Public Hearing for Apex Southeast(H-2020-0057) by Brighton, M urgoitio, et al.,
Located at the Southeast Corner of S. Locust Grove Rd. and 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 7/8/2020
Meridian City Council Meeting Agenda July 9,2020— Page 205 of 302
STAFF REPORT E
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 7/9/2020 legend 0
Project Lacfl�ian �
TO: Planning&Zoning Commission I f
-- .i
FROM: Sonya Allen,Associate Planner f
208-884-5533 - -- --
Y - F
SUBJECT: H-2020-0066 Apex—MDA,AZ, RZ ;
H-2020-0056 Apex Northwest—PP - -
H-2020-0057 Apex Southeast—PP IF
- _
5
(to be marketed as "Pinnacle') - C
LOCATION: MDA,AZ,RZ: generally located east of N_a
S. Meridian Rd. and north of E. k
Columbia Rd., in Sections 31 (S. '/2 and --- ,
NW '/4) and 32 (SW'/4),Township 3N., _
Range LE; and Sections 5 (NW %4) and 6
(NE '/4),T.2N.,R.1 E.
PP(NW):NWC of S. Locust Grove Rd.
&E. Lake Hazel Rd., in the SE '/4 of
Section 31,T.3N., R.IE
PP(SE): SEC of S. Locust Grove Rd. &
E. Lake Hazel Rd., in the NW '/4 of
Section 5,T.2N.,R.1E.
I. PROJECT DESCRIPTION
Modification to existing Development Agreements (H-2015-0019: Brighton Investments, LLC—Inst. #2016-
007072; SCS Brighton,LLC—Inst. #2016-007073; Murgoitio Limited Partnership—Inst. #2016-007074)to
replace the agreements with one new agreement based on the proposed development plan; Annexation of 40.09
acres of land with an R-2 zoning district; and,Rezone of 384.97 acres of land from the R-4 to the R-2 (0.70
acre),R-8 (144.78+ 119.28=264.06 acres),R-15 (76.93 acres) and C-C(43.28 acres)zoning districts.
Apex Northwest(NW): Preliminary Plat consisting of 120 residential buildable lots, 11 commercial buildable
lots and 14 common lots on 41.75 acres of land in the C-C and R-15 zoning districts.
Apex Southeast(SE): Preliminary Plat consisting of 237 residential buildable lots,2 commercial buildable lots,
30 common lots and 10 other(shared driveway)lots on 81.63 acres of land in the C-C and R-8 zoning districts.
Because right-of-way for E. Lake Hazel Rd. and S. Locust Grove Rd. separates the land proposed to be platted,
two separate preliminary plat applications are required to subdivide the property.
Page 1
Meridian City Council Meeting Agenda July 9,2020— Page 206 of 302
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 40.09(AZ);384.97(RZ);41.75 (PP-Northwest); 81.63 (PP-Southeast)
Existing/Proposed Zoning RUT in Ada County(existing);R-4(Medium Low-Density Residential)
Future Land Use Designation Low Density Residential[LDR(3 or fewer units/acre)—39+/-acres);
Medium Density Residential(MDR—3 to 8 units/acre)(206/-acres);
Medium High-Density Residential(21+/-acres); &Mixed Use—
Community(MU-C)(120+/-acres)
Existing Land Use(s) Agricultural
Proposed Land Use(s) Single-family residential(SFR)attached/detached,commercial,office,2
schools(elementary&charter)
Lots(#and type;bldg./common) NW: 120 residential buildable/II commercial buildable/14 common
SE:237 residential buildable/2 commercial buildable/30 common/10 other
NW&SE Combined: 357 SFR residential buildable; 13 commercial
buildable;44 common lots;and 10 other lots for shared driveways
Phasing Plan(#of phases) 3 (NW); 5 (SE)
Number of Residential Units(type NW: 120 units(88 detached/32 attached)
of units) SE:237 units(detached)
NW&SE Combined: 325 detached&88 attached
Density(gross&net) NW: 5.62 units/acre(gross); 11.21 units/acre(net)
SE: 3.75 units/acre(gross);6.17 units/acre(net)
NW&SE(overall):4.22 units/acre(gross);7.27 units/acre(net)
Open Space(acres,total NW: 6.33 acres(15.17%)
[%]/buffer/qualified) SE: 10.79 acres(13.22%)
NW&SE Combined: 17.12 acres(or 13.88%)
Amenities NW: Community center with a clubhouse,community post office,cafe,
library/business center;community amphitheater;additional common open
space above the minimum required.
SE: Community swimming pool,tot lot with play equipment,pathway
access to the City's Discovery Park,additional common open space above
the minimum required.
Physical Features(waterways, The Farr Lateral runs along the north and east boundaries of this site;the
hazards,flood plain,hillside) McBirney Lateral crosses the site east/west;and another waterway runs
north/south through the site.
Neighborhood meeting date;#of 2/5/20;29 attendees W
attendees:
History(previous approvals) ROS#7394;ROS#7783;H-2015-0019—South Meridian AZ(DA's:
Brighton Investments,LLC—Inst.#2016-007072; SCS Brighton,LLC—
Inst.#2016-007073;and Murgoitio Limited Partnership—Inst.#2016-
007074)
B. Community Metrics
Description Details Page
Ada County Highway
District
• Staff report(yes/no) Yes(PP,draft);Yes(AZ,RZ)
• Requires ACHD Yes(TBD)
Commission Action
(yes/no)
Traffic Impact Study(yes/no) Yes
Page 2 -
Meridian City Council Meeting Agenda July 9,2020— Page 207 of 302
Description Details I Page
Access NW:2 accesses via S.Locust Grove Rd. &2 accesses via E. Lake Hazel Rd.,both
(Arterial/Collectors/State existing arterial streets;and 2 collector streets are proposed
Hwy/Local)(Existing and SE: 2 accesses via E.Lake Hazel Rd. &3 accesses via S.Locust Grove Rd.,both
Proposed) existing arterial streets; and 3 collector streets are proposed
Traffic Level of Service Better than"D"(Acceptable level of service is"E")—Lake Hazel,Locust Grove
&Amity Roads
Stub Two stub streets are proposed to this site from Prevail Subdivision near the
Street/Interconnectivity/Cross northwest corner of the rezone area;no other stub streets exist to this site.
Access Stub streets are proposed to adjacent properties for interconnectivity as shown on
the preliminary plats.
Existing Road Network There are no existing streets within the site,only S.Meridian Rd./SH-69,E.Lake
Hazel Rd.and S.Locust Grove Rd.adjacent to the site
Existing Arterial Sidewalks/ There are no existing sidewalks or buffers along Meridian Rd./SH-69,Lake Hazel,
Buffers or Locust Grove Roads.
Proposed Road Capital Improvements Plan{CIP}t Irriegrated Five Year Wark Plan JIFYWP):
Improvements ■ Vd9lb RUA 15�rNALlgd Ift the IFYINP io be Wid�M 4 16 5-hWos fllotn Lake Ha,!Et RoAd td
A nn ty Road to 2023
* Eagle Road G sanamw 1n the IFYWP m be wp]9nw to 5-Panes tram Amp Roadl to vicioiy
Road In 2021
+ Laka Haza tined is sl fi dulod Hi Ina[l'NOF 10 bo WMenad kb 5-1ames from 1=iJgle Road to
Cloverdale Road iR 2024
+ Lake Naze;Road is schad+dl9d in the iFYWP to be wvdemed to 5-mws from Cloveadsle Road
to Five btde Road
+ Tw inlnrseu mn or Lake Ha291 Rood and Pa* RW rs sclwdulad e1 th9 IF'(WPv to M
widened 1a 5-.1iones Qn the north fig,a-Ames on ffu�5w*leg,3-lone5 on the+Mast leg end 3-
lano�s on the east leg and signohzed in 2023
+ Thy inkwEK�0 lovusi Grrnye Rpad end 1 KImy Road is whedul in the 1FYVJP to be
constructed as a muiilane rounmbw voth 4-lanes on me narth arnd south legs and 24anes
on the east and west kegs in 207 1
* Labe Plarzel Road qs bstud 1n me CPR to be w w1oned l0 3-1:anes ham Locust Grove Road 10
Eagle Road berween 2028 and.Z630
Lake Hzxzel Road Is listed lit the C IP to be widened to 3-;anes from hl ndlan Road ISH-W to
Locusl Grave Road balwemn 2026 arrel 2030.
A fnity Road is Wed in the CIP to tre widened to 5-vnes tram Locus)Grove#toad to Eagle
Reed berween nNi ghd 233t}
The Intwsec6on of lake Hazel Road and Lxmt Orove Rood n listed to the CIP to Ge
r-sconstiluctad as a single larte roundabouk widened ko 34arres on toe MOP]leg,2•Pi9 05 cin the
south,2-lams ees[,and 3-ianas on the wart lQg w1117 a msiwi-md bypass tight turn bypass
lane between 20W and 2Q311
+ The inimeoiw of Lake Hazel Raerd and SHE is listed en the CIP to be widened 90 7aenes
on the north,saulh,west and ems)legs Ewd signaized between 2013 and 20313
• The iiw9r5ecfi4n of Locust Gr0ue F60dd end Amgyr Rued i5 I15ted iR the CIR to wiAeRetf to 4-
hanes an the norm leg,3-tines on the south lag,5�Ianos on the west leg and 9-4ares on the
east leg and signalized between 2GX and 2MO
Additional right-of-way is required to be dedicated for the future expansion of
Lake Hazel&Locust Grove Roads with pavement widened to 17' from centerline
Fire Service
• Distance to Fire Station NW—3.3 miles to Fire Station 94
SE—3.1 miles to Fire Station#4
• Fire Response Time NW&SE-only a small portion falls within 5 minute response time goal
• Resource Reliability NW&SE-78%-does not meet target goal of 80%or greater
• Risk Identification NW&SE— 1 and 4,current resources would not be adequate to supply service to
this project
• Accessibility NW&SE-Project meets all required access,road widths and turnarounds if
phasing plan is followed
Page 3
Meridian City Council Meeting Agenda July 9,2020— Page 208 of 302
Description Details Page
• Special/resource needs NW&SE-Project will require an aerial device;response time is 9 minutes travel
time(under ideal conditions)—can meet this need in the required timeframe if
needed
• Water Supply NW&SE-Requires 1,500 gallons per minute for 2 hours,may be less if
buildings are fully sprinklered
• Other Resources
Police Service
• Distance to Police 4.5 miles
Station
• Police Response Time Average response time in the City is just under 4 minutes—there isn't enough
public initiated call data to determine an average response time for this area(goal
is 3-5 minutes)
• Calls for Service 71 (within a mile of site between 3/15/2019-3/14/2020)
• Accessibility No concerns
• Specialty/resource needs No additional resources are required at this time.
• Crimes 10(within a mile of site between 3/15/2019-3/14/2020)
• Crashes 38(within a mile of site between 3/15/2019-3/14/2020)
• Other The MPD can provide service if this development is approved as they already
serve this area.
West Ada School District
• Distance(elem,ms,hs)
• Capacity of Schools Enr611m nt dr Miles
&b v+awu
• #of Students Enrolled Marys'MCPherioA Elementary.. s55 550 2.0
SlemElemeMary" 677 301) 3.1
vlewrw mWdle school 959 ]QW 4.2
mwntain vkwMilh khcal U19 zM9 34
—thdrin2 the INN t Pehgvl ye4ar Mpry IMcPhergon's Student uPidtq will mcrcw%6 675r due 16 9hr mn cmi 0255r4"M
expansion underway.**
—Enrollrmnt at HrFIsddk E'emnentary h carmiry capped.I;Ments In this dere{aprnent thal are In the HIWAam Mwldefy
will he wrtanding Siena Fhtment■r}'una1 eieArstI166i Is h„1h t8 MimineteauertrawE:ng all.HIWAaJe.*`*
• #of Students Anticipated 286
from this Development
Wastewater
• Distance to Sewer Directly adjacent
Services
• Sewer Shed South Black Cat Trunk Shed
• Estimated Project Sewer See application
ERU's
• WRRF Declining 13.95
Balance
• Project Consistent with Yes
WW Master
Plan/Facility Plan
• Impacts/Concerns Flow has been committed
Water
• Distance to Water Directly adjacent
Services
• Pressure Zone 5
• Estimated Project Water See application
ERU's
Page 4 -
Meridian City Council Meeting Agenda July 9,2020— Page 209 of 302
• Water Quality None
• Project Consistent with Yes ■
Water Master Plan
• Impacts/Concerns Public Worles preference is to see all water utilities in the public right-of-way
(ROW),where they can easily be operated and maintained.If the utilities truly
cannot be installed in the public right-of-way,then our preference would be for
utilities to be located in a dedicated and improved alley. If that cannot be
accomplished,the applicant should work with Public Works for further solutions
C. Project Area Maps
Future Land Use Map Aerial Map
Legend iul 0 Legend
Pra t Laoulkm i fibI ProjEHat LmafiDn
y
mu-C
J
�hed-I ig vnr' _
Resid6nfial
Zoning Map Planned Development Map
Legend R T 10 Legend 0
Prajent Luc n=an Prcject Lncafian
Ku r R- , CRY Llmik
I-L Rl RUJT — Planned Pnraes
RU
R-8 UT
-R- R- -
RU T R-8-
R R-2
_ � t
Rllt --
1A ,-
RUT RUT
UT
Cfl ---
Page 5 -
Meridian City Council Meeting Agenda July 9,2020— Page 210 of 302
III. APPLICANT INFORMATION
A. Applicant:
Brighton,Murgoitio,et al—2929 W.Navigator#400,Meridian,ID 83642
B. Owner:
Same as Applicant
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
6/19/2020
Notification mailed to property
owners within 300 feet 6/16/2020
Applicant posted public hearing
notice on site 6/26/2020
Nextdoor posting 6/16/2020
V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan)
Land Use: The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates
approximately 39 acres of the site as Low Density Residential(LDR),206+/-acres as Medium Density
Residential(MDR); 21+/-acres as Medium High-Density Residential(MHDR); and 120+/-acres as Mixed
Use—Community. A future school site and City Park is designated in the general area northwest of the Locust
Grove/Lake Hazel intersection,north of the MU-C designated area. Another school site is designated on the
east side of N. Locust Grove Rd.,north of Lake Hazel Rd.,just north of the subject rezone area.
The LDR designation allows for the development of single-family homes on large and estate lots at gross
densities of 3 dwelling units or less per acre. These areas often transition between existing rural residential and
urban properties. Developments need to respect agricultural heritage and resources,recognize view sheds and
open spaces, and maintain or improve the overall atmosphere of the area. The use of open spaces,parks,trails,
and other appropriate means should enhance the character of the area.
The MDR designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre.
The MHDR designation allows for a mix of dwelling types including townhouses,condominiums, and
apartments. Residential gross densities should range from 8 to 12 dwelling units per acre. These areas are
relatively compact within the context of larger neighborhoods and are typically located around or near mixed
use commercial or employment areas to provide convenient access to services and jobs for residents.
Developments need to incorporate high quality architectural design and materials and thoughtful site design to
ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways,
attractive landscaping and a project identity.
The purpose of the MU-C designation is to allocate areas where community-serving uses and dwellings are
seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential,
and to avoid mainly single-use and strip commercial type buildings.Non-residential buildings in these areas
have a tendency to be larger than in Mixed Use—Neighborhood(MU-N) areas,but not as large as in Mixed
Page 6
Meridian City Council Meeting Agenda July 9,2020— Page 211 of 302
Use—Regional(MU-R) areas. Goods and services in these areas tend to be of the variety that people will
mainly travel by car to,but also walk or bike to(up to 3 or 4 miles). Employment opportunities for those living
in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the
conceptual MU-C plan depicted in Figure 3C in the Comprehensive Plan(see pg. 3-16). In reviewing
development applications,the items noted on Pgs. 3-13, 3-15 and 3-16 will be considered(see analysis below).
Transportation: ACHD's Master Street Map (MSM)depicts an east/west residential collector street at the
half mile between Amity and Lake Hazel Roads; a north/south industrial collector at the half mile between
Meridian and Locust Grove Roads north of the half mile between Amity and Lake Hazel Roads,which
transitions to a residential collector to the south to Lake Hazel Rd.; a commercial collector around the MU-C
designated area at the Locust Grove/Lake Hazel intersection(see dashed lines on map below), and a residential
collector along the southern boundary of Apex Southeast. A dual lane roundabout is planned at the Locust
Grove/Lake Hazel Rd. intersection.Note:Because a residential collector seems to be more appropriate than
an industrial collector street designation in this area,ACHD has included a change to the street classification
in the MSM update currently in process.
The proposed preliminary plats depict collector streets consistent with the MSM (i.e. E. Crescendo St. & S.
Apex Ave. in Apex Northwest; and E. Tower St., S.Vertex Way and E.Via Roberto St. in Apex Southeast).
The proposed Master Plan included in Section VIII.A, depicts conceptual street locations in the
annexation/rezone area; future preliminary plats should provide collector streets in accord with the MSM
as required by ACHD.
T_ ILI
{ >
_....,-f�.f'LRaL:Fi1'�YYi.�......--v .___,..T..,i:wM•.•
i ,
e —
Jr
Proposed Development: The Applicant proposes to develop the 41.75 acre property at the northwest corner of
Locust Grove and Lake Hazel Roads in the MDR&MU-C designated areas with 120 single-family residential
units consisting of 32 attached units and 88 detached units, a future public elementary school, and
neighborhood-scale commercial uses as allowed in the C-C zoning district. The 81.63 acre property located at
the southeast corner of Locust Grove and Lake Hazel Roads in the MDR and MU-C designated areas is
Page 7
Meridian City Council Meeting Agenda July 9,2020— Page 212 of 302
proposed to develop with 237 single-family residential detached units,a charter school, and commercial uses
as allowed in the C-C zoning district.
A City Park is not required to be provided with this development due to the proximity of Discovery Park at the
project's southeast boundary; however,the Park's Dept.would be willing to discuss the potential for a
partnership if desired by the Applicant.
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)
A mix of single family attached and detached units (alley-loaded)are proposed in Apex Northwest; only
single-family detached units (front and alley-loaded) are proposed in Apex Southeast.
• "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)
A mix of single family attached and detached units (alley-loaded) are proposed in Apex Northwest;
only single-family detached units (front-and alley-loaded) are proposed in Apex Southeast.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The proposed residential uses should be compatible with existing rural residential/agricultural uses in
the area. The proposed design of the commercial and residential areas with streets separating the uses
should minimize conflicts.
• "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)
Internal pedestrian pathways are proposed through common areas for interconnectivity as well as to
the City Park on the east side of Apex Southeast and to perimeter sidewalks. Segments of the City's
multi-use pathway system are required in accord with the Pathways Master Plan (see Park's Dept.
comments in Section IX.E).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 VIB).
• "Ensure development is connected to City of Meridian water and sanitary sewer systems and the
extension to and through said developments are constructed in conformance with the City of Meridian
Water and Sewer System Master Plans in effect at the time of development."(3.03.03A)
The proposed development will connect to City water and sewer systems;services are required to be
provided to and though this development in accord with current City plans.
• "Require urban infrastructure be provided for all new developments, including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks is required to be provided with
development as proposed with the preliminary plats.
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• "Encourage the development of high quality, dense residential and mixed use areas near in and around
Downtown,near employment, large shopping centers,public open spaces and parks, and along major
transportation corridors, as shown on the Future Land Use Map."(2.02.01E)
Lake Hazel Rd. lies between the proposed preliminary plats and is classified as a residential mobility
arterial that is planned to be a major transportation corridor. A City Park(Discovery Park)abuts the
east side of the proposed Apex Southeast subdivision.All four corners of the Lake Hazel/Locust Grove
intersection are designated for mixed use (MU-C)development. Development in this area should be
high quality and more densely populated at a minimum of 6 units/acre in the MU-C designated area.
The gross density of Apex Southeast is only 3.75 units per acre while the density of Apex Northwest
is 5.62 units per acre.Staff encourages a higher density due to the location of this site adjacent to a
major transportation corridor and City Parr This could be attained through the inclusion of more
dense housing types such as more single-family attached units, townhome units and/or multi family
apartments.
• "Ensure development provides safe routes and access to schools,parks, and other community gathering
places."(2.02.01G)
Detached sidewalks and pathways are proposed throughout the proposed subdivisions for safe
pedestrian access to the future school sites, the City Park and neighborhood commercial/office uses.
• "Where feasible, encourage large transmission and pipeline utility corridors to function as transitional
buffers,parkland,pathways, and gathering spaces within and adjacent to their right of way."(3.07.01E)
A 75 foot wide easement for the Williams Northwest Gas Pipeline crosses this site and is depicted on
the Master Plan and preliminary plats as grassy open space area containing a multi-use pathway. No
structures are allowed within this easement.
• "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)
Collector streets are proposed on the preliminary plats in accord with the MSX collector streets will
be required to be provided with future preliminary plats in accord with the MSM as required by ACHD.
In reviewing development applications,the following items will be considered in all Mixed Use areas,
per the Comprehensive Plan(pg.3-13): (Staffs analysis in italics)
• "A mixed-use project should include at least three types of land uses. Exceptions may be granted for
smaller sites on a case-by-case basis. This land use is not intended for high density residential
development alone."
The proposed development includes four(4) different land use types—residential(single-family), civic
(i.e. amphitheater and community center), commercial and office.
• "Where appropriate,higher density and/or multi-family residential development is encouraged for
projects with the potential to serve as employment destination centers and when the project is adjacent
to US 20/26, SH-55, SH-16 or SH-69."
Although a small portion of land proposed to be annexed with this application fronts on SH-69/S.
Meridian Rd., it is not proposed to redevelop with this application and is designated for LDR uses.
• "Mixed Use areas are typically developed under a master or conceptual plan; during an annexation or
rezone request,a development agreement will typically be required for developments with a Mixed Use
designation."
A Master Plan is proposed with the rezone request for the portion of the property surrounding the Lake
Hazel/Locust Grove intersection designated as MU-C(see Section VIII.A).A Development Agreement
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is required as a provision of the rezone to ensure future development is consistent with the MU-C
FL UM designation.
• "In developments where multiple commercial and/or office buildings are proposed,the buildings should
be arranged to create some form of common,usable area, such as a plaza or green space."
The Master Plan for Apex Northwest depicts a community center with a plaza and amphitheater in the
commercial portion of the development. The Master Plan for the commercial portion of Apex
Southeast nearest the intersection doesn't include a development plan—the future plan should
include some form of common, usable area such as a plaza or green space as desired as should other
future commercial/office areas in MU-C designated areas where future development is unknown at
this time.
• "The site plan should depict a transitional use and/or landscaped buffering between commercial and
existing low-or medium-density residential development."
There are no existing residential uses adjacent to proposed commercial development; therefore,
transitional uses and buffering aren't applicable.
• "Community-serving facilities such as hospitals, clinics, churches, schools,parks, daycares,civic
buildings, or public safety facilities are expected in larger mixed-use developments."
A public school is planned in Apex Northwest and a charter school is planned in Apex Southeast per the
Master Plan in accord with the FL UM which depicts two school sites in this general area.A community
center and amphitheater is proposed in the commercial portion of Apex Northwest. A 27-acre City Park
(Discovery Park) abuts the east side of Apex Southeast.A linear open space is planned where the
Williams Northwest Gas Pipeline easement is located.
• "Supportive and proportional public and/or quasi-public spaces and places including but not limited to
parks,plazas,outdoor gathering areas, open space,libraries, and schools are expected; outdoor seating
areas at restaurants do not count."
An outdoor amphitheater, community center with a plaza and charter school is proposed in this
development in the MU-C designated area. Discovery Park, a 27-acre regional City park, exists to the
east of Apex Southeast and includes picnic shelters,pathways, open play areas,play structures, a
splash pad, an off-leash dog park and ballfields.
• "Mixed use areas should be centered around spaces that are well-designed public and quasi-public
centers of activity. Spaces should be activated and incorporate permanent design elements and
amenities that foster a wide variety of interests ranging from leisure to play. These areas should be
thoughtfully integrated into the development and further placemaking opportunities considered."
The public/quasi-public areas (i.e. community center and amphitheater)proposed in this development
are centrally located within the mixed use designated area in Apex Northwest. Discovery Park abuts
Apex Southeast and offers a wide variety of activities for area residents.
• "All mixed-use projects should be directly accessible to neighborhoods within the section by both
vehicles and pedestrians."
The proposed mixed use developments will be directly accessible to adjacent neighborhoods within the
section through extension of streets and internal pedestrian pathways.
• "Alleys and roadways should be used to transition from dissimilar land uses, and between residential
densities and housing types."
Roadways are proposed as a transition between residential and commercial land uses in both of the
proposed subdivisions; and alleys, roadways and common areas are proposed between residential
housing types and densities as desired.
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• "Because of the parcel configuration within Old Town,development is not subject to the Mixed Use
standards listed herein."
The subject property is not located in Old Town, therefore, this item is not applicable.
In reviewing development applications,the following items will be considered in MU-C areas, per
the Comprehensive Plan (pgs.3-15 thru 3-16):
• "Developments should comply with the general guidelines for development in all Mixed Use areas."
See analysis above.
• "All developments should have a mix of at least three land use types."
The proposed development has a mix of residential, commercial, office and civic uses as desired.
• "Residential uses should comprise a minimum of 20%of the development area at gross densities
ranging from 6 to 15 units/acre."
Residential uses should comprise a minimum of 20%of the overall MU-C designated area at a
minimum density of 6 units/acre. Prior to development of the `future development"areas on the
Master Plan, a conceptual development plan should be submitted to ensure compliance.
• "Non-residential buildings should be proportional to and blend in with adjacent residential buildings."
The design, color, construction materials and height of non-residential buildings should be
proportional to and blend with adjacent residential buildings as desired.
• "Vertically integrated structures are encouraged."
No vertically integrated structures are proposed at this time but are encouraged to be included.
• "Unless a structure contains a mix of both residential and office, or residential and commercial land
uses, a maximum building size should be limited to a 30,000 square-foot building footprint. For
community grocery stores,the maximum building size should be limited to a 30,000 square-foot
building footprint. For community grocery stores,the maximum building size should be limited to a
60,000 square-foot building footprint. For the development of public school sites,the maximum
building size does not apply."
The building footprints shown on the Master Plan do not exceed 30,000 square feet;future
development should be consistent with this guideline.
• "Supportive and proportional public and/or quasi-public spaces and places including but not limited to
parks,plazas, outdoor gathering areas, open space,libraries,and schools that comprise a minimum of
5%of the development area are required. Outdoor seating areas at restaurants do not count towards
this requirement."
A community center with a plaza area and amphitheater are proposed in Apex Northwest adjacent to
service commercial and office uses; a charter school is proposed in Apex Southeast. These types of
spaces and places and uses should be provided in all of the MU-C designated areas in accord with
this guideline. Linear open space containing a multi-use pathway is proposed where the Williams
Northwest Gas Pipeline easement is located.
• Where the development proposes public and quasi-public uses to support the development above the
minimum 5%,the developer may be eligible for additional residential densities and/or an increase to
the maximum building footprint."
Although this is an option, the developer is not requesting an increase in density or in the maximum
building footprint allowed.
Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan
in regard to land use, density and transportation.
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VI. UNIFIED DEVELOPMENT CODE ANALYSIS(UDC
A. Development Agreement Modification (MDA):
The Applicant proposes to modify the existing Development Agreements(H-2015-0019: Brighton
Investments, LLC—Inst. #2016-007072; SCS Brighton, LLC—Inst. #2016-007073; Murgoitio Limited
Partnership—Inst. #2016-007074)for this property in order to replace the agreements with one new
agreement based on the proposed Master Plan(see Section VIII.A).
The existing Development Agreements (DA's)were required with the South Meridian Annexation
application in 2015. Because that application was initiated by the City,no development was proposed at
that time. A"placeholder"zoning of R-4 was assigned to all of the properties with the requirement that
any future development would require an amendment to the DA's to approve any proposed development
plan. Existing allowed uses in the County pertaining to the raising or maintaining of livestock and
agricultural operations; an exemption to MCC 6-3-10,Firearms,Dischargeable Instruments; and existing
agreements for the collection of solid waste were allowed to remain and continue until such time as the
properties redeveloped in the future. With the proposed development,these uses are required to cease.
The existing DA's require any property or easements needed by the City to provide any sewer or water
infrastructure needed in furtherance of the agreement to be provided by the Owner at no cost to the City
for the intent of providing for the advancement of sewer and water infrastructure for the benefit of the
property,the City and adjacent properties for water mains, sewer mains and trunk lines. Because all of the
water and sewer infrastructure commitments have been met and have been constructed,these provisions do
not need to be carried over to the new DA.
Staff recommends the proposed Master Plan is included in the new DA along with the provisions for future
development listed in Section IX.A.1 to ensure compliance with the MU-C FLUM designation.
B. Annexation&Zoning(AZ):
Annexation of Lot 4,Block 1 of Shafer View Estates Subdivision consisting of 40.09 acres of land is
proposed with an R-2 zoning district consistent with the associated FLUM designation of LDR. This lot
was previously deed restricted as part of a non-farm development in the County and was only allowed to
be used as open space for a period of not less than 15 years from the recording date of the plat;because the
plat was recorded in 2002,this restriction has since expired.
No development is proposed at this time.Annexation is requested because the easterly 10 acres of the lot is
needed for sewer and access to the proposed development; the remainder of the property is not proposed to
develop as part of this project. Future development is required to comply with the dimensional standards of
the R-2 zoning district. The Developer plans to develop the property between the collector street and the
adjoining Shafer View Subdivision with 1-acre lots as a transition and buffer to the existing neighborhood.
Prior to annexation of the property, a lot division should be approved by Ada County in order for
the Applicant to only develop the eastern portion of the property.
The annexation area is within the Area of City Impact Boundary(AOCI).A legal description for the
annexation area is included in Section VIII.B.
The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho
Code section 67-6511A. Because the R-2 district only allows single-family residential detached dwellings,
parks,minor public utilities and certain wireless communication facilities as principal permitted uses, Staff
does not feel it's necessary to restrict development of the property through a DA as a provision of
annexation.
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C. Rezone(RZ):
A rezone of 384.97 acres of land from the R-4 to the R-2(0.70 acre),R-8 (144.78+ 119.28=264.06
acres),R-15 (76.93 acres)and C-C(43.28 acres)zoning districts is proposed.
The 0.70 of an acre of land proposed to be rezoned to R-2 is located directly to the east of the annexation
area on the west side of the future collector street depicted on the Master Plan. Because this property is
designated MDR on the FLUM,the R-4 or R-8 zoning districts would typically be the best zoning choices.
However,because this area will develop as part of the adjacent property to the west proposed to be
annexed with R-2 zoning, Staff recommends the adjacent LDR designation is used for the area proposed to
be rezoned as allowed in the Comprehensive Plan when deemed appropriate and approved as part of a
public hearing with a land development application(see pg. 3-9).No development is proposed at this time.
Future development is required to comply with the dimensional standards of the R-2 zoning district listed
in UDC Table 11-2A-4 and the allowed uses listed in UDC Table 11-2A-2.
The areas proposed to be rezoned to R-8 consisting of a total of 264.06 acres are primarily designated on
the FLUM as MDR but some of the area is within the MU-C designated area. The Master Plan does not
depict a conceptual development plan for much of the R-8 zoned area except for that to the south of the C-
C zoned area in Apex Southeast where single-family detached homes are proposed at a gross density of
3.75 units/acre. Because this area is in close proximity to a major transportation/mobility corridor
(E.Lake Hazel Rd.) and a City Park, a higher density in this area is encouraged.
The 76.93 acre areas proposed to be rezoned to R-15 lie within areas designated as MDR,MHDR and
MU-C on the FLUM. The Master Plan does not include a conceptual development plan for the portion in
the MHDR designated area. To ensure future development occurs consistent with the guidelines in the
Comprehensive Plan for MHDR designated areas,Staff recommends a DA provision requiring
future development to incorporate high quality architectural design and materials and thoughtful
site design to ensure quality of place; an alternative housing type such as townhomes and/or multi-
family is recommended.Connectivity with adjacent uses and area pathways,attractive landscaping
and project identity should also be provided.The majority of the remainder of the R-15 area is
designated MU-C with a small portion designated MDR.Alley-loaded single-family attached and detached
homes are depicted on the Master Plan in the MDR and MU-C designated areas included in the Apex
Northwest plat at the northwest corner of Locust Grove/Lake Hazel Roads in accord with the
Comprehensive Plan. A concept development plan is not proposed for the remainder of the area proposed
to be zoned R-15 north of the commercial area in Apex Northwest, on the south side of Lake Hazel and on
the east side of Locust Grove in the MU-C designated area. To ensure these areas develop consistent
with the general Mixed Use and MU-C guidelines in the Comprehensive Plan,Staff recommends the
DA is amended prior to development of these areas to include a conceptual development plan. Future
development should comply with the dimensional standards of the R-15 district listed in UDC Table 11-
2A-7,the allowed uses for the R-15 district listed in UDC Table 11-2A-2, and the general guidelines for
Mixed Use developments and specifically MU-C designated areas in the Comprehensive Plan.
The proposed rezone of 43.28 acres of land to the C-C zoning district is consistent with the associated
FLUM designation of MU-C. The area at the northwest corner of Locust Grove and Lake Hazel Roads is
proposed to develop with a mix of neighborhood-serving commercial and office uses including a
community center and amphitheater; and the area on the south side of Lake Hazel, east of the Locust
Grove/Lake Hazel intersection is proposed to develop with a charter school as depicted on the Master Plan.
A conceptual development plan is not proposed for the MU-C designated areas at the southwest, southeast
and northeast corners of the intersection. To ensure these areas develop consistent with the general
Mixed Use and MU-C guidelines in the Comprehensive Plan, Staff recommends the DA is amended
prior to development of these areas to include a conceptual development plan consistent with these
guidelines.
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The Murgoitio property(Parcel#S1406110110)located southwest of the E.Lake Hazel/S.Locust
Grove Rd.intersection shown as an"NAP"should be included in a future subdivision of the
surrounding property(Parcel#S1406110350 or#S1406110015)in order to establish a legal division
of land. Or,if a parcel division was approved by Ada County for the current configuration of the
property,proof of such should be submitted to the Planning Division with a future subdivision
application for the surrounding property.
Legal descriptions with associated exhibit maps of the areas proposed to be rezoned are included in
Section VIII.B. Because the legal description and map for the R-2 zoned area includes 40.09 acres of
land that is part of the annexation request, Staff has requested the Applicant revise the description
to exclude that area; a revised legal description and exhibit map should be submitted prior to the
City Council hearing.
The City may require a development agreement(DA)in conjunction with a rezone pursuant to Idaho Code
section 67-6511A. Because a new DA is proposed to replace the existing DA's Staff recommends the
above recommended DA provisions are included in that agreement.
D. Preliminary Plats:
Two separate preliminary plats,Apex Northwest and Apex Southeast,are proposed due to ACHD right-of-
way(ROW) for Lake Hazel and Locust Grove Roads separating the properties. Because this overall
project will be developed as a single integrated project and marketed as such, analysis of both projects is
included in this report.
Apex Northwest consists of 120 single-family residential buildable lots for the development of 88 detached
and 32 attached dwelling units, 11 commercial buildable lots and 14 common lots on 41.75 acres of land in
the C-C and R-15 zoning districts. The minimum lot size proposed is 2,863 square feet(s.f.)with an
average lot size of 3,885 s.f. The gross density proposed is 5.62 units/acre with a net density of 11.21
units/acre. The subdivision is proposed to develop in 3 phases as shown on the Phasing Plan in Section
VIII.D.
Apex Southeast consists of 237 single-family residential buildable lots,2 commercial buildable lots, 30
common lots and 10 other(shared driveway) lots on 81.63 acres of land in the C-C and R-8 zoning
districts. The minimum lot size proposed is 4,840 square feet(s.f.)with an average lot size of 7,058 s.f.
The gross density proposed is 3.75 units/acre with a net density of 6.17 units/acre. The subdivision is
proposed to develop in three(5)phases as shown on the phasing plan in Section VIII.D.
Overall,a total of 357 single-family residential buildable lots, 13 commercial buildable lots,44 common
lots and 10 other lots are proposed between the two subdivisions at a gross overall density of 4.22
units/acre and a net overall density of 7.27 units/acre.
Existing Structures/Site Improvements:
There are no existing structures within the boundaries of the proposed plats.
The Northwest Williams Gas Pipeline crosses the northeast corners of Apex Northwest(Lot 2,Block 6)
and Southeast(Lot 1,Block 9 and Lot 1,Block 14)subdivisions as depicted on the preliminary plats.
Development within this area should comply with the Williams Developers' Handbook.No structures
should be located within the easement.
Proposed Use Analysis:
The proposed single-family detached and attached dwellings are listed as a principal permitted use in the
R-8 and R-15 zoning districts; and an education institution is listed as a conditional use in the R-8 zoning
district per UDC Table 11-2A-2, subject to the specific use standards listed in UDC 11-4-3-14. An
education institution and professional service(i.e. office) is listed as a principal permitted use in the C-C
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district, subject to the specific use standards listed in UDC 11-4-3-14; other allowed uses in the C-C
district are listed in UDC Table 11-213-2.
Dimensional Standards (UDC 11-2):
Development of the subject property is required to comply with the dimensional standards listed in UDC
Tables 11-2A-6 for the R-8 zoning district, 11-2A-7 for the R-15 district and 11-213-3 for the C-C 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, alleys, common driveways,
easements and block face.
The proposed lots in Apex Northwest are consistent with the dimensional standards of the R-15 and C-C
zoning districts. However,one of the alleys is not designed so that the entire length is visible from a
public street as required by UDC 11-6C-3B.5e;the plat should be revised to comply.Common
driveways that comply with the standards in UDC 11-6C-3D may be considered as an alternative.
The proposed lots in Apex Southeast are consistent with the dimensional standards of the C-C and R-8
zoning districts. Two(2) alleys and 10 common driveways are proposed in the residential portion of the
development that are consistent with the standards in UDC 11-6C-3. Such alleys and common driveways
should be constructed in accord with the standards listed in UDC 11-6C-3B.5 and 11-6C-3D. A perpetual
ingress/egress easement is required to 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. 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)
Access is required to comply with the standards listed in UDC 11-3A-3.
Apex Northwest: Two(2)public street accesses are proposed via E. Lake Hazel Rd., an arterial street, and
two (2)public street accesses are proposed via S. Locust Grove Rd., an arterial street. Collector streets(E.
Crescendo St. and S.Apex Ave.)are proposed in accord with the MSM.
Apex Southeast: Three(3)public street accesses are proposed via S. Locust Grove Rd., an arterial street,
and two(2)public street accesses are proposed via E.Lake Hazel Rd., an arterial street. Collector streets
(E. Tower St., S.Vertex Way and E. Via Roberto St.)are proposed in accord with the MSM.
Alleys are proposed for access to alley-loaded homes in Apex Northwest and Apex Southeast. Common
driveways are proposed for access to certain homes in Apex Southeast.
Cross-access easements should be provided between all commercial lots in the subdivisions as set
forth in UDC 11-3A-3A.2.
Road Improvements: The Applicant has proposed to enter into a Cooperative Development Agreement
(CDA)with ACHD to improve Lake Hazel Road abutting the site with(4) 11.5' wide travel lanes, a 19'
wide center landscape median,vertical curb, gutter, 8' wide planter strips and 10' wide detached concrete
sidewalks within 109' to 120. 5' of right-of-way(ROW)with the first phase of development. The
Applicant has proposed to construct dedicated right-turn lanes on Lake Hazel Rd. at Aspiration Ave.,Apex
Ave.,Peak Ave. and Vertex Way. Locust Grove Rd. abutting the site is proposed to be improved with(3)
12' wide travel lanes with 6.5' wide bike lanes,vertical curb, gutter, 8' wide planter strips and 5' wide
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detached concrete sidewalks within 77' of ROW. The specific conditions of approval pertaining to the
CDA are included in the ACHD report in Section IX.H.
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(PMP)depicts segments of the City's multi-use pathway system in the linear
area where the Williams gas pipeline is located and along the east boundary of the rezone area.
Pathways should be provided with development in accord with the PMP per the conditions from the Park's
Dept. in Section IX.E. All pathways shall be constructed in accord with the standards listed in UDC
11-3A-8 and the Pathways Master Plan.Landscaping shall be provided along either side of the
pathway in accord with the standards listed in UDC 11-313-12C.Public pedestrian easements(14-feet
wide) should be provided prior to signature by the City Engineer on final plat phases in which
pathways are located.
Staff recommends two(2) additional micro-path connections are provided in Apex Southeast at the
east boundary to Discovery Park.
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 local and collector streets and along the arterial streets
in accord with the standards listed in UDC 11-3A-17.
Parkways (UDC 11-3A-17):
Eight-foot wide parkways are proposed adjacent to all streets with detached sidewalks; 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 S. Locust Grove Rd. and E. Lake Hazel Rd.,both
arterial streets; and a 20-foot wide street buffer is required adjacent to E. Crescendo St., S. Apex Ave., E.
Tower St., S.Vertex Way and E. Via Roberto St., all collector streets,landscaped per the standards listed
in UDC 11-313-7C.Alternative Compliance may be requested to UDC 11-3B-7C.2a for street buffers along
collector streets to be located in a dedicated buffer rather than in a common lot.
Parkways are required to be landscaped in accord with the standards listed in UDC 11-3A-17 and 11-3B-
7C.
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.
Mitigation is required for any existing trees proposed to be removed from the site as set forth in UDC 11-
313-10.C.5.
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.
Page 16
Meridian City Council Meeting Agenda July 9,2020— Page 221 of 302
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 of land in residential districts.
Based on the residential portion of the Apex Northwest plat(31.52 acres) zoned R-15, a minimum of 3.15
acres of qualified open space is required to be provided. Qualified open space consists of all of the street
buffers along collector streets,half of the street buffers along arterial streets,the 8-foot wide parkways
between the curb and detached sidewalk, linear open space at least 20' wide and up to 50' wide that has an
access at each end, and open grassy areas of at least 50' x 100' in area. Although an open space exhibit
was submitted that appears to meet the minimum standards,it includes areas in the C-C zoning
district that do not qualify toward the minimum requirements for the subdivision. Staff recommends
the exhibit is revised prior to the Council hearing to only depict areas that qualify per the standards
listed in UDC 11-3G-3B in order to ensure consistency with this standard.If additional qualified
open space is needed,the plat should be revised to comply.
Based on the residential area of the Apex Southeast plat(63.18 acres)zoned R-8, a minimum of 6.32 acres
of qualified open space is required to be provided. Qualified open space consists of all of the street buffers
along collector streets,half of the street buffers along arterial streets,the 8-foot wide parkways between
the curb and detached sidewalk, linear open space at least 20' wide and up to 50' wide that has an access at
each end, and open grassy areas of at least 50' x 100' in area. Although an open space exhibit was
submitted that appears to comply with the minimum standards,it includes areas in the C-C zoning
district that do not qualify toward the minimum requirements for the subdivision. Staff recommends
the exhibit is revised prior to the Council hearing to only depict areas that qualify per the standards
listed in UDC 11-3G-3B to ensure consistency with this standard.If additional qualified open space
is needed,the plat should be revised to comply.
Qualified Site Amenities (UDC 11-3G1
A minimum of one(1) qualified site amenity is required for each 20 acres of land to be developed in
residential districts as set forth in UDC 11-3G-3.
Based on the area of the residential portion of Apex Northwest(31.52 acres), a minimum of one (1)
qualified site amenity is required to be provided. A gazebo is proposed as an amenity in Lot 32,Block 5 as
an amenity; Staff recommends tables and benches are also provided as required for a"picnic area"
amenity.A community center and amphitheater are also proposed as public amenities in the adjacent
commercial portion of the development and a swimming pool is depicted on the Master Plan off-site on the
adjacent property to the north; however,these do not qualify as amenities for the residential portion of the
development proposed to be platted with this application.
Based on the residential area of the Apex Southeast plat(63.18 acres) zoned R-8, a minimum of three(3)
qualified site amenities are required to be provided. A swimming pool and children's play equipment
are proposed in a central common area and pedestrian pathways(multi-use pathway along E.Lake
Hazel Rd. and internal pathways) are proposed as amenities in this development in accord with
UDC standards.A detail of the children's play equipment should be submitted with the final plat
application.
Waterways(UDC 11-3A-dy"j:
There are no waterways within the boundary of the preliminary plats.
The Farr Lateral runs along the north and east boundaries;the McBirney Lateral crosses the site east/west;
and another waterway runs north/south through the annexation and/or rezone areas.
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 17
Meridian City Council Meeting Agenda July 9,2020— Page 222 of 302
Six-foot tall wood picket fencing is proposed along end caps at the ends of residential lots adjacent to
common areas; and 5-foot tall clear vision metal fencing is proposed adjacent to internal common areas.
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 Boise Project Board of Control.
Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant submitted several perspective building elevations for the proposed single-family homes and
for the commercial structures planned to be constructed in this development which are included in Section
VIII.G. Homes depicted are a mix of 1-and 2-story units, attached and detached,with building materials
consisting of a variety of siding styles and stucco with stone/brick veneer accents.Final design is required
to comply with the design standards in the Architectural Standards Manual, single-family detached
dwellings are exempt from design review standards.
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 E.Lake
Hazel Rd. and S.Locust Grove Road,arterial streets, and S.Vertex Way,E. Tower St.,E.
Crescendo St., S.Apex Ave. and E.Via Roberto St.,collector streets,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.
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 non-
residential/commercial structures. A Design Review application is required to be submitted for single-
family attached units; one application can be submitted for the overall development if desired. Design
review is not required for single-family detached homes.
VII. DECISION
A. Staff:
Staff recommends approval of the proposed MDA,AZ,RZ and PP applications with the requirement of a
new Development Agreement with the provisions noted in Section IX.A per the Findings in Section X.
Page 18 -
Meridian City Council Meeting Agenda July 9,2020— Page 223 of 302
VIII. EXHIBITS
A. Master Plan (Revised)
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Page 19
Meridian City Council Meeting Agenda July 9,2020— Page 224 of 302
B. Annexation Legal Description & Exhibit Map
kin
9233 WEST STATE STREET I BOISE,ID 83714 ( 208.639.6939 1 FAX 208.639.6930
March 30,2020
Project No.20-017
Exhibit A
Legal Description for
Annexation
Lot 4,Block 1 of Shafer View Estates
Lot 4,Block I of Shafer View Estates(Bonk 84,Pages 9403 and 9404,records of Ada County, Idaho)and
further situated in a portion of the North 1/2 of the Southwest 1/4 of Section 31,Township 3 North,
Range 1 East,B.M.,Ada County,Idaho and being more particularly described as follows
BEGINNING at a 5/8-inch rebar marking the center of said Section 31,which bears N89"57'15"E a
distance of 2,507.52 feet from an aluminum cap marking the West 1/4 of said Section 31,thence
following the boundary of said Lot 4,Block 1 the following courses:
1. Following the easterly line of said North 1/2 of the Southwest 1/4 of Section 31,500°16`52"W a
distance of 1,342.44 feet to a 5/8-inch rebar marking the C-S 1/16 corner of said Section 31;
2- Leaving said easterly line and following the southerly line of said North 1/2 of the Southwest 1/4
of Section 31,N89°52'31"W a distance of 130.43 feet;
3. Leaving said southerly line,N23`55'33"W a distance of 170.57 feet;
4. N16"35'10"W a distance of 254.98 feet;
5. N14.'41'01"W a distance of 193.7S feet;
6. N31"15'14"W a distance of 114.54 feet;
7. N89°52'31"W a distance of 147.52 feet;
8. 534°41'11"W a distance of 165.23 feet;
9. N55°18'49"W a distance of 100.00 feet;
10. N34°41'11"E a distance of 81.53 feet;
11. N04°34'55"E a distance of 91-69 feet;
12. N26°44'50"W a distance of 85.73 Feet;
13, N56"37'31"W a distance of 97.84 Feet;
14, N76413'00"W a distance of 89.88 feet;
15. N86'11'04"W a distance of 185.99 feet;
16. 571'42'2B"VY a distance of 114.34 feet;
17. S60"59'16"W a distance of 112.15 feet;
18. N76"57'01"W a distance of 210.47 feet,
19. S78°51'4rW a distance of45.77 feet;
20. 551"46'10"W a distance of 147.67 feet;
21. S65°27'07"IN a d+stance of 258-28 feet;
22. S17°27'52"W a distance of 98.71 feet;
23. S03°55'31"E a distance of 50.00 feet,
2,4- 88-50 feet along the arc of a circular curve to the right,said curve having a radius of 275.40 feet,
a delta angle of 18"26'21 a chord bearing of N84°42'19"W and a chard distance of 88.12 feet;
25. 5ZW48'07"Vu a distance of 181.70 feet;
26. 95.37 feet along the arc of a circular curve to the right,said curve having a radius of 475.00 feet,
a delta angle of 11°30'14",a chord bearing of N47'd(i'47"W and a chord distance of 95.21 feet;
27. N42'01'40"W a distance of 107.06 feet;
ENGINEERS I SURVEYORS ( PLANNERS
Page 20
Meridian City Council Meeting Agenda July 9,2020- Page 225 of 302
28. 104.85 feet along the arc of a circular curve to the left,said curve having a radius of 125.00 feet,
a delta angle of 48`03'29",a chord bearing of N66'03'28"W and a chord distance of 101.80 feet;
29, 589°54'43"W a distance of 124.67 feet;
30. N46°59'43"W a distance of 29.21feet to the easterly right-af-way line of State Highway 69;
Thence leaving said boundary of Lot 4,Block 1,589°54'53"W a distance of 73.89 feet to the westerly line
of said Southwest 114 of Section 31;
Thence following said westerly line,Np0"05'07"W a distance of 757.11 feet to an aluminum cap marking
the west 1/4 corner of said Section 31;
Thence leaving said westerly line and following the northerly line of the said North 1/2 of the Southwest
1/4,N89'57'15"E a distance of 2,507.62 feet to the POINT OF BEGINNING.
Said parcel contains a total of 40.09 acres,more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
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Page 21
Meridian City Council Meeting Agenda July 9,2020— Page 226 of 302
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CURVE RM]US LENGTH 6�.LTq CHORD BRG CHORD 1O
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L6 N69'52'31-k 147.52 L20 S65'27'07-W 258.28
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L11 N2644'50"W 85.73 L25 SW54'43"W 124_07
L12 N51337'31"w 87,&4 L28 1446'59'43-W 29,21
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Page 22 -
Meridian City Council Meeting Agenda July 9,2020— Page 227 of 302
C. Rezone Legal Description & Exhibit Map
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Page 23 -
Meridian City Council Meeting Agenda July 9,2020— Page 228 of 302
km
9233 WEST STATE STREET I BOLSE,ID83714 1 208.639.6939 1 FAQ{208.639.6930
March 30,2020
Project No.20-017
Exhibit A
Legal Description for
Rezone to R-2
Apex Subdivision
A portion of Lot 4,Block 1 of Shafer View Estates(Book 94,Pages 9403 andA04,records of Ada County,
Idaho)and further situated in a portion of the North 112 of the 5outhw ® Section 31 and a
portion of the West 1/2 of the Northwest 1{4 of the Southeast 2j7 1,Township 3 North,
Range 1 East,B.M.,City of Meridian,Ada County,Idaho and particularly described as
follows= O
Commencing at a 518-inch rebar marking the to d Section 31,which bears N89°57'15"E a
distance of 2,507.62 feet from an alu a ing the West 1/4 of said section 31,thence
following the northerly line of saio�rt ® the Southwest 1J4 of Section 31,589"57'15"W a
distance of 33$.68 feet to t GINNING.
Thence leaving said northerly li 198.79 feet along the arc of a circular curve to the right,said curve
having a radius of 230.00 feet,a delta angle of 49"31'13",a chord bearing of S65"17'09"E and a chord
distance of 192.66 feet;
Thence S4O"31'33"E a distance of 241.33 feet;
Thence 199A2 feet along the arc of a circular curve to the right,said curve having a radius of 280.O0
feet,a delta angle of 40"48'25",a chord bearing of S20°07'20"I and a chord distance of 195.23 feet;
Thence 500"16'52"W a distance of 895.00 feet to the southerly line of sa€d West I/2 of the Northwest
114 of the Southeast 1/4 of Section 31;
Thence following said southerly line,N89°52'08"W a distance of 62.50 feet to a 5/8-inch rebar marking
the C-S 1J16 corner of said Section 31 and being on the boundary of said Lot 4,Block 1;
Thence leaving said southerly line and following the boundary of said Lot 4,Block 1 the following
Wur5e$:
I. FoPowing the southerly line of said North 1/2 of the Southwest 1/4 of Section 31,N89°52'31"W
a distance of 130.43 feet;
2. Leaving said southerly line,N23"55'33"W a distance of 170.57 feet;
3_ N15"35'10"W a distance of 254.88 feet;
4. N14"41'01"W a distance of 193.75 feet;
5. N31"15'14"W a distance of 114.54 feet;
6. N89"52'31"W a distance of 147.52 feet;
7, 534'41'11"W a distance of 165.23 feet;
8. N55"18'49"W a distance of 100.00 feet;
9. N34"41'11"E a distance of 81.53 feet;
10, N04"34'55"E a distance of 91.69 feet;
11, N26"44'50"W a distance of 85.73 feet;
12. N56"37'31"W a distance of 87.84 feet,
13. N76"13'OW W a distance of 89.83 feet;
14. N86'11'04W a distance of 185.99 feet;
15, 571'42'28'W a distance of 114.34 feet;
ENGINEERS I SURVEYORS PLANNERS
Page 24
Meridian City Council Meeting Agenda July 9,2020— Page 229 of 302
16. 560"59'WW a distance of 112.15 feet;
17. N76"57'01"W a distance of 210.47 feet;
18. S78°51'41"W a distance of 45.77 feet;
19. 551°46'10"W a distance of 147.67 feet;
20. 565°27'07"W a distance of 258.28 feet;
21. S17°27'52"W a distance of 98.71 feet;
22. S03°55'31"E a distance of 50.00 feet;
23. 88.50 feet along the arc of a circular curve to the right,said curve having a radius of 275.00 feet,
a delta a ngIe of 18°26'21",a chord bearing of N84°42'19"W and a chord distance of 88.12 feet;
24. 5Z8°48'07"W a distance of 181.70 feet;
25. 95.37 feet along the arc of a circular curve to the right,said cu aving a radius of 475.00 fee t,
a delta angle of 11"31714",a chard bearing of N47"46'47"W Vrd distance of 95.21 feet;
26. N42"01'40"W a distance of 107.05 feet; O
27. 104.85 feet along the arc of a circular curve to the I rve having a radius of 125.00 feet,
a delta angle of 48"03'29",a chord bearin ® and a chord distance of 101.80 feet;
28. 5S9°5443"W a distance of 124.67 feet; Q
29. N46"59'43"W a distance of 29.21fee#�yth sterly right-of-way line of State Highway 59;
Thence leaving said boundary BU 589'54'53"W a distance of 73.89 feet to the westerly line
of said Southwest 1/4 of Se 3
Thence following said westerly ,NOD°05'07"W a distance of757.11 feet to an aluminum cap marking
the west 1/4 comer of said Section 31;
Thence leaving said westerly line and following the northe rly line of the said North 1/2 of the Southwest
1/4, N89°57'15"E a distance of 2,168,94 feet to the POINT OF BEGINNING.
Said parcel contains a total of 40.79 acres, more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
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Page 25 -
Meridian City Council Meeting Agenda July 9,2020- Page 230 of 302
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Page 26 -
Meridian City Council Meeting Agenda July 9,2020— Page 231 of 302
km
9233 WEST STATE STREET I BOISE,ID B3714 I 209.G39.6939 I FAX 208.639.6930
March 23,2020
Project No.20-017
Exhibit
Legal Description for
Zone R-4
Apex Subdivision
A parcel of land situated in a portion of the West 1/2 of the Southwest 1/4 of Section 32,Township 3
North, Range 1 East, B.M.,City of Meridian,Ada County, ldaho and being more particularly described as
follows
Commencing at a brass cap marking the VVest 1/4 corner of said Section 32,which bears N00"32'22"W a
distance of 2,700.07 feet from a brass cap marking the southwest corner of sa id Section 32,thenca
following the westerly line of said Southwest 1/4 of 5ectian 32,500'32'22"E a distance of 22 6.2 6 feet to
a 51 8-inch rebar on the centerline of Farr Lateral and being the POINT OF BEGINNING.
Thence leaving said westerly line and foI owing said centerline the fallowing courses:
1. S38"43'32"E a distance of 61.71 feet;
2. 551'12'32"E a distance of 444.04 feet;
3. S60'36'10"E a distance of 272.66 feet;
4. 586'04'31"E a distance of 206.22 feet;
5. 573°45'13"E a distance of 341.51 feet;
6. S43°15'53"E a distance of 313.74 feet;
7, 529"01'13"1=a distance of 97.13 Feet to the easterly line of said West 112 of the Southwest 1/4;
Thence leaving said centerline and following said easterly line,500°09'25'E a distance of 206.12 feet to a
1/2-Inch rebar on the easterly boundaryof said Farr Lateral;
Thence leaving said easterly Iine and following said easterly boundary the following courses'
X. 22.57 feet along the arc of a circular curve to the right,said curve having a radius of 144.67 feet,
a delta angle of 08"56'24",a chord bearing of S56"50'40"W and a chord distance of 22.55 Feet to
a 1/2-inch rebar;
2. S61°18'54"W a distance of 9 1.61 feet to a 1/2-inch rebar;
3. 122,47 feet along the are of a circular curve to the right,said curve having a radius of 220.U0
feet,a delta angie of 31'53'39",a chard bearing of 577'15'42„W and a chard distance of120.813
feet to a 1/2-inch rebar;
4 N86'47'31"W a distance of 362.95 feet to a 1/2-inch rebar;
5. SB3°47'06"W a distance of 26.72 feet to a 1/2-inch rebar;
6- S69"57'44"W a distance of 128.97 feet to a 1/2-inch rebar;
7, 90.89 feet along the arc of a circular curve to the left,said curve having a radius of 110.00 feet,a
delta angle of 47"20'30",a chard bearing of 546"18'02"W and a chord distance of 83.33 feet;
Thence leaving said easterly houndary, NS9"42'21"W a distance of 543.65 feet to the westerly line of
said Southwest 114 of Section 32;
Thence fallowing said westerly Iine, NO0'32'22"W a distance of 1,1.93.69 feet to the POINT OF
BEGINNING,.
Page 27
Meridian City Council Meeting Agenda July 9,2020— Page 232 of 302
Said parcel contains a total of 22,23 acres,more or less.
Attached hereto is Exhib1t B and by this reference is hereby made a part of.
a �
j '~ -Z-0
POINT GF C;CMMENLEMENT •20' s
6/w-INgi R£W
BRASS CAP s3a43',371E
Yf IY# CORNER SE-CnOm ]2 A1.7r' 0-Yu 1/1E 00RNm g
sEM" m
PC11NT OF
0
272 Wr 311E I AC c v
W13-E I C n
T-A1' r Q
' Zone Area,22,23f AC- r+3
F tion ol`5f132;2!5JiM 543 15531E _ 'y o
�Cunni 2aning-R-4 313,7;' 1C 'a
LI] .+ 66
C
�= L Sarcfl'25'E °e
NBS#7'31 C2 1ot,G9' o
HW42'21-9 G JGLW
54 S5' 5A-INC1i MAR
sw 1/1 sscnmER
I.iNE rpm �I� I
u« K"ftK a
LINE SFJIeEN[t1011TAWE PAZU0 ad4w
CURwE i,16if
Li 52745'73� I`� - SHEET:
12 woflp5:E 3 cuevE RAERIS 04M DELTA oaalae" 04WO 1 OF 1
t3 sa1,10,5dp w I � 1+4.V1 22-V irm'44` SjWt 40-W z2_W
L# $43'47'99�14 m2 O,W' 1T.247' 31"'1S'34' S7T15'i2.^A' f,2om
� S�!'Sr#i74 i GS 110A}6' 98W 47s0'30' S<a'ifi'62'w U,"}3•
i
i MAM CAP
5W COFEER SECnDR 32
(MAEEfd.mmvnDm rLgmjrL
kas rAm!riR FrWLT
E LAKE HAZELRD 31 32 T-M,. R,1E eceWmAmjmru
6 5 * .F R.1E.T r_ rArll��o�-emu
Page 28
Meridian City Council Meeting Agenda July 9,2020- Page 233 of 302
km
9233 WEST STATE STREET I BOISE,ID 837'14 1 208.639,6939 1 FAX 208.639.5930
April 2,2020
Project No.2M17
Exhibit A
Legal Description for
Rezone to R-8-North
Apex Subdivision
A portion of the East 1/2 of the Northwest 1/4,a portion of the Southeast 1/4 and a portion of the
Northeast 114 of the Southwest 1/4 of Section 31,Township 3 North, Range 1 East, B.M., City of
IVlerldian,Ada County, Idaho and being more particularly described as follows:
BEGINNING at a 5/8-inch rebar marking the Center of said Section 31,thence following the northerly
line of said Southeast 1/4 of Section 31, N89"57'56"E a distance of 2,601-37 feet to a brass cap marking
the East 114 corner of said Section 31;
Thence leaving said northerly line and following the easterly line of said Southeast 1/4,500"32'22NE a
distance of 1,419.94 feet;
Thence leaving said easterly Iiae,N89°42'21"W a distance of 1,423.17 feet;
Thence 500°16'52"W a distance of SMOG feet;
Thence NS9°42'2VW a distance of 1,1.98-50 feet to the westerly line of said Southeast 1/4;
Thence following said westerly line, N00°16'52"E a distance of 682.44 feet to the Center-South 1f 15
corner of said Section 31;
Thence leaving said westerly line,589-52'08"E a distance of 62.50 feet,
Thence N00°16'52"E a distance of 895.0E feet;
Thence 199.42 feet along the arc of a circular curve to the left,said curve having a radius of 280,M feet,
a delta angle of 40"48'25",a chord bearing of N20°07`2O"W and a chord distance of 195.23 feet;
Thence N40"31'33"W a distance of 241-33 feet;
Thence 198.79 feet along the arc of a circular curve to the left,said curve having a radius of 230.00 feet,
a delta angle of 49'31'13", a chord bearing of N65"17'09"W and a chord distance of 192.66 feet to the
southerly tine of said East 1/2 of the Northwest 1/4 of Section 31;
Thence fallowing said southerly line,S89"57'15"W a distance of 980.26 feet to a 5/8-inch rebar marking
the Center-West 1/16 corner of saGd Section 31;
Thence Leaving said southerly line a nd fo Vow!ng the westerly line of said East 1/2 of the Northwest 1/4,
NOO"25'36"E a distance of 1,558.66 feet;
Thence leaving said westerly line, N81°55'55"E a distance of 518.76 feet;
Thence 56.28 feet along the arc of a circular curve to the left,said curve having a radius of 58.GO feet,a
delta angle of 55"35'50",a chord bearing of 520°49'52"E and a chord distance of 54.10 fleet;
Thence 546°52M"E a distance of 45.40 feet;
Thence 554'18'10"E a distance of 180.18 feet;
Thence 16 1.54 feet along the arc of a circular cu rve to the left,said curve having a radius of 588.00 feet,
a delta angle of 15°44'26",a chord bearing of 562°10'23"E and a chard distance of 161.03 feet;
Thence S70°02'36"E a distance of 107-80feet;
Thence S19'57'24"W a distance of 12.00 feet;
Thence 570°02'36"E a distance of 14.45 feet;
Thence SEW58'05"l;a distance of 207.13 feet;
Thence S65a32'50"E a distance of 188.57 feet to the easterly line of said East 1/2 of the Northwest 1/4;
Page 29
Meridian City Council Meeting Agenda July 9,2020- Page 234 of 302
Thence following said easterly fine,SCO°3a'17"W a distance of 1,140.13 feet to the POINT OF
BEGINNING.
Said parcel contains a total of 144.78 acres, more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of,
NL
12459 w
If V
or %
L, 1B
•7-'Z ?.D
.ter
y16.7ek � �V.SS C++P .IJ E
HUM I/4 CORNER SUN% 31
�p M6G38r17�
L377.B+' Z v
V
� C
Z °
Cr ir1
o -
-9 `* -WCH REW C) 'j o i
C--w 1 f 1 G [KAMER 1+
SE r1w 31 C ru 'a G
Y Er3T 1!1 COPof�! .0 a
w FX71r1T OF BEG!HrRNG
# SECTON 31
6/6-INCH RM4R rw 7 CEP
8C
CENTER 4F SE7CT70W 31 9►SI or 9EJYi21My QJ X
994,29' W
NW57,50 r 2601.37
M m
STTSr3o7A2 31 CIOQr
�AW a +�
*UT 1/d C#NEA 5fl0-hok 11 hk1�31'S314 � �G
20.33' Rezone Area: 144-78t AC-
All pF 51381244500&punlDn of R7&Z422GWj r W M
S113143720p,S1111438400 SL 511314172SI �
�s4 Current Zuni rTq-RUT&R'4 # .
I Proposed Zoning:R-8 A{ g
G1`e. wkex�
COST
- — — — — — — F — — — — — — — — SHEET;
6v9-4CH TER 1 +✓8��231'4 1423.17' 1 OF 2
c-5 1/10 CORNER n iy
OF 9ECRIN 31 e g
m
I
r�EP+Y�1`rr 101.156' `
I /y ��/�yy��II n�ya�yy
0 3013 600 7UhT�m 'o-NLA,
W 31Y 51310113ra LkI
kVJl.p.lfl:■]14
SCALE' 1'�h6G'Q• '11.!1x 16, a
raw,M.0 Q3D
Page 30 -
Meridian City Council Meeting Agenda July 9,2020— Page 235 of 302
km
9233 WEST STATE 5TREET I BDISE,ID 83714 1 208.639.6939 l FAX 208,639.6930
April 29,2020
Project No,20-017
Exhibit A
Legal Description for
Rezone to R-15
Apex Subdivision
A parcel of land situated in a portion of the South 1/2 of the Southeast 1/4 of Section 31 and a portion
of the Southwest 1/4 of the Southwest 114 of Section 32,Township 3 North,Range 1 East,B.M.,and a
portion of the Northeast 1/4 of the Northeast 1/4 of Section 6,Township 2 North, Range 1 East B.M.,al I
situated in the City of Meridian,Ada County,Idaho and being more particularly described as follows:
BEGINNING at a 5/8-inch rebar marking the corner common to Section 31,Township 3 North,Range 1
East,and Section 6,Township 2 North,Range 1 East,which Hears N89°42'21"E a distance of 2,W.00
feet from a 5/8-inch rebar marking the Southeast 1/4 corner of said Section 31;
Thence following the westerly line of the Southeast 1/4 of the Southeast 1/4 of Section 31,NDD°16'52"E
a distance of 660.00 feet;
Thence leaving said westerly line,589042'21"E a distance of 1,198.50 feet;
Thence N40"16'52"E a distance of 620AO feet;
Thence 589°42'21"E a distance of 1,971.82 feet to the easterly boundary of the Farr Lateral;
Thence following said easterly boundary the following courses:
1. 64.48 feet along the arc of a circuiar curve to the left,said curve having a radius of 110.00 feet,a
delta angle of 33°35'03",a chord hearing of505°50'15"W and a chord distance of 63.56 feet to a
1/2-inch rebar;
2. 510`57'45"E a distance of 410.17 feet to a 1/2-inch rebar;
3. 114.95 feet along the arc of a circular curve to the left,said curve having a radius of 140.00 feet,
a delta angle of 47"02'41",a chord bearing of S34*29'08"E and a chord distance of 111.7S feet
to a 1/7-inch rebar;
4. S58'00'310E a distance of 219.85 feet to a 1/2-inch rebar;
5. S69`55'45"E a distance of 503.32 feet to a 1/2-inch rebar on the easterly line of said Southwest
1/4 of the Southwest 1/4 of Section 32;
Thence following said easterly Gne,500'10'02"E a distance of 430.90 feet to the southerly line of the
Southwest 1/4 of Section 32;
Thence following said southerly line,N89'57'46"W a distance❑f 641.22 feet;
Thence N00°06'18"W a distance of 124,99 feet;
Thence N47°51'44"W a distance of 797.36 feet;
Thence N89°42'21"W a distance of 775.42 feet;
Thence 5001652"W a distance of 1,154.01 feet;
Thence N89°42'2WW a distance of 587,77 feet;
Thence N00°02'06"W a distance of 494,01 feet to the southerly line of the Southeast 114 of Section 31;
Thence following said southerly line,NS9°42'2VW a distance of I,370,00 feet to the POINT OF
BEGINNING.
Page 31 -
Meridian City Council Meeting Agenda July 9,2020— Page 236 of 302
Said parcel contains a total of 76.93 acres, more or less.
Attached hereto is Exhibit B and by this reference is hereby Trade a part of.
Th
OF
.z4).so
LEGEND
FOUND BRASS CAP
� o/6-wcri Ri±o,uh
A CALGi RJtrEIs FGW Ln y,
REZONE EGLWAff JL 12
D 5130 1000 1500 '� #
E7tMMPQ R%RC 1 Lw1E cc
-- — =SECTION LINE Plan Seale.1"-500'
fl1 :'2 o
CURVE TA$LE
aMWE RADLs EDIGrN OELT CNOpDBRG tFGFil1 LU
3
C1 11P.4a' 84.4v 3W351G3'
E—
C2 14f}_Ot}' 11493' �7'�2'ai $3#2 `G9'E 111-35 m rW3 'S
a--' CL o
$W42'2S'E 197t.62
I
13 3 i1 a z
Rerrme Area_M.991 Ar. * z
La
parkloe$7,131�36�00,51733i#7 C O
SI1.3141775L.51333335EM.ASI&M3Gal5
Ll✓rrnk 29f'"�(;'R-1 .ten Lr O $
fapoud7lonir IF15 ;n 5ftc 219 85'
d3l'E
SALTi2'31� i y}' 775.42' �
Ss r tkCr m c_�
o iY 1 1
raolxoe'ser
L3ASI$ OF BEARING Z 3A 124.99•
fi N99'42'21•W 13711_UD' ,ram+ T.7N., R.IE.
€LAKE HAZEL All
PORlt DF HEMNING 3 89AS5 CAR km
r. st cokmn] 5/9-INCH RE9Ni
SECTLOw 31
SOUTH /4 Cl7RKM SECTION 3' Q SECT�oH15 CORNER32 iWWeEPR 54a fr5r5 r yEr•
507.77' 10&wL t i iAe dim
I� ..nwrGw.
mmulmlawaft
tAr E'+W alhava?
Page 32 -
Meridian City Council Meeting Agenda July 9,2020- Page 237 of 302
km
9233 WEST STATE STREET I 8015E,Ip 83714 1 208,639.6939 1 FAX 208.639.6930
April 29,2020
Project No.20-017
Exhibit A
Legal Description for
Rezone to C-C
Apex Subdivision
A parcel of land situated in a portion of the southeast 1/4 of the Southeast 1/4 of Section 31,a portion
of the Southwest 1/4 of the Southwest 1/4 of Section 32,Township 3 North, Range 1 East,13.K,and a
portion of the Northwest 1/4 of the Northwest 1/4 of Section 5,and a portion of the Northeast 1/4 of
the Northeast 1/4 of Section 6, Township 2 North,Range 1 East S.M.,all situated in the City of Meridian,
Ada County, Idaho and being more particularly described as follows:
Commencing at a brass cap marking the Northwest corner of Section 5, Township 2 North, Range 1 East,
which hears N89'57'04"W a distance of 1,331.87 feet from a found 5/8-inch rebar marking the West
1/16 corner of said Sections 5 and 32;
Thence following the northerly line of said Northwest 1/4,S89°57'04"E a distance of 690,66 feet to the
POINT OF BEGINNING;
Thence continuing aiong said northerly line,589"57'04"E a distance of 641,21 feet to a found 5/8-inch
rebar marking the west 1/16 corner of said Sections 5 and 32;
Thence leaving said northerly line and following the easterly trine of the Northwest 1/4 of the Northwest
1/4 of said Section 5,500°01'43"E a distance of 250.92 feet to a point;
Thence leaving said easterly line,S41"51'13"W a distance of 547,17 feet to a point,-
Thence S89'53'42"W a distance of 96b.03 feet to a point on the westerly line of said Northwest 1/4;
Thence foliowing said westerly line,NOO'04'35"W a distance of 167.37 feet to a point;
Thence leaving said westerly line,N89°42'20"W a distance of 632.58 feet to a point;
Thence NOO"16'52"E a distance of 1,154.01 feet to a point;
Thence S89"42'21"E a distance of 775.42 feet to a point;
Thence S47*51'44"E a distance of 797.36 feet to a point;
Thence S00°05'18"E a distance of 125.13 feet to the POINT OF BEGINNING.
Said parcel contains a total of 43.28 acres,more or less.
Attached hereto is Exhibit B and by this reference is hereby made a part of.
a4 to 59 . E
7.v 7-0
Page 33
Meridian City Council Meeting Agenda July 9,2020— Page 238 of 302
os
ORM CAP
EAST 1:f C� omw0
i =$�GTI4�
31 � -
e� �
S&W4f21-E 775
� q
0 3CO 6o0 9Q0 �..�
� O
c ' "A Plan Scale;1"=36 O C
4
"I g 19 _ Rn
POINT OF COMMENCEMENT "' $ SJ$ RED
W foLINo BRASS CAP i �pDW,jj'E YY�r 1/14)21�
CL
ui m T FE` CORNER 59C QN 31 12&15' SECTION
31 — S69'42'21E 3 n TZ3 LL f.1$, 6PR-66, _ Sd9'57'04�E r m
6 m 2E4D.�' T,2N„ RJE 1331,87LU
E LA4E HAZEL RO $ PONT 15F pealkNN0 0AS15 OF 9&WN0 *6 Z
2 w
Flemn,Q Ayer A3,H�AC
rn� Ponian M Sii]i41725i,Sii3232SOM.
Si4OS223MOD&SiaOfii»mac
tuncw AnhM:k4 Peobc"i�!Milt.E-L $MEET;
157,37'
58B!W42". M.0,V
LCCE 'b I
FOUND URASS C,1P
Sf8—INCH RE&W I
1 A WCIJ ATO PQINT
RE.ZONE BOJACORY #wwtti5.irbe[ 5.
IMwwr»ltFfl
EV571NC PAICEL LINE Km a"al m
— — — —SE1;MN LINE iMaf
Page 34
Meridian City Council Meeting Agenda July 9,2020— Page 239 of 302
i � E
FUME
Northwest:
APEX NORTHWEST SUBDIVOON PRELIMINARY PLAT
A PORFION£rt 7HESDJFH IP43F THESIDUTHEAST V4AN0 HORTFffAT L14 OF THE
!Oufi4L'Ist 1f14F x0xm]L MrM!,M 3N0PTPL PIF+GC 1 Wt,
VrFCtF IAERIDPIL 19A COUNTY,IOMIO
I
KZL— F- wwa+w�
Gi_ r
- A �1
=1; Litz. I
3si X= ib
941
�:�-
I -
Fm_
Page 36 -
Meridian City Council Meeting Agenda July 9,2020— Page 241 of 302
. k
3 y
14i
mow. e
1 V • _ tom? i�n�a
I Iri I
} J I6 I r
k r I 14
I1 -
_ tl 8
x a a a~�i
TO
j worm
ELM
y
.4 iC.:
tea.
Phasing Plan:
Page 37 -
Meridian City Council Meeting Agenda July 9,2020— Page 242 of 302
APEX Northwest Phasing
[anc��tua�f Se,b�ert to Cf�ange
o - {
— - r
...... .-� .+� ` ---------
I $ �:-
Southeast:
APEX soutflrodr sU6$ moN PXELIMINAMY PLAT
W r,nvvo�orlwxo Lr,urtolx,It rssr,fea :nr.�wti,rTHee,1Mv siUM& ='��•
IOriM.hf�i.gk1F11VJi�]FJ6 f,CIRa YRXOLVl NC,1 SAllll�T.16YA �}
aWL AM I� —
► .I
-
wi
s
I. I.
-y_ __ _.
ML
Page 38 -
Meridian City Council Meeting Agenda July 9,2020— Page 243 of 302
�j
I' I
f *' "
i
r '
i
i
I
� i
� i
Nt
f• .r. ,� 9. * J ,
Ilk
it A
r � .W
1 3 .1 eJm�rnr�a -�--
r�r � $ � •czTwaareJ-vr�=���
I i t 4L
�ILj —ar' W.
u ON
L lall I
.5 � Ill � •a�Ja::J
k -
•rJ 8
Page 39
Meridian City Council Meeting Agenda July 9,2020— Page 244 of 302
AE
Sr
J4. .rugs i arrsi`ar; —'
i r R pjp �&
-
F
i
! ,? ,!. X 2 1 r r a t x tits
j ,Ct Sr. it .w. -'• "1! 2. 7, m Q & $
,F2 i
Page 40 -
Meridian City Council Meeting Agenda July 9,2020— Page 245 of 302
Phasing Plan:
APEX Southeast Phasing
ronr-on Subiect to Ch....
L.LAkL I IM1lL_kV.
1
ti 1
ti
1
1
COA1MCkCIAL IC{l a]MM MaAL*Zj
AYrq TY �4 L Q 1
/ � o
- (-3)
— 0
9 4�J Zg � fl G3
co
0 IV
Q
d a
a w p —
? ao
!5?+R:ST- � RESI�F7Jf1AL iR9il t3� E.STAGE Si.
3
e � �
E SPIRE 5T,
_ n o m CD a o 0 o 0 o s
r i
i s
E 1NM.Er fI
ti
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49
E.AM ION ST.
0
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Ed �
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all
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A m i
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9 �
E.,%bVANTU ST-
Page 41
Meridian City Council Meeting Agenda July 9,2020— Page 246 of 302
E. Landscape Plan(date: 4/30/2020)
Northwest:
yj .C ` E�nera9Rimame— --— — -
_ � "leer •r.�s�yea"�sris� �� � s
- c. tt3ar rs+4Ra -aE. 0
PPF2,4
PPC 3,4 dflu I
aeoy,wa�n�m+a wo n.Axo rc-.a �. _
: +147
_
I Q14}7kL1 r4L'tl
h�I.� 41IY.kT171CQ11 dCYi7
InwL7EeafESITEw.a�l ,o,w';�� a;�
• I a:r
.. •I IL�" 4E.M]Ir+MRYT lAdMYun I
— HE�L.I.a ISW.4
k7ie� til
Page 42 -
Meridian City Council Meeting Agenda July 9,2020— Page 247 of 302
i�• � - i I {f I
Ij
P
• t s
— -----------..------- �rarW....rrrir~--------------- '
IJWIaif144 N.iA �E_ � hNFCH LIrJ! S:"u;k�w"l.? _
Zh—
..
WITCH UIE-SEE 5NkE7 PP2.0
............... .................. ......ii...... ................... ..
r _":'7rr
•�' �� F' ; � :tip?,>r 1" .%,d.��
s i ..... FR r
Page 43 -
Meridian City Council Meeting Agenda July 9,2020— Page 248 of 302
Southeast:
n�E�cN.niunacp��
EEO
PPL3-0�i
2 0
C-` _
••(�'� r IL G�I�ALE 7EE[6
LuAwammmiL
M •max••. _...,1 �'� +.t _ - - -
PPL I.y -: —
PPL4.0+ P11514.4 k� -- _T -_yam-
'x
} ! � � ��_ �•�+Eov en
ri
—.3 ® E - `-'- t jib •- __-t 7.,_•.
I ' LYYYW.hMnr•a�
LMDSUWC Srr1 RANRan
EP 3YV fr^ iEL�.i__
r3_
Wes.
- =mkt �-•�� -
i#LS�G.l00YFR3
Page 44 -
Meridian City Council Meeting Agenda July 9,2020- Page 249 of 302
, u
�.r
I
'�I 1 {ti°0°f:3:t#{io�i:ic{{off
--_______
IJJ�[xSC,rlf-0LadF IAAT4iM SAF SHEUE73U
�e�7nln[�SI moiasnl
(]
0
PSAI 1'11 11 W-,,f E%1m t 92A
_ C) .
k s u _
1•{ ♦�.
I
- � ,f - �v anranrvAornox
.1..��..........y ...... .I+mw
• L LU PL PLhN � WTUI LIIiF-SFE 3f'EEr#M.a
�R70
Page 45 -
Meridian City Council Meeting Agenda July 9,2020— Page 250 of 302
WAR H LGWI-SEE SHlrr PP3.0
P!,
C•i
T-
0
4
2
:-T
(Dian
TPIA 0
Page 46
Meridian City Council Meeting Agenda July 9,2020— Page 251 of 302
F. Qualified Open Space Exhibit(dated: March 2020)—NOT APPROVED
Northwest:
nl"U PX*THWF51 5U6dIVI5JL3N C*tN Wk(j#}IIIHI I
1
zu"
.4
1
_ 1
r
l ELI
_ I III
I
I �
�t•oayti�a
SKI
Southeast:
bPEXSOVFHEW 3iIHOek+IMON oPFMSPACE MOT
}_ '4
1
. . r
r
r
4
I r
- �Ip R�1�lVf Yl1YMJ11
k'1`�...�'• � � labws 4w1
Page 47
Meridian City Council Meeting Agenda July 9,2020— Page 252 of 302
G. Conceptual Building Elevations/Renderings
Residential:
lid-All
.
� r
Pr
TA
4
S ' F
0
#P. "
Page 48
Meridian City Council Meeting Agenda July 9,2020— Page 253 of 302
Y t
� � i• i
'ape�`FArildenElo! ra'r'enfia,va! -r�r�— llpe,SfHrstCevur'QJ-COAYEa1tr�TGf ,"•r��:�'•••-=�.-�i :
SWOME
a•
11
,Qner r1FY{bmmreicJoJ X hf IY COfllflle fCJC�
Ilke'
tiff
fiFwx h'Li+rar.•i maxial � ,{ipll hlLV Cg17oTYblrl�
Page
• •- 49
J
31'. • .#.•4' Y ��� �fr� � � �� �yti '
R
'it �� i•i�
•• •e 50
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. The subject property shall no longer be subject to the terms of the existing Development Agreements
(H-2015-0019: Brighton Investments,LLC—Inst. #2016-007072; SCS Brighton,LLC—Inst. #2016-
007073; Murgoitio Limited Partnership—Inst. #2016-007074)upon the property owner(s) entering
into a new agreement. The new DA shall be signed by the property owner(s) and returned to the City
within six(6)months of City Council granting the subject modification. The new DA shall include the
following provisions:
a. Future development of this site shall be generally consistent with the conceptual master
plan, conceptual building elevations,preliminary plat,phasing plan,landscape plan, and
qualified open space exhibits included in Section VIII and the provisions contained
herein.
b. Future preliminary plats shall include collector streets consistent with those shown on the Master
Street Map, as required by Ada County Highway District.
c. The land designated as Medium High-Density Residential(MHDR) on the Future Land Use Map
in the Comprehensive Plan zoned R-15 shall develop with a variety of residential dwellings (i.e.
single-family detached/attached,townhouses,condominiums,and/or apartments)at a gross density
ranging from eight(8)to twelve(12)dwelling units per acre. Development shall incorporate high
quality architectural design and materials and thoughtful site design to ensure quality of place and
shall incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a
project identity consistent with the Comprehensive Plan(see pg. 3-10).
d. Prior to development of the Mixed Use—Community(MU-C) designated areas shown on the
Master Plan as"future development,"the Development Agreement shall be amended to include a
conceptual development plan that demonstrates consistency with the general guidelines for Mixed
Use developments and specifically the MU-C designation(see pgs. 3-13 and 3-15 thru 3-16).
e. The rear and/or side of structures on lots that face E. Lake Hazel Rd. and S. Locust Grove Road,
arterial streets, and S. Vertex Way,E. Tower St.,E. Crescendo St., S.Apex Ave. and E. Via
Roberto St.,collector streets, 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.
f. Development within the Williams Pipeline easement shall comply with the Williams Developers'
Handbook.
g. All future development, except for single-family detached dwellings, is required to comply with
the design standards listed in the Architectural Standards Manual.
h. The Murgoitio property(Parcel#S 1406110110) located southwest of the E. Lake Hazel/S. Locust
Grove Road intersection shall be included in a future subdivision of the surrounding property
(Parcel#S1406110350 or#S1406110015)in order to establish a legal division of land. Or,if a
parcel division was approved by Ada County for the current configuration of the property,proof of
such shall be submitted to the Planning Division with a future subdivision application for the
surrounding property.
i. The lot proposed to be annexed(i.e. Lot 4,Block 1, Shafer View Estates) shall either be split in
Ada County prior to annexation into the City to create the eastern 10+/-acre parcel proposed for
future development; or,the entire lot shall be included in a future subdivision. If a property
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Meridian City Council Meeting Agenda July 9,2020— Page 256 of 302
division is approved by Ada County,proof of such shall be submitted to the Planning Division
with the subdivision application for the eastern portion of the property.
j. Multi-use pathways shall be provided with development as required by the Park's Department in
accord with the Pathways Master Plan.
k. The commercial(C-C zoned)portions of this development are allowed to obtain building permits
prior to subdivision of the property.
2. The final plat submitted for Apex Northwest shall incorporate the following:
a. Include a note stating direct lot access via E. Lake Hazel Rd., S. Locust Grove Rd., E. Crescendo
St. and S. Apex Ave. is prohibited, except for those accesses approved by City of Meridian and
Ada County Highway District.
b. The north/south alley in Block 5 does not comply with the standards listed in UDC 11-6C-3B.5 as
the entire length of the alley is not visible from a public street as required; common driveways
may be considered as an alternative to the alley provided they meet the standards listed in UDC
11-6C-3D, subject to alternative compliance approval.
c. Depict minimum 20-foot wide street buffers along E. Crescendo St. and S. Apex Ave., collector
streets, in accord with UDC 11-3B-7C.2.
d. Cross-access easements shall be depicted between all commercial lots in the subdivisions in
accord with UDC 11-3A-3A.2.
3. The final plat submitted for Apex Southeast shall incorporate the following revisions:
a. Include a note stating direct lot access via E. Lake Hazel Rd., S. Locust Grove Rd., E. Tower St. S.
Vertex Way and E.Via Roberto St. is prohibited, except for those accesses approved by City of
Meridian and Ada County Highway District.
b. Depict minimum 20-foot wide street buffers along E. Tower St., S.Vertex Way and E. Via
Roberto St., collector streets, in accord with UDC 11-313-7C.2.
c. Depict two(2)additional minimum 15-foot wide common lots for micro-path connections to
Discovery Park at the east boundary in Block 14.
d. Cross-access easements shall be depicted between all commercial lots in the subdivisions in
accord with UDC 11-3A-3A.2.
4. The landscape plan submitted with the final plat application for Apex Northwest shall be revised as
follows:
a. Depict multi-use pathways in accord with the Pathways Master Plan as required by the Park's
Dept. in Section IX.E. Landscaping shall be depicted along either side of the pathways as set forth
in UDC 11-313-12C.
b. Depict landscaping within all required street buffers along arterial and collector streets in accord
with the standards listed in UDC 11-313-7C.
c. Include a calculations table listing the number of trees required vs. those proposed in common
open space areas, street buffers,parkways, and along pathways that demonstrate compliance with
the standards listed in UDC 11-3G-3, 11-313-7C.3, 11-313-12C respectively.
d. Include mitigation information for any existing trees proposed to be removed from the site in
accord with the standards listed in UDC 11-3B-1OC.5.
e. 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
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Meridian City Council Meeting Agenda July 9,2020— Page 257 of 302
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.
f. Depict a gazebo with tables and benches as an amenity in Lot 32,Block 5; include a detail of the
gazebo.
5. The landscape plan submitted with the final plat application for Apex Southeast shall be revised as
follows:
a. Depict multi-use pathways in accord with the Pathways Master Plan as required by the Park's
Dept. in Section IX.E. Landscaping shall be depicted along either side of the pathways as set forth
in UDC 11-313-12C.
b. Depict landscaping within all required street buffers along arterial and collector streets in accord
with the standards listed in UDC 11-3B-7C.
c. Include a calculations table listing the number of trees required vs. those proposed in common
open space areas, street buffers,parkways, and along pathways that demonstrate compliance with
the standards listed in UDC 11-3G-3, 11-313-7C.3, 11-313-12C respectively.
d. Include mitigation information for any existing trees proposed to be removed from the site in
accord with the standards listed in UDC 11-313-10C.5.
e. 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.
f. Depict two(2)additional minimum 15-foot wide common lots with 5-foot wide micro-paths in
Block 14 at the east boundary; depict landscaping on either side of the pathways in accord with the
standards listed in UDC 11-313-12C.
g. Depict the children's play equipment proposed in the central common area; include a detail of the
play equipment.
6. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables
11-2A-6, 11-2A-7 and 11-2B-3 for the R-8,R-15 and C-C zoning districts respectively.
7. Off-street parking is required to be provided for residential uses in accord with the standards listed in
UDC Table 11-3C-6 based on the number of bedrooms per unit; and for non-residential uses in accord
with the standards listed in UDC 11-3C-613.1.
8. 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.
9. Address signage shall be provided at the public street for homes accessed via common driveways for
emergency wayfinding purposes.
10. 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 in a note on the face of the plat.
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Meridian City Council Meeting Agenda July 9,2020— Page 258 of 302
11. 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 for the phase in which they are located.
12. 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 and structures.A
Design Review application is required to be submitted for single-family attached units; one application
can be submitted for the overall development if desired.
13. The qualified open space exhibits for the residentially zoned portions of Apex Northwest and
Apex Southeast shall be revised prior to the Council hearing to only depict areas that qualify per
the standards listed in UDC 11-3G-3B.If additional qualified open space is needed,the plat
should be revised to comply.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 The north-south sewer line in the landscaped area of Block 5 (Apex NW)needs to be moved east to
the paved access road.
1.2 No sewer or water lines have been shown to the lots in Block 7 (Apex NW). Each lot will need to
have services provided.
1.3 Public Work's preference is to see all water utilities in the public right-of-way(R-O-W),where they
can easily be operated and maintained. If the utilities truly cannot be installed in the public right-of-
way,then our preference would be for utilities to be located in a dedicated and improved alley. If that
cannot be accomplished,the applicant should work with Public Works for further solutions that meet
both the developer's design constraints and Public Works'maintenance needs.
1.4 This development will need to be modeled at final plat to verify each phase meets minimum fire flow
pressures
1.5 From the preliminary geotechnical investigation of groundwater elevation provided in the application,
it appears that groundwater may not be a factor with the development of this subdivision. The initial
investigative report is dated April 8,2018, and additional data collection is recommended to confirm
actual groundwater levels. Updated data and recommendations from a geotechnical professional shall
be required with the submittal of construction design drawings.
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
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Meridian City Council Meeting Agenda July 9,2020— Page 259 of 302
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 for the residential portions of the development.
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.
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Meridian City Council Meeting Agenda July 9,2020— Page 260 of 302
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.
C. FIRE DEPARTMENT
Northwest:
https://weblink.meridiancity.org/WeUink/Doc View.asp x?id=189722&dbid=0&repo=MeridianCiiy&cr=1
Southeast:
https://weblink.meridianciU.oLvlWebLinkIDoeView.aspx?id=189784&dbid=0&repo=MeridianCitX
D. POLICE DEPARTMENT
https://weblink.meridianciU.org/WebLink/Doc View.aspx?id=190778&dbid=0&repo=MeridianCibX
E. PARK's DEPARTMENT
Northeast:
https://weblink.meridianciU.or lWebLink/Doc View.aspx?id=191486&dbid=0&repo=MeridianQU
Southeast:
https://weblink.meridiancit .00rg/WeUink/Doc View.aspx?id=1914 8 7&db id=0&rep o=Meridia n City
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Meridian City Council Meeting Agenda July 9,2020— Page 261 of 302
F. WEST ADA SCHOOL DISTRICT(WASD)
https://weblink.meridianciN.ofg WWebLinkIDocView.aspx?id=190290&dbid=0&repo=MeridianCiU
G. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
Northwest:
https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=190975&dbid=0&repo=MeridianCiu
Southeast:
https://weblink.m eridia n c i ty.org/WeUink/DocView.aspx?id=19 09 7 7&db id=0&repo=Meridian City
H. ADA COUNTY HIGHWAY DISTRICT(ACHD)
AZ/RZ:
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=191226&dbid=0&repo=MeridianCioy
Northwest: (Draft)https:llweblink.meridianciiy.org/WebLinklPDF]0144da7e98-83a6-4caO-907b-
56a7e5fda2ca/191501
Southeast: (Draft)
https://weblink.meridianciU.orgIWebLink/DocView.aspx?id=191503&dbid=0&repo=MeridianCitE
I. BOISE PROJECT BOARD OF CONTROL(BPBC)
https://weblink.meridianciU.org/WeUink/DocView.aspx?id=189951&dbid=0&rep o=Meridia n Ci U
J. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
Northwest:
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=190512&dbid=0&repo=Meridian CitX
Southeast:
https://weblink.meridiancitE.org/WebLink/DocView.aspx?id=190510&dbid=0&repo=MeridianCity
K. CENTRAL DISTRICT HEALTH DEPARTMENT
Northwest:
https://weblink.meridiancitE.org/WebLink/DocView.aspx?id=190604&dbid=0&repo=MeridianCity
Southeast:
https://weblink.meridiancity.org/WebLink/DocView.asp x?id=190605&dbid=0&repo=MeridianCitX
L. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridiancioy.org/WebLink/DocView.aspx?id=190598&dbid=0&repo=MeridianCiU
X. FINDINGS
A. Annexation and/or Rezone(UDC l l-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. hi order to grant an annexation and/or
rezone,the council shall make the following findings:
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Meridian City Council Meeting Agenda July 9,2020— Page 262 of 302
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Stafffinds the proposed zoning map amendment to R-2, R-8, R-I5& C-C and proposed development is
generally consistent with the Comprehensive Plan 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;
Stafffinds the proposed single-family attached and detached homes with front-loaded and alley-loaded
options will contribute to the range of housing opportunities in the City; other residential types may be
provided with future phases of development.
Stafffinds the commercial portion of the property will provide for the retail and service needs of the
community in accord with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Stafffinds theproposed zoning map amendment should not be detrimental to thepublic 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
Stafffinds 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 to the R-2 zoning district is consistent with the LDR FL UM
designation in the Comprehensive Plan and thus is in the best interest of the City.
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 preliminary plats, with Staffs recommendations, are in substantial
compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and
pedestrian connectivity. (Please see Comprehensive Plan Policies in, Section V of this report for more
information)
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Stafffinds that public services will be provided to the subject properties proposed to be subdivided with
development. (See Section IX 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.
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Meridian City Council Meeting Agenda July 9,2020— Page 263 of 302
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.
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Meridian City Council Meeting Agenda July 9,2020— Page 264 of 302
CiWE IDIAN�-- ITEM SHEET
Council Agenda Item -4.F.
Presenter:
Estimated Time for Presentation: 0
Title of Item - Public Hearing for Tara's Landing (H-2020-0048) by Mike Homan, Located at
5025 W. Larry Ln.
Click Here for Application Materials
Click Here to Sign Up to Testify at Hearing
ATTACHMENTS:
ype Upload
Staff Report Staff Report 7/2/2020
Meridian City Council Meeting Agenda July 9,2020— Page 265 of 302
PUBLIC HEARING SIGN IN SHEET
3
DATE: July 9, 2020 ITEM # ON AGENDA: 4F
PROJECT NAME: Tara's Landing (H-2020-0048)
PRINTED FULL NAME For Against Neutral Want to Testify
YES OR NO
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STAFF REPORT C:�*%-
W IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 7/9/2020 Legend
DATE: f
IdPrcject Loco fior
TO: Planning&Zoning Commission
FROM: Alan Tiefenbach,Associate Planner
208-489-0573 -
SUBJECT: PP-H-2020-0048
Tara's Landing
-----------
LOCATION: The site is located at 5025 W. Larry
Lane,in the E '/2 of the NE 1/4 of Section / +.
28,Township 4 N.,Range 1 W.
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I. PROJECT DESCRIPTION
Annexation, zoning to an R-8 zone, and preliminary plat consisting of 29 buildable lots and 2
common lots on 6.14 acres.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 6.14
Future Land Use Designation Medium Density Residential
Existing Land Use(s) Single Family/Rural
Proposed Land Use(s) Single Family,29 Lots
Lots(#and type;bldg./common) 29 Single Family
Phasing Plan(#of phases) 1 phase
Number of Residential Units(type 29
of units)
Density 4.6 du/acre
Open Space(acres,total .73 acres, 10.5%qualified open space
[%]/buffer/qualified)
Amenities <20 acres,one required.
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date;#of February 27,2020—3 attendees signed in.
attendees:
History(previous approvals) Comptons Subdivision No 2(County Subdivision)
Public Testimony Adjacent property owners have submitted letters of
testimony stating CC&Rs restrict size of lots to no less
Page 1
Meridian City Council Meeting Agenda July 9,2020— Page 266 of 302
Description Details Page
than one acre.These documents were created outside of
City jurisdiction through the County. Staff has taken the
position that this is a civil matter.
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) No
Access(Arterial/Collectors/State Access is proposed via W.Larry Lane(existing)from N.
Hwy/Local)(Existing and Black Cat Road,and N.Willowside Avenue,a north-south
Proposed) local street which will connect to the Westbridge Subdivision
to the south and stub to the north.
Traffic Level of Service Greater than LOS"E"
Stub Street/Interconnectivity/Cross N.Willowside Avenue will be stubbed to the north.
Access
Existing Road Network W.Larry Lane,a cul-de-sac from N.Black Cat Rd is existing
and will be extended.
Existing Arterial Sidewalks/ None
Buffers "M17M
Proposed Road Improvements Extension of W.Larry Lane to N.Willowside Ave,
construction of N.Willowside and W.Tara Ct to ACHD
standards.
Distance to nearest City Park(+ 1 +/-mile to Keith Bird Legacy Park,7.5 acres
size)
Fire Service
• Distance to Fire Station 2.5 miles
• Fire Response Time <5 minutes
• Resource Reliability >80%
• Risk Identification 1
• Accessibility _ Meets all requirements
• Special/resource needs Will not require aerial device
• Water Supply = 1,000 gph
• Other Resources
Police Service
• Distance to Police Station 8 Miles
• Calls for Service 56 -
• %of calls for service split 48.2%P2 CFS,39.3%P1 CFS, 12.5%PO CFS
by priority
• Specialty/resource needs None needed -
• Crimes 5
• Crashes 4
• Other Reports
West Ada School District
• Distance(elem,ins,hs) Enrollment ca aci Miles
• Capacity of Schools oev.to school
• #of Students Enrolled Pleasant View Elementary Opening 20/21 675 .5
School Year
• #of Students Predicted Star Middle School 692 1000 5.4
from this development Meridian High School 1961 2400 5.2
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Meridian City Council Meeting Agenda July 9,2020— Page 267 of 302
Description Details Page
Wastewater
• Distance to Sewer N/A
Services
• Sewer Shed N.Black Cat Trunkshed
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 13.92
• Project Consistent with Yes
WW Master Plan/Facility
Plan
• Comments • Additional 306 gpd of flow has been committed
• Do not extend sewer to the north boundary as properties
to the north are in a different service area.
• Provide"to and through"to the east to service the
eastern boundary.
Water
• Distance to Water 0
Services
• Pressure Zone 1
• Estimated Project Water See application
ERU's
• Water Quality None
• Project Consistent with Yes
Water Master Plan
• Comments End the water main in W.Tara Court with a hydrant and extend the water
easement to the eastern property line
C. Project Area Maps
Future Land Use Map Aerial Map
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Page 3 —
Meridian City Council Meeting Agenda July 9,2020— Page 268 of 302
Zoning Map Planned Development Map
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III. APPLICANT INFORMATION
A. Owner/Applicant:
Mike Homan—6820 W. Randolph Drive, Boise,ID 83705
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 6/19/2020
Radius notification mailed to
properties within 300 feet 6/19/2020
Public hearing notice sign posted
6/23/2020
on site
Nextdoor posting 6/16/2020
V. STAFF ANALYSIS
A. Future Land Use Map Designation(https:llwww.meridianciu.or /�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. The zoning to R-8 and proposed density of 4.6 du/acre is
consistent with the recommendations of the Future Land Use Map.
The proposed density is greater than the 2.5 du/acre of the Westbridge Subdivision directly
to the south. However, a large area of land designated for Mixed Use Regional is located just
500 feet north of the subject property (southwest quadrant off. Black Cat Road and W.
Chinden Boulevard). Proposed uses in this area include a hospital, school, retail and
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Meridian City Council Meeting Agenda July 9,2020— Page 269 of 302
multifamily residential. Higher intensities and densities are expected in MU-R. A transition
in density for properties nearer to MU-R is appropriate.
Comprehensive Plan Policies(https:llwww.meridianciU.or /�compplan):
The following Comprehensive Plan Policies are applicable to this development:
• "Encourage a variety of housing types that meet the needs, preferences, and financial
capabilities of Meridian's present and future residents." (2.01.02D)
The proposed medium density single-family detached homes will contribute to the
variety of residential categories in the City; however, there is no variety in housing
types proposed within the development. R-8 zoning and detached single-family homes
are abundant in this immediate area. There has also been preliminary discussions
regarding the properties directly north of the site for a large development of 258
units, with approximately 180 of these units being multifamily.
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.
• "Require pedestrian access in all new developments to link subdivisions together and
promote neighborhood connectivity". (2.02.011))
Attached sidewalks are proposed on both side of all streets within this development,
except for W. Larry Lane. On the portion of W. Larry Lane within the property,
sidewalks will only be constructed on the south side (any adjacent development to the
north will be required to complete the north side sidewalk). Sidewalks will be
constructed on both sides off. Willowside Drive to connect to the south property line
where the Westbridge Subdivision is building out, and to the northern stub where
future development is anticipated. There is a pathway proposed at the northwest
corner of this property (north of Lot 10, Block 1) which will provide a pedestrian
route to a future school site at the west of the property.
• "Ensure development provides safe routes and access to schools,parks, and other
community gathering places. (2.02.01 G)"
As mentioned, attached sidewalks are proposed on both sides of all streets with this
subdivision except for W. Larry Lane. This includes N. Willowside Avenue, the local
street that is proposed to run north—south through the property. This street will be
connected to the Westbridge Subdivision to the south and stubbed to the north.
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Meridian City Council Meeting Agenda July 9,2020— Page 270 of 302
Directly west of the subject property are 28 acres of property that are planned for a
large annexation that includes a new Ada County School (Prescott Ridge, H-2020-
004). Staff has been working with the developers of surrounding properties (including
the subject property) to ensure there is a connection to this new school parcel. (The
school parcel is directly adjacent to the subject property, but the road connection will
probably be slightly to the north of the subject property.)
In addition, recently constructed Pleasant View Elementary, at the northeast
quadrant off. Black Cat Road and W. Gondola Drive, is planned for a Fall 2020
opening. There is a future pathway shown along N. Black Cat Road, and several
sections of this pathway have already been installed. This pathway will provide a safe
route to Pleasant View Elementary from the subject property along W. Larry Lane.
"Permit new development only where it can be adequately served by critical public
facilities and urban services at the time of final approval, and in accord with any
adopted levels of service for public facilities and services." (3.03.03F)
City water and sewer service is available and can be extended by the developer with
development in accord with UDC 11-3A-21.
• "Require urban infrastructure be provided for all new developments, including curb
and gutter, sidewalks, water and sewer utilities." (3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks is required to
be provided with development as proposed.
B. Existing Structures/Site Improvements:
There is one existing single family residence on the site. This residence is proposed to be
retained and must connect to City utilities upon annexation of the property.
C. 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.
D. Dimensional Standards(UDC 11-2):
All proposed lots and public streets appear to meet UDC dimensional standards per the
submitted preliminary plat. This includes property sizes, required street frontages, and
road widths. Development of the subdivision is required to comply with the subdivision
design and improvement standards listed in UDC 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. No
common driveways are proposed with this subdivision. Minimum lot sizes are proposed
at 4,000 square feet, which complies with the requirements of the R-8 zone district.
Page 6 —
Meridian City Council Meeting Agenda July 9,2020— Page 271 of 302
Access(UDC 11-3A-3, 11-3H-4):
There will be three accesses to the property. Primary access will occur from existing W.
Larry Lane via N. Black Cat Road. W. Larry Lane is presently a cul-de-sac. ACHD has
requested the applicant extend W. Larry Lane to N. Willowside Road, a future local street
which will run north—south along the west perimeter of the subject property. As part of
the extension, the applicant will be required to improve the existing portion of W. Larry
Lane as % of a 33 foot street section with curb, gutter and a minimum of 5-foot wide
concrete sidewalk abutting the site. There is also a proposed cul-de-sac, W. Tara Court,
which will provide access to the southern portion of the property. All streets are required
to be constructed to ACHD standards, including curb, gutter and sidewalk. ACHD has
stated they support the proposed plat and has not listed any concerns with the project.
ACHD has commented that they will not require the applicant to vacate any portion of
the existing W. Larry Lane cul-de-sac.
E. 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.
F. Pathways ( UDC 11-3A-8):
A pathway is shown between Lots 3 & S, Block 2 into the common open space (shown as
Lot 4, Block 2). Staff does have concerns with the visibility of this pathway and is
recommending Lots S & 6, Block 2 be rotated ninety-degrees as is discussed in the
qualified open space section below. There is also a proposed pathway shown north of Lot
10, Block I at the northwest corner of the property. This pathway would provide a
connection from the subdivision to the future school site at the west. The plat does not
currently show this pathway common area as a separate lot and it is also not shown on
the landscape plan. Staff is recommending this be established as a separate lot as a
condition of approval and the landscape plan be revised accordingly. Pathways will be
required to meet the requirements of section 11-3A-8 of the UDC.
G. Sidewalks(UDC 11-3A-17):
Attached sidewalks are proposed along internal streets in accord with the standards
listed in UDC 11-3A-17. There are no existing sidewalks along W. Larry Lane. Staff is
recommending they be constructed as a condition of approval.
H. Parkways (UDC 11-3A-17):
No parkways are proposed with this plat.
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Meridian City Council Meeting Agenda July 9,2020— Page 272 of 302
I. Landscaping(UDC 11-3B):
As all streets within this subdivision will be local, no landscape buffers are required per
UDC Table 11-2A-6. The development proposes approximately 12%of open space;
10.5% is qualified open space as defined below.
I Qualified Open Space (UDC 11-3G):
Requirements of UDC 11-3G-3 for qualifying common open space include an open
grassy area of at least fifty feet by one hundred feet (50'x 100). This proposal includes
an open grassy area of approximately 125'x 143'on the south side of W. Larry Lane
toward the center of the development, and an additional grassy area of approximately
62'x 132'at the north side of the W. Tara Court cul-de-sac (all of this is shown as Lot 4,
Block 2). With a qualified open space of approximately 28,275 square feet, this is 10.5%,
meeting the 10%minimum requirements. Common open space is required to be
landscaped with one tree per 8,000 square feet of landscaped area in accord with the
standards listed in UDC 11-3G-3E. The landscape plan complies with the minimum
requirements.
There is an area of 1,974 square feet proposed as qualified open space (Lot 7, Block 2).
Although this area does meet the minimum 20'x 50'size requirement, it is only open on
one end and therefore cannot count as qualified open space. However, the common area
shown as a pathway north of Lot 10, Block I and connecting to the west would count as
qualified open space. The landscape plan and preliminary plat should be revised to
account for this area, and has been recommended as a condition of approval.
The applicant proposes a pathway in the common open space between Lots 3 & 5, Block
2. Staff has concerns with the orientation of the lots on either side of this pathway.
Because this pathway would run along the sides of the houses, it would be an area of
limited visibility. As Lot 7 cannot be counted as qualified open space anyway, staff
recommends eliminating Lot 7 and rotating Lots 5 & 6 ninety-degrees to align with Lots
8-10 in Block 2. This would put the backyards of Lots 5 & 6 adjacent to the pathway area
and provide better visibility into the common open space.
K. Qualified Site Amenities (UDC 11-3G):
Based on the area of the proposed plat (6.14 acres), a minimum of one (1) qualified site
amenity is required to be provided per the standards listed in UDC 11-3G-3C. Although
staff has raised this issue to the applicant several times, an amenity has yet to be
proposed. Staff recommends the Planning Commission discuss the proposed open space
area, whether it is acceptable, and which amenities should be required.
L. Waterways(UDC 11-3A-6):
There are no significant waterways on the property.
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Meridian City Council Meeting Agenda July 9,2020— Page 273 of 302
M. Fencing(UDC 11-3A-6, 11-3A-7):
No new fencing is reflected on the plat or landscape plan. All fencing is required to
comply with the standards listed in UDC 11-3A-6C and 11-3A-7.
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 from N. Black Cat Road. The existing house at 5025 W. Larry Lane (Lot
11) will be retained and is presently served by well and septic. Staff is recommending as
a condition of approval that this residence be connected to water and sewer.
N. 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 MY).
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.
DECISION
O. Staff:
Staff recommends approval of the requested annexation, zoning and preliminary plat with
the conditions noted in Section IX.A per the Findings in Section IX.
Page 9 —
Meridian City Council Meeting Agenda July 9,2020— Page 274 of 302
VI. EXHIBITS
A. Preliminary Plat(date: 6/29/2020)
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Page 10
Meridian City Council Meeting Agenda July 9,2020— Page 275 of 302
B. Landscape Plan(date: 6/28/2020)
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Page 11 —
Meridian City Council Meeting Agenda July 9,2020— Page 276 of 302
C. Conceptual Building Elevations(date: 5/13/2020)
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Page 12 —
Meridian City Council Meeting Agenda July 9,2020— Page 277 of 302
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.
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 VII and the provisions
contained herein.
3. The Preliminary Plat included in Section VII, dated 6/29/2020, shall be revised as
follows prior to submittal of the final plat application:
a. Common Lot 7 Block 2 will be eliminated, and Lots 5 & 6 of Block 2 shall be
rotated 90-degrees to align with Lots 8-10, Block 2.
b. The micropath north of Lot 10 shall be included as a separate Lot and Block.
4. The Landscape Plan included in Section VII, dated 6/29/2020, shall be revised prior
to submittal of the final plat application as follows:
a. At least one qualifying site amenity shall be provided as set forth in UDC 11-3G-
3C.
b. The micropath lot indicated on the plat north of Lot 10, Block 1 shall be shown on
the landscape plan.
c. All proposed fencing shall be shown on the landscape plan.
5. The existing residence at 5025 West Larry Lane (Lot 11)will be required to abandon
the well and septic system and connect to City water and sewer.
6. The applicant shall construct all proposed fencing and/or any fencing required by the
UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as
applicable.
7. The applicant shall comply with all provisions of 11-3A-3 with regard to access to
streets.
Page 13 —
Meridian City Council Meeting Agenda July 9,2020— Page 278 of 302
8. The applicant shall comply with the sidewalk standards asset forth in UDC 11-3A-
17. This includes a sidewalk along the south side of W. Larry Lane.
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 applicant shall preserve any existing trees on the subject property that are four-
inch caliper or greater; or mitigate for the loss of such trees as set forth in UDC 11-
3B-10C.
13. 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.
14. 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.
15. 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.
16. The Applicant shall comply with all conditions of ACHD.
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.
1.2 End the water main in W. Tara Court with a fire-hydrant and extend a water and
sewer easement to the eastern property line
1.3 Applicant to provide "to and through" sanitary sewer mainline connection to the
property to the west.
1.4 Do not extend sewer to the north boundary as properties to the north are in a different
service area.
1.5 Applicant shall submit a geotechnical investigative report for the subject development
prior to this project advancing to the Meridian City Council for consideration.
Page 14 —
Meridian City Council Meeting Agenda July 9,2020— Page 279 of 302
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public
Works Department, and execute standard forms of easements for any mains that are
required to provide service outside of a public right-of-way. Minimum cover over
sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet
than alternate materials shall be used in conformance of City of Meridian Public
Works Departments Standard Specifications.
2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer
and water mains to and through this development. Applicant may be eligible for a
reimbursement agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of
public right of way(include all water services and hydrants). The easement widths
shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements
shall not be dedicated via the plat, but rather dedicated outside the plat process using
the City of Meridian's standard forms. The easement shall be graphically depicted
on the plat for reference purposes. Submit an executed easement(on the form
available from Public Works), a legal description prepared by an Idaho Licensed
Professional Land Surveyor, which must include the area of the easement(marked
EXHIBIT A) and an 81/2"x 11"map with bearings and distances (marked
EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing
this document. All easements must be submitted,reviewed, and approved prior to
development plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water(MCC 12-13-8.3). The applicant should be required to
use any existing surface or well water for the primary source. If a surface or well
source is not available, a single-point connection to the culinary water system shall
be required. If a single-point connection is utilized, the developer will be responsible
for the payment of assessments for the common areas prior to prior to receiving
development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on
the final plat by the City Engineer. Any structures that are allowed to remain shall
be subject to evaluation and possible reassignment of street addressing to be in
compliance with MCC.
2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,
intersecting, crossing or laying adjacent and contiguous to the area being subdivided
shall be addressed per UDC 11-3A-6. In performing such work, the applicant shall
comply with Idaho Code 42-1207 and any other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of
Meridian Engineering Department at (208)898-5500 for inspections of disconnection
of services. Wells may be used for non-domestic purposes such as landscape
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Meridian City Council Meeting Agenda July 9,2020— Page 280 of 302
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.
2.16All 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
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Meridian City Council Meeting Agenda July 9,2020— Page 281 of 302
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.
D. ACHD
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=l 91225&dbid=0&repo=M eri di
anCity
E. MERIDIAN POLICE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=190783&dbid=0&repo=Meridi
anCity
F. MERIDIAN FIRE DEPARTMENT (MFD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=188366&dbid=0&repo=Meridi
anCity
VII. 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 17 —
Meridian City Council Meeting Agenda July 9,2020— Page 282 of 302
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 IX.
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
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 IX.
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)
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.
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Meridian City Council Meeting Agenda July 9,2020— Page 283 of 302
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 CIP.
4. There is public financial capability of supporting services for the proposed
development;
Staff finds there is public financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff finds the proposed development will not be detrimental to the public health,
safety or general welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-
1170, 8-30-2005, eff. 9-15-2005)
Staff is unaware of any significant natural, scenic or historic features that need to be
preserved with this development.
Page 19 —
Meridian City Council Meeting Agenda July 9,2020— Page 284 of 302
CiWE IDIAN�-- ITEM SHEET
Council Agenda Item -4.G.
Presenter:
Estimated Time for Presentation: 0
Title of Item - Public Hearing for Ustick Marketplace Storage (Phase 2) (H-2020-0051) by Rick
Steward with Babcock Design, Located at 3535 N. Records Ave.
Click Here for Application Materials
Click Here to Sign Up to Testify at Hearing
ATTACHMENTS:
Descriptioi L U loa
Staff Report Staff Report 7/2/2020
Meridian City Council Meeting Agenda July 9,2020— Page 285 of 302
PUBLIC HEARING SIGN IN SHEET
DATE: July 9, 2020 ITEM # ON AGENDA: 4G
PROJECT NAME: Ustick marketplace Storage (H-2020-0051)
PRINTED FULL NAME For Against Neutral Want to Testify
YES OR NO
1
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STAFF REPORT
C�WE COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT A H O
HEARING 7/9/2020 Legend _
DATE:
��Proje o' Lc�cfl{ion
TO: Planning&Zoning Commission
FROM: Alan Tiefenbach,Associate Planner
208-489-0573
SUBJECT: H-2020-0051 �
Ustick Marketplace Storage Phase II -
LOCATION: 3535 N. Records Avenue
t
I. PROJECT DESCRIPTION
The Applicant has submitted applications for a conditional use permit and administrative
design review for a self-service storage facility on 1 acre of land in the C-G zoning district.
This is the second phase of an existing facility to add 116 additional storage units.
Note: The administrative design review application is reviewed and approved by the
Director; Commission action is not required. Analysis of the building design is provided
below in section V.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 1.11 acres
Future Land Use Designation Mixed Use Regional
Existing Land Use(s) Commercial
Proposed Land Use(s) Commercial
Lots(#and type;bldg./common) One(1)building lot
Neighborhood meeting date;#of April 6,2020
attendees:
Page 1
Meridian City Council Meeting Agenda July 9,2020— Page 286 of 302
Description Details Page
History(previous approvals) A-2019-0287(PBA),A-2018-0156(CZC),DA#104107404
and#107126901
B. Community Metrics
Description Details Page
Ada County Highway District Only standard comments.
• Staff report(yes/no) No
• Requires ACHD Commission No
Action(yes/no) I M
Access(Arterial/Collectors/State Property has existing access from two Collectors-W.
Hwy/Local)(Existing and Proposed) Baldcypress Way and N.Records Ave.
Existing Road Network Yes
Fire Service See comments section
Wastewater
• Distance to Sewer Services N/A
• Sewer Shed Five Mile Trunkshed
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 13.95
• Project Consistent with WW Yes
Master Plan/Facility Plan
• Comments Flow has been committed.No proposed changes to public sewer
infrastructure within record.Any changes or modifications to the public
sewer infrastructure must be reviewed and approved by Public Works.
Water
• Distance to Water Services 0
• Pressure Zone 3
• Estimated Project Water See application
ERU's
• Water Quality No concerns
• Project Consistent with Water Yes
Master Plan
• Impacts/Concerns There were no utilities shown on the submitted site plan.The City only
referenced the CAD file submitted for the proposed water infrastructure
review.
Reduce the size of the proposed water main throughout this development
to 8".
End the proposed water main with a temporary blowoff to facility future
extension to the west.
Page 2
Meridian City Council Meeting Agenda July 9,2020— Page 287 of 302
C. Project Area Maps
Future Land Use Map Aerial Map
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III. APPLICANT INFORMATION
A. Applicant:
Sun Mountain Investments LLC—2371 Eastdale Dr. Boise,ID 83712
B. Owner:
Sun Mountain Investments LLC—2371 Eastdale Dr. Boise, ID 83712
Page 3
Meridian City Council Meeting Agenda July 9,2020— Page 288 of 302
C. Representative:
Rick Stewart, Babcock Design—800 W. Main Street, Ste 940,Boise,ID 83702
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 6/19/2020
Radius notification mailed to 6/16/2020
properties within 300 feet
Site Posting Date 6/25/2020
NextDoor posting 6/16/2020
V. STAFF ANALYSIS
A. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan)
Mixed Use Regional - The purpose of this designation is to provide a mix of
employment, retail, and residential dwellings and public uses near major arterial
intersections. The intent is to integrate a variety of uses together, including residential,
and to avoid predominantly single use developments such as a regional retail center with
only restaurants and other commercial uses. Developments should be anchored by uses
that have a regional draw with the appropriate supporting uses.
The subject site is already annexed, zoned(C-G), and presently contains 341 storage
units. The development agreement supports a broad range of commercial uses by right,
as well as residential uses by conditional use. This proposal will be a second phase for
an additional 116 units.
B. Comprehensive Plan Policies(https:Ilwww.meridianciu.oc /g compplan):
Goals, Objectives, &Action Items: Staff finds the following Comprehensive Plan
policies to be applicable to this application and apply to the proposed use of this property
(staff analysis in italics):
• Preserve private property rights and values by enforcing regulations that will
prevent and mitigate against incompatible and detrimental neighboring uses.
(3.05.01 C)
The conditional use is a process to ensure any impacts associated with a
particular use are mitigated.
• Require appropriate building design, and landscaping elements to buffer, screen,
beautify, and integrate commercial, multifamily, and parking lots into existing
neighborhoods. (5.01.02D)
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Meridian City Council Meeting Agenda July 9,2020— Page 289 of 302
Building design and landscaping is being reviewed as part of the Certificate of
Zoning Compliance (CZC) being processed concurrently with this proposal. As
long as the landscaping is enhanced as mentioned below, the design and
landscaping will be appropriate to buffer, screen and integrate the development
into the neighborhood.
• Support beautiful and high quality development that reinforces neighborhood
character and sustainability. (5.01.02)
The proposed expansion would allow 116 new units in 3 buildings. The subject
property is within a large area zoned C-G and is bordered by existing residential
to the north and east. Phase One consisted of 341 units in 10 buildings. The
applicant completed the first phase design through a Certificate of Zoning
Compliance (CZC). This resulted in a self-storage facility with quality
architecture and dense landscaping which respects the adjacent residential. This
phase (Phase Two)proposes similar architecture to the first phase, but
significantly less landscape density along W. Baldcypress St. As long as the
Applicant increases the density of landscaping in this area as discussed in the
landscaping section below (and added as a condition of approval)staff believes
this proposal would result in appropriate building design, high quality
development and mitigate against detrimental neighboring uses.
C. Existing Structures/Site Improvements:
A Certificate of Zoning Compliance (CZC) was approved in January of 2019 for the first
phase of a self-storage facility. This consisted of 341 storage units in 10 buildings and
52,000 total square feet of gross floor area. This proposal would add an additional 116
units in four buildings and 24,126 additional square feet adjacent and to the west of the
existing facility.
D. Proposed Use Analysis:
The subject property is within the General Retail and Service Commercial District(C-G).
This zone district is intended to be the largest scale and broadest mix of retail, office,
service, and light industrial uses. A"Storage Facility, Self Service" is a conditional use in
the C-G zoning district, as shown in UDC Table 11-213-2. It is subject to specific use
standards per UDC 11-4-3-34.
E. Specific Use Standards(UDC 11-4-3):
A"Storage Facility, Self Service" is subject to specific use standards as outlined in UDC
11-4-3-34. These standards include not being used for residences, structures being at least
25' apart, the facility being required to be screened from view, a secondary access
required, and no outdoor storage of materials. The proposed development meets these
requirements.
F. Dimensional Standards(UDC 11-2):
The existing and proposed commercial structures meet all dimensional standards.
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Meridian City Council Meeting Agenda July 9,2020— Page 290 of 302
G. Access(UDC 11-3A-3, 11-3H-4):
Access will be provided from W. Baldcypress St. to the north and N. Records Ave. to the
east. These accesses are existing and serve the Phase One self-storage that is already
constructed. Self-storage is a low traffic generating use and therefore staff anticipates
negligible traffic impacts from this development. ACHD has not offered any site specific
comments.
H. Parking(UDC 11-3C):
Per UDC 11-3C-6B.1, parking is based on gross floor area of office space for self-service
storage facilities. A 555 square foot office was constructed with the first phase, which
required 2 parking stalls whereas 3 were provided. 2 bicycle spaces were also provided.
This phase does not propose any additional office space, therefore the existing parking is
adequate. As is required by UDC I I-3C-5, all internal 2-way drive aisles are at least 25'
in width.
L Sidewalks(UDC 11-3A-17)
Sidewalks were constructed with the subdivision. This included a 5' detached sidewalk
along the N. Records Ave. frontage and a 5' attached sidewalk along the W. Baldcypress
St. frontage.
I Parkways
No parkways are proposed with this expansion.
K. Landscaping(UDC 11-3B):
UDC 11-2B-3 requires landscape buffers of a minimum width of 20'along Collector
Streets. Twelve foot wide landscape buffers were installed with the first phase of the
development along the property frontages on W. Baldcypress St. and N. Records Ave.
(both Collector Streets). The buffers were reduced from 20'to 12'wide because the
approved plat for this property only required a 10 foot wide landscape buffer, which pre-
dates the current UDC requirement.
The landscape buffer along N. Records Ave contains dense landscaping of trees and
shrubs that very effectively screens the exterior walls of the development. However, the
existing buffer along W. Baldcypress St. (north) contains only trees and the existing
ground cover. According to the submitted conceptual landscape plan, no additional
landscaping is proposed in this area.
One required finding of a conditional use is that the "design 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." There is an additional finding that "the proposed use, if it complies with
all conditions of the approval imposed, will not adversely affect other property in the
vicinity. "
The proposed development is in a visible location directly across the street from existing
residential on two sides. To ensure the project is compatible with these residential uses
Page 6
Meridian City Council Meeting Agenda July 9,2020— Page 291 of 302
and the existing character of the neighborhood, staff recommends the buffer along W.
Baldcypress St. be increased to the density and quality of the N. Records Ave. buffer. This
will be addressed at time of Certificate of Zoning Compliance.
L. Fencing(UDC 11-3A-6, 11-3A-7):
The majority of the"fencing" in the existing self-storage facility is the backs of the self-
storage buildings. There is some existing 8' high metal fencing filling gaps where
buildings do not exist. Phase Two will incorporate several small sections of the same
style fencing at the western portion of the site; otherwise comparable buildings and
architecture will serve as the barrier.
M. Utilities
All utilities for the proposed development are already in place. As this phase is only for
116 more storage units, no additional services are needed.
N. Building Elevations
A design review (DES) application was submitted concurrently with this proposal
(administrative processes).The existing buildings are 12-14 feet in height (the entrance
"cupolas at the office are 25' in height). Materials consist of a combination of corrugated
metal, hardie board, metal panels and stone as a column base and accent material. The
roof consists of standing seam metal. The building elevations as proposed consists of the
same architecture and materials.
Some of the architecture may not comply with all the requirements of the Architectural
Standards Manual(ASM). For example, the elevations show rooflines greater than 50'in
length that do not incorporate roofline and parapet variations. As another example, the
use of metal as a primary field material is not allowed by the ASM. However, the existing
facility is high quality and a significant amount of landscape screening occurs along N.
Records Ave. As long as the northern landscape buffer is increased as recommended,
staff will support the above-mentioned design the design as proposed. With the CZC
application, the applicant should submit and obtain approval of a design standards
exception as outlined in the ASM.
Page 7
Meridian City Council Meeting Agenda July 9,2020— Page 292 of 302
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 8 —
Meridian City Council Meeting Agenda July 9,2020— Page 293 of 302
VII. EXHIBITS
A. Pictures of Existing Facility
View from N. Records looking west N. Records Ave landscape buffer
r
View of Phase Two lot from W. Baldcypress looking south. Existing W. Baldcypress buffer.
;
r
Page 9 —
Meridian City Council Meeting Agenda July 9,2020— Page 294 of 302
B. Proposed Site Plan(date: 4/22/2022)
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Page 11 —
Meridian City Council Meeting Agenda July 9,2020— Page 296 of 302
D. Building Elevations(date: 4/22/2020)
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning
1. Future development of this site shall comply with the provisions of Development
Agreements 104107404 and 107126901 as well as A-2018-0156 (CZC),associated with
AZ-04-009 (Market Square) and the conditions contained herein.
2. The Developer/Owner shall comply with the specific use standards listed in UDC 11-4-3-
34, Self-Service Storage Facility. The application submitted with the Certificate of
Zoning Compliance application shall demonstrate compliance with these standards.
3. The site/landscape plan submitted with the Certificate of Zoning Compliance application
shall be revised as follows:
a. The landscape buffer along W. Baldcypress Way shall be revised to reflect a density
and materials of trees, shrubs and groundcover consistent with the existing landscape
buffer along N. Records Avenue as is approved for CZC A-2018-0156.
4. A Certificate of Zoning Compliance application is required to be submitted to the
Planning Division and approved prior to submittal of building permit applications. The
Page 12
Meridian City Council Meeting Agenda July 9,2020— Page 297 of 302
applicant will either meet all architectural requirements of the Architectural Standards
Manual (ASM) or apply for a design exception as part of the CZC submittal. Staff will
support design exceptions for the architecture as proposed with this CUP so long as
conditions regarding the W. Baldcypress St. landscape buffer are satisfied.
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.
B. Public Works
Site Specific Conditions:
1. Reduce the size of the proposed water main throughout this development to 8".
2. End the proposed water main with a temporary blowoff to facility future extension to
the west.
General Conditions:
1. The applicant shall install mains to and through this development; applicant shall
coordinate main size and routing with the Public Works Department, and execute
standard forms of easements for any mains that are required to provide service.
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. Water service to this site is available via extension of existing mains adjacent to the
development. The applicant shall be responsible to install water mains to and through
this development, coordinate main size and routing with Public Works.
3. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
4. Upon installation of the landscaping and prior to inspection by Planning Department
staff,the applicant shall provide a written certificate of completion as set forth in UDC
11-3B-14A.
5. 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, and water
infrastructure for a duration of two years. This surety amount will be verified by a line
item final cost invoicing 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.
6. 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.
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Meridian City Council Meeting Agenda July 9,2020— Page 298 of 302
7. 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.
8. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. All grading of the site shall be performed in conformance with MCC 11-1-4B.
11. 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.
12. 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.
13. 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.
14. 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
be dedicated via using the City of Meridian's standard forms. 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.
15. Applicant shall be responsible for application and compliance with and NPDES
permitting that may be required by the Environmental Protection Agency.
16. 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 Water
Department at (208)888-5242 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.
17. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for
abandonment procedures and inspections.
18. The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water(MCC 9-1-28.C.1). 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
Page 14
Meridian City Council Meeting Agenda July 9,2020— Page 299 of 302
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 development plan approval.
19. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,
intersecting, crossing or laying adjacent and contiguous to the area being developed
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.
C. Ada County Highway District(ACHD)
hggs://weblink.meridiancity.org/WebLink/DocView.aspx?id=190497&dbid=0&repo=Me
ridianCity
D. Meridian Fire Department(MFD)
1. Fire Flow: Commercial and office occupancies will require a fire-flow consistent with
International Fire Code Appendix B to service the proposed project. Fire hydrants
shall be placed per Appendix C.
2. Water Supply: Final approval of the fire hydrant locations shall be by the Meridian
Fire Department or their designee in accordance with International Fire Code Section
(IFC) 508.5.4 as follows:
a. Fire hydrants shall have a Storz LDH connection in place of the 4 '/2" outlet.
The Storz connection may be integrated into the hydrant or an approved
adapter may be used on the 4 1/2" outlet.
b. Fire hydrants shall have the Storz outlet face the main street or parking lot
drive aisle.
c. Fire hydrants shall be placed on corners when spacing permits.
d. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
e. Fire hydrants shall be placed 18" above finished grade to the center of the
Storz outlet.
f Fire hydrants shall be provided to meet the requirements of the Meridian
Water Dept. Standards.
g. Show all proposed or existing hydrants for all new construction or additions to
existing buildings within 1,000 feet of the project.
3. Water Supply: Where a portion of the facility or building hereafter constructed or
moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on
a fire apparatus access road, as measured by an approved route around the exterior of
the facility or building, on-site fire hydrants and mains shall be provided where
required by the code official as set forth in International Fire Code Section 507.5.1.
For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement
shall be 600 feet(183).
Page 15 —
Meridian City Council Meeting Agenda July 9,2020— Page 300 of 302
a. For Group R-3 and Group U occupancies, the distance requirement shall be
600 feet(183 m).
b. For buildings equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the
distance requirement shall be 600 feet(183 m).
c. Roadways: In accordance with International Fire Code Section 503.2.5 and
Appendix D, any roadway greater than 150 feet in length that is not provided
with an outlet shall be required to have an approved turn around. Phasing of
the project may require a temporary approved turn around on streets greater
than 150' in length with no outlet. Cul-D-Sacs shall be 96' in diameter
minimum and shall be signed"No Parking Fire Lane"per International Fire
Code Sections 503.3 & D103.6.
d. Roadways: All entrances, internal roads, drive aisles, and alleys shall have a
turning radius of 28' inside and 48' outside, per International Fire Code
Section 503.2.4.
e. Roadways: Emergency response routes and fire lanes shall not be allowed to
have traffic calming devices installed without prior approval of the Fire Code
Official. National Fire Protection IFC 503.4.1.
f. Access: Operational fire hydrants, temporary or permanent street signs, and
access roads with an all-weather surface are required to be installed before
combustible construction material is brought onto the site, as set forth in
International Fire Code Section(IFC) 501.4.
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 C-G zoning
district. There are already 341 storage units in 10 buildings and this proposal would add
an additional 116 units. 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 self-storage will be harmonious with the Comprehensive Plan
per the analysis in Section V of this staff report. The proposed storage facility will
provide a needed service within close proximity to residential uses.
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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.
The proposed self-storage facility is the second phase to an existing facility surrounded
on two sides by existing residential. The architecture and landscape buffers associated
with the existing facility are good quality and provide adequate screening. However, the
landscaping buffer proposed along W. Baldcypress Ave. contains existing trees and grass
but does not contain the density provided with the N. Records Avenue buffer. To ensure
the proposed facility is compatible with the existing residences and character of the
general vicinity, staff recommends the density of the northern landscape buffer be
increased to what is existing with the eastern landscape buffer (N. Records Avenue).
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 self-storage 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 proposed use is within an existing self-storage and these services are already being
provided. As the current project is only for additional storage units, no additional
infrastructure is necessary. 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.
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.
As mentioned, this proposal is to add 3 additional buildings to a complex of 10 existing
self-storage buildings. The project is not located in a prime commercial location, is
behind an existing Lowes, and is bordered on both sides by existing residential. The
proposed facility is appropriate in this location.
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 unaware of any natural, scenic, or historic features on this site; thus, Staff finds
the proposed use should not result in damage of any such features.
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