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2020-08-11 Regular WE IDIAN City Council Regular Meeting City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Tuesday,August 11, 2020 at 6:00 PM Minutes ROLL CALL ATTENDANCE PRESENT Mayor Robert E. Simison Councilman Joe Borton Councilman Brad Hoaglun Councilman Treg Bernt Councilwoman Jessica Perreault Councilman Luke Cavener Councilwoman Liz Strader PLEDGE OF ALLEGIANCE ADOPTION OF AGENDA Adopted Motion made by Councilman Hoaglun, Seconded by Councilman Bernt. Voting Yea: Councilman Borton, Councilman Hoaglun, Councilman Bernt, Councilwoman Perreault, Councilman Cavener, Councilwoman Strader PUBLIC FORUM - Future Meeting Topics The public are invited to sign up prior to the start of the meeting to address their elected officials regarding matters of general interest or concern of public matters. This time is reserved for general topics and not specific to an active land use/development application. By law, no decisions can be made on topics presented under this public commentsection. However, the City Council may request that the topic be added to a future meeting agenda for a more detailed discussion or action. The Mayor may also direct staff to further assistyou in resolving the matter following the meeting. ACTION ITEMS Public Hearings related to land use applicationsfollow this process:Once the hearing is opened, City Staff will present their analysis of the application.Following this, the applicant will allowed up to 15 minutes to present their application. Following any questions that may be asked by Council, members of the public are allowed up to 3 minutes each to address Council regarding the application. If a person is representing a Homeowner's Association, indicated by a show of hands, they may be allowed up to 10 minutes,provided those they are representing areyielding their time. Following all public testimony, the applicant is allowed an additional 10 minutes to respond to comments. Council may ask additional questions, and then close the public hearing. Once the hearing is closed, not further testimony will be heard. City Council may move to continue the item to a future meeting or may vote to approve or deny the item with or without changes presented. The Mayor is not a member of the City Council and pursuant to Idaho Code does not vote on public hearing items, unless to break a tie-vote. 1. Public Hearing for Landing South (H-2020-0005) by Jim Jewett, Located at 660 S. Linder Rd. Applicant is Requesting Continuance to August 25. 2020 A. Request: Rezone of 2.43 acres of land from the R-4 to the R-8 zoning district. B. Request: Preliminary Plat consisting of 11 building lots and 2 common lots on 2.27 acres of land in the proposed R-8 zoning district. Continued to August 25, 2020 Motion made by Councilman Hoaglun,Seconded by Councilwoman Perreault. Voting Yea: Councilman Borton, Councilman Hoaglun, Councilman Bernt, Councilwoman Perreault, Councilman Cavener, Councilwoman Strader 2. Public Hearing for Epic Storage Facility (H-2020-0058) by Jarron Langston, Located at 1345 W. Overland Rd. A. 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. B. 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. Approved Motion made by Councilman Borton, Seconded by Councilman Hoaglun. Voting Yea: Councilman Borton, Councilman Hoaglun, Councilman Bernt, Councilwoman Perreault, Councilman Cavener, Councilwoman Strader 3. Public Hearing for Poiema Subdivision (H-2020-0035) by Dave Evans Construction, Located at 3727 E. Lake Hazel Rd. A. Request: Annexation of 14.87 acres of land with an R-15 zoning district. B. Request: A Preliminary Plat consisting of 44 buildable lots and 4 common lots on 14.87 acres of land in the R-15 zoning district. Approved Motion made by Councilman Cavener, Seconded by Councilwoman Perreault. Voting Yea: Councilman Borton, Councilman Hoaglun, Councilman Bernt, Councilwoman Perreault, Councilman Cavener, Councilwoman Strader 4. Public Hearing for Apex (H-2020-0066) by Brighton, Murgoitio, et al., Generally Located East of S. Meridian Rd. and North of E. Columbia Rd. A. 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. B. Request: Annexation of 40.09 acres of land with an R-2 zoning district. C. 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. Approved Motion made by Councilman Hoaglun, Seconded by Councilwoman Strader. Voting Yea: Councilman Borton, Councilman Hoaglun, Councilwoman Perreault, Councilman Cavener, Councilwoman Strader Voting Abstaining: Councilman Bernt 5. 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. A. 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. Approved Motion made by Councilman Hoaglun,Seconded by Councilman Borton. Voting Yea: Councilman Borton, Councilman Hoaglun, Councilwoman Perreault, Councilman Cavener, Councilwoman Strader Voting Abstaining: Councilman Bernt 6. 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. A. 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. Approved Motion made by Councilman Hoaglun,Seconded by Councilman Borton. Voting Yea: Councilman Borton, Councilman Hoaglun, Councilwoman Perreault, Councilman Cavener, Councilwoman Strader Voting Abstaining: Councilman Bern FUTURE MEETING TOPICS ADJOURNMENT 9:36 p.m. Item#2. Meridian City Council August 11, 2020. A Meeting of the Meridian City Council was called to order at 6:04 p.m., Tuesday, August 11, 2020, by Mayor Robert Simison. Members Present: Robert Simison, Joe Borton, Luke Cavener, Treg Bernt, Jessica Perreault, Brad Hoaglun and Liz Strader. Also present: Chris Johnson, Adrienne Weatherly, Bill Nary, Sonya Allen, Clint Dolsby, Shawn Harper, Joe Bongiorno and Dean Willis. Item 1: Roll-call Attendance: Liz Strader _X_ Joe Borton _X_ Brad Hoaglun _X_Treg Bernt X Jessica Perreault _X Luke Cavener _X_ Mayor Robert E. Simison Simison: Council, I'm going to go ahead and call this meeting to order. For the record it is August 11th, 2020, at 6:04 p.m. We will begin tonight's agenda with roll call attendance. PLEDGE OF ALLEGIANCE Simison: Next item on the agenda is the Pledge of Allegiance. (Pledge of Allegiance recited.) Simison: And for the record Council Woman Perreault has joined us. My understanding is we didn't have anyone for the community invocation. ADOPTION OF AGENDA Simison: So, we will move right on to the adoption of the agenda. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: I move adoption of tonight's agenda as published. Bernt: Second. Simison: I have a motion and a second to adopt the agenda as published. Is there any discussion on the motion? If not, all those in favor signify by saying aye. Opposed nay. The ayes have it. Page 29 Meridian City Council Item#2. August 11,2020 Page 2 of 60 MOTION CARRIED: ALLAYES. PUBLIC FORUM — Future Meeting Topics Simison: Mr. Clerk, do we have anyone signed up under public forum? Johnson: Mr. Mayor, only one. Genesis Milam says hi. That is our only sign in. Simison: Thank you. Bernt: Genesis, I love you. I miss you. ACTION ITEMS 1. Public Hearing for Landing South (H-2020-0005) by Jim Jewett, Located at 660 S. Linder Rd. A. Request: Rezone of 2.43 acres of land from the R-4 to the R-8 zoning district. B. Request: Preliminary Plat consisting of 11 building lots and 2 common lots on 2.27 acres of land in the proposed R-8 zoning district. Simison: Okay. Then it will -- with that we will move on to our action items. First item up is a public hearing for Landing South, H-2020-0005. I'm going to open this public hearing and turn this over to Councilman Hoaglun. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: We have a request by the applicant to continue this public hearing. The applicant did not post a sign, so it cannot be heard. We will just continue this hearing to -- continue it and hear it on August 25th. That's enough time to re-post the sign and have it up for the required amount of time for -- for this public hearing. So, I would move that we continue H-2020-0005 until August 25th. Perreault: Second. Borton: Second. Simison: I have a motion and a second to continue this item until August 25th. Is there any discussion on the motion? If not, all those in favor signify by saying aye. Opposed nay. The ayes have it. Page 30 Meridian City Council Item#2. August 11,2020 Page 3- — MOTION CARRIED: ALLAYES. 2. Public Hearing for Epic Storage Facility (H-2020-0058) by Jarron Langston, Located at 1345 W. Overland Rd. A. 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. B. 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. Simison: Item No. 2 under Action Items is a public hearing for Epic Storage, H-2020- 0058. 1 will open this public hearing with staff comments and turn this over to Joe. Dodson: Thank you, Mr. Mayor. Can everybody hear me all right? Okay. Good. My fiancee says I mumble, so I got to make sure I enunciate now. The request before you -- before us 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. Actually, Chris, can I share my screen? There we go. Better for you guys. The applicant is also requesting a 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 City Council has recently approved a new residential subdivision Sagewood West that will have R-8 zoning. Directly across West Overland Road, an arterial street, 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 -- this parcel has both the commercial and medium density residential future land use designations as of the most recent change to the comprehensive map. The addition of the commercial designation spawned the proposal to rezone this property. 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, just staff must assess proposed uses with those listed in the UDC use tables for each zone. Precision Storage Concepts, for the actual business proposed on this site, who operate the business, 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 nor store them themselves. In other words, the customer will drive their trailer or RV to the facility and stop it near the north end of the site, roughly here, and, then, employees will check the customer in and take the trailer or RV from there. The customer would, then, proceed to the office at the back of the property at the south end here and finish -- finish the paperwork as needed. When they need their vehicle again they will likely call ahead and the employees will prepare it for use. To do this Precision Storage Concepts is intended Page 31 Meridian City Council Item#2. August 11,2020 Page 4 of 60 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 that is approximately 29,000 square feet. There is also intent for ancillary outdoor storage of vehicles and trailers that will be stored in 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, currently zoned R-8, and development to the south and southwest and to the east is residential, staff was originally concerned 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 recommended changing the requested rezone of C-G to be C-C instead and the applicant agreed to this change during the Commission meeting. If approved the C-C zoning district is a lower intensity commercial zoning 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. Self service storage, the use that staff has to place this proposed use into, is still a conditional use in the C-C zone and will not affect the future operation of this site. Access to the site is proposed via an existing curb cut from West 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 common driveway in the adjacent Sagewood West development recently approved. This applicant and the applicant for Sagewood West have worked together to align this access. This is an emergency only access. To be clear, this is a Planning requirement and not a Fire requirement for the emergency access, which is why they are allowed to be so close. I just wanted to put that on the record for Council. As part of proposing a commercial zoning and use, a 25 foot -- 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 having vegetation -- enough vegetation within the required buffer. Staff has recommended a condition of approval to correct this. The applicant submitted conceptual renderings and conceptual elevations of the new proposed storage commercial building. The originally submitted -- submitted plans did not meet all of the standards as required for commercial development in the architectural standards manual. This application does not include design review, but staff recommended certain conditions prior to the Commission meeting to ensure any future building on this site is built to a premier standard as intended by the ASM. In response to these conditions in the staff report prior to the P&Z meeting the applicant provided revised elevation renderings that responded to most of staff's concerns. Staff believe some -- some additional tweaks should take place, but these can happen at the time of certificate of zoning compliance and design review application submittal. Planning and Zoning Commission recommended approval of the subject applications. Generally the key issues of discussion were the height of the fence adjacent to residential uses, the use of the existing facility in the rear of the property that is to remain and how the proposed use actually functions on site with the intended valet service model. A condition change to the staff report was recommending a DA Page 32 Meridian City Council Item#2. August 11,2020 Page 5- — provision or condition that an eight foot tall fence be constructed along the property lines that abut residential uses, which is in line with the allowable fence height in the commercial zoning districts. The only outstanding issue for City Council from the staff report is Conditions 1.1 and 1 .2 regarding providing staff with revised legal descriptions and rezone descriptions because of the change in zoning and the small sliver that Sagewood West is conveying over to them. The applicant did not get those to staff in time and, therefore, staff recommends that Council modify these conditions to include some type of rewording that allows them to supply these prior to the rezone ordinance being approved. Just continue through these elevations for everybody. And I will stand for questions. Thank you. Simison: Thank you, Joe. Council, any questions? Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Joe, do you know what the height of this -- approximate height of the building is that they -- I mean I know this is just a rendering. It may change in design, but the big -- do you have an estimate for us or is that a question for the applicant? Dodson: Council Woman Perreault, I believe it's roughly 30 feet, but the applicant would be sure to tell you for sure. Perreault: Thank you. Borton: Mr. Mayor? Simison: Councilman Borton. Borton: Joe, on these renderings, can you just briefly point out the concern you had with the before and how the after fixed it, because the difference is subtle. It's hard to see it I guess at first glance. Dodson: Thank you, Council Member. I -- I understand the question. One of the biggest things that they changed was adding windows, which definitely helps along Overland Road. One of the tweaks that I would be recommending when it comes through design review is adding some more along Overland Road especially. They also added some required roof parapet variation along the top by popping out that centerpiece here. They also ensured that the awnings, where ever they do exist, are actually tied into the building with some architectural supports. I plan on -- if this were to be approved I plan on asking for some more of these types of things on all facades, since they are going to be all visible from residential and the public right of way. Borton: And that would be part of a future design review? Page 33 Meridian City Council Item#2. August 11,2020 Page 6- — Dodson: Yes, sir. That's correct. Which they do have to do for any new building in a commercial zone. Borton: Okay. Thank you. Dodson: You are welcome. Simison: Council, any additional questions for staff at this time? If not, I will turn this over to the applicant. Is Mr. Walker with us in the room or online? Oh, please come forward and state your name and address for the record. Be recognized for 15 minutes. Walker: My name is Glen Walker. 1891 North Wildwood Street, Boise, Idaho. I'm representing the ownership group for this project, which the project is called Precision -- Precision Storage Concepts. We have submitted this project for a rezone and a conditional use permit. We were originally requesting to rezone to a C-G zone, but after reading the staff report we would agree that a rezone to a C-C zone would work and we would agree to the staff report that a C-C zone is more in line with what they would like and we would agree with that. The site is located at 1345 West Overland Road, which has been designated a commercial zone under the future land use map. We feel this project will fit in nicely with the surrounding uses. The site is surrounded by existing City of Meridian zoning and development to its north, west and south. To the east of the site is a new residential subdivision and across Overland Road is an I-L zone with two RV uses, both of which would fit in nicely with this project, that being Bish's RV and Camping World, which we feel would fit in nicely and to the west is a new fire station that has been newly constructed, which is convenient. All the utilities are located at or close to the site. There is an existing home and accessory building on the site. The home will be removed upon the development. However, the accessory facility, which will remain, houses an existing rest -- ADA restrooms and it will become the office for this facility, which when clients come up they will drop off their vehicle, their RV, and, then, the employees will take over, grab that, and bring it in -- either into the facility or park it on site and they go and finish their paperwork inside that little office building. The new facility we are proposing is a high end storage facility for storing RV trailers, boats, et cetera. This storage facility is a more encompassing commercial business than a traditional self storage facility. Precision Storage Concepts was established with a valet system that comes with a drop and go system. Awash before each use and includes maintenance checks on standard items, such as battery, water, refrigerator and tire pressures. Precision Storage Concepts of Meridian will blend in 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 care Precision Storage Concepts will offer to their customers and will help the City of Meridian to continue to achieve beauty, clean neighborhoods by keeping your RVs, boats, and trailers off the streets and out of the housing developments and also in accordance with a lot of the HOAs and CC&Rs. Precision Storage Concepts is intended to be a full service RV trailer and boat business for the community and we feel -- the ownership feels that the location of this facility is ideal for the proposed use due to its proximity to Bish's RV and Camping World. With regards to our CUP application, the project is subjected to a conditional use permit approval. The facility -- the facility will be used as a commercial Page 34 Meridian City Council Item#2. August 11,2020 Page , - — use for storage and light maintenance only. No manufacturing will be done at this facility. This facility will be separated by more than 45 feet on all sides and will be fire sprinkled as well. The site will be surrounded by green vinyl fence, which they have said would be an eight foot fence along the residential and we agree to that. The hours of operation for the facility will be proximately 6:00 a.m. to 7:00 p.m., which falls under the allowed time for the city. We are providing the 25 foot landscape buffer between the residential zone, as well as a 25 foot street buffer, which should meet the landscaping requirements from the city. We are also showing a secondary means of access for emergency which lines up with a development to our east and you can see that on the site plan and also on the landscape plan. We line that up with the development to our east. We are proposing seven parking stalls with two ADA stalls. As mentioned, this facility is a valet type system. We feel that the seven parking stalls is in compliance with city code for the amount of parking spaces needed. The staff report talks about providing a sidewalk from Overland Road to the rear of the building as well. The owners will agree to that to provide some sort of path, either by concrete or walkway or a striped area on the asphalt that would lead to the back area of the building and that would be that rear building on the property. We will be submitting the design as mentioned by Joe. We will be submitting a design review and a certificate of zoning compliance that has yet to be done, but we will be doing that because -- because of the code requirement, which at the time we will be working with the city -- city officials with regards to the design of the building itself. We do hope these two applications, the CPU and the rezone, will be acceptable and we feel that this project is a great fit for the City of Meridian and will add quality, great architecture, and distinctiveness to the area and that's really all I have. Simison: Thank you. Council, any questions to the applicant? Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Just a quick question for Mr. Walker. There is somewhat -- there is going to be some outside storage of some of the trailers. Is that to be on the west side of the property? Walker: It's mainly to the south. The drive -- we -- what we did was we provided a drive around the building would be more of a fire truck drive around the building. Hoaglun: Right. And, then, that lower part is that where -- Walker: Yeah. Hoaglun: -- it would be outside? Walker: Yeah. Hoaglun: Okay. Page 35 Meridian City Council Item#2. August 11,2020 Page 8 of 60 Simison: Council, any additional questions for the applicant? Thank you very much. Walker: Thank you very much. Appreciate it. Simison: This is a public hearing. Mr. Clerk, do we have anybody signed up to testify on this item? Johnson: Mr. Mayor, for this item nobody signed up in advance. Simison: Okay. No one has signed up. If there is anybody in the audience who like to provide testimony on this item, if you would like to come forward to the podium now and do so or if you are online on Zoom, please, use the raise hand feature at the bottom of your -- of the app and we can bring you in to provide testimony. I don't think we have anybody on the phone, if I'm not mistaken. Oh, we do have someone -- one person on the phone and if you are on the phone it is star -- Johnson: I believe it's star six. Simison: Star six to raise your hand if you would like to provide testimony. I am not seeing anybody that's raising their hand or coming forward to provide testimony. Would the applicant like to make any -- Johnson: Mr. Mayor, my apologies. It is star nine. Simison: Okay. Star nine. Would the applicant like to come forward? Any final comments or -- okay. Council, I will turn this over to you. Borton: Mr. Mayor? Simison: Councilman Borton. Borton: I can't see the applicant, but a question that -- just to confirm that staff's outstanding issues, that Conditions 1.1 and 1.2 requiring those to be done and provided prior to rezone ordinance approval, was there any concern in meeting that language as well? Simison: I have an affirmative head nod from the applicant that that is not a problem. Borton: Okay. Thank you. Simison: Do I have a motion to close the public hearing? Borton: Mr. Mayor? Simison: Councilman Borton. Page 36 Meridian City Council Item#2. August 11,2020 Page 9- — Borton: I move we close the public hearing on Item 2, H-2020-0058. Cavener: Second. Simison: I have a motion and a second to close the public hearing. Is there any discussion on the motion? If not, all those in favor signify by saying aye. Opposed nay. The ayes have it. MOTION CARRIED: ALLAYES. Borton: Mr. Mayor? Simison: Councilman Borton. Borton: To launch discussion, I thought this was an interesting application and business model and a pretty good location and unique addition to the -- to the city. I think P&Z did a good job of vetting it well. I'm glad that there is design review to take an additional step. The C-C rezone makes sense. And the applicant's agreement with meeting the Conditions 1.1 and 1.2 prior to the rezone ordinance approval all make it a project that I think is a definite net win for the City of Meridian. So, I'm one that's supportive of the application. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Councilman Borton said it perfectly. Borton: Mr. Mayor? Simison: Councilman Borton. Borton: I will take a stab at a motion if I may. Item 2 on the agenda, H-2020-0058. I move that we approve that application as presented in the staff report dated August 11 , 2020, and to include the applicant -- applicant's commitment to meet Conditions 1.1 and 1.2 of the staff report prior to any rezone ordinance approval. Hoaglun: Second the motion. Cavener: Second. Simison: I have a motion and a second. Is there any discussion on the motion? If not, Clerk will call the roll. Roll call: Bernt, yea; Borton, yea; Cavener, yea; Hoaglun, yea; Strader, yea; Perreault, yea. Page 37 Meridian City Council Item#2. August 11,2020 Page 10—— Simison: All ayes. Motion passes and the item is agreed to. Thank you very much. MOTION CARRIED: ALLAYES. 3. Public Hearing for Poiema Subdivision (H-2020-0035) by Dave Evans Construction, Located at 3727 E. Lake Hazel Rd. A. Request: Annexation of 14.87 acres of land with an R-15 zoning district. B. Request: A Preliminary Plat consisting of 44 buildable lots and 4 common lots on 14.87 acres of land in the R-15 zoning district. Simison: Item 3 under Action Items is a public hearing for Poiema Subdivision, H-2020- 0035. I'm going to open this public hearing with staff comments and hand this over to Joe. Dodson: Thank you, Mr. Mayor. All right. On to the next one. As stated, the next item before us is Poiema Subdivision. The request is for annexation of 14.87 acres of land, with a request for R-15 zoning and a preliminary plat consisting of 48 building lots and six common lots, of which one is a common drive serving four lots. The proposed annexation area lies at the edge of the city's area of impact on the south side of East Lake Hazel Road, approximately half a mile east of Eagle Road. There is existing city zoning directly across Lake Hazel to the north, which is Bicentennial Farm Subdivision, but no other existing Meridian zoning is adjacent to the site at this time. There is also a golf course directly to the east of this property, but is within the city of Boise area of impact. Despite minimal -- despite minimal existing zoning directly to the west and southwest of this site, the city is currently processing multiple projects in this area as seen in the plan development map on the right. The proposed land use of attached single family residential and townhome units is consistent with the future land use map designation of medium high density residential and are both principally permitted uses in the requested R-15 zoning district. Medium high density residential requires a density of eight to 12 units per acre. The applicant has proposed a project with 7.5 dwelling units per acre with their updated plat. The Comprehensive Plan allows for rounding of densities. Because of the proposed product type and the difficult shape of the property to begin with, staff does support rounding this proposed density is 7.5 to the required eight dwelling units per acre per the provisions in the Comprehensive Plan. In addition to the proposed residential use on this site, the applicant is reserving a building lot for a future church. A church -- a church is a conditional use within the proposed R-15 zoning district. The residential portion of the site consists of approximately seven and a half acres and includes the right of way and the future church lot is approximately seven acres. This application does not include the conditional use permit for the church lot. That use will be analyzed with the future conditional use permit application. The applicant submitted sample elevations of the attached single family homes and the proposed townhome units. The submitted elevations for the attached single family show all single story attached structures with two car garages and similar finishing materials of stucco, masonry, and wood. In addition, the Page 38 Meridian City Council Item#2. August 11,2020 Page 11 of u0 elevations show both shed roof and traditional pitched roof designs. The applicant has not stated that all of these will be single story structures. The conceptual townhome elevations show a different color palette, which is appreciated, and the offer -- and offers similar finished materials as the attached units. In addition, these elevations show high amounts of -- high amounts of modulation and roof height variation, which breaks up the facade of the building. The submitted conceptual elevations appear to meet design requirements, but attached and townhomes single family residential units do require design review approval prior to building permit submittal. This requirement gives staff the opportunity to review the buildings and ensure compliance with the ASM. In addition, the proposed north-south local street is straight and relatively long. So, staff is recommending that future homes are built across varying setbacks on this road to provide variation along the street and help ensure there is not one monotonous wall plain of homes along the street. All proposed lots shown on the submitted preliminary plat appear to meet all UDC dimensional standards and this includes property sizes, street frontages, and the road widths. Access to this development is proposed via a new local street into this development from East Lake Hazel Road. This access is the farthest east it could be built and still technically does not meet ACHD district policies. However, the closest adjacent access on the north side of Lake Hazel is too far west and, therefore, would not line up with this -- with the west part of this property in order to have accesses at the same place along Lake Hazel. ACHD understands this and, therefore, approved of the proposed access to Lake Hazel and appreciated that they moved it as far east as possible. The applicant is also proposing a stub street to the west for future local street connectivity, shown as Street B here, and that is required to have a temporary turnaround constructed at its terminus until it is extended in the future. The proposed street sections are 33 feet wide and can accommodate parking on both sides of the street where no driveways exist and are proposed with five foot attached sidewalks. Because the stub street to the west will likely lead to nowhere at the time of this development, the applicant is required to provide an emergency only access to Lake Hazel or the development will be limited to no more than 30 homes. The applicant is showing on their master plan a 20 foot wide -- wide emergency only access from the western stub street that runs along the western property boundary and connects to East Lake -- East Lake Hazel. ACHD and Meridian Fire have granted their approval of this emergency access. That is roughly what this is depicting here. Staff is recommending that the emergency access is built prior to the applicant receiving any building permit approval. A 35 foot wide street buffer is required adjacent to East Lake Hazel Road, because it is both an arterial and noted as an entryway corridor in the master street map. The revised landscape plan depicts compliance with this requirement. Per UDC standards arterial roadways are required to have detached sidewalks. Staff is recommending a condition of approval to construct a detached sidewalk and all required street frontage improvements with the residential phase of this development and not with the church site development. A minimum of ten percent qualified open space meeting the standards listed in UDC 11-3G is required. The proposed future church site will not be required to meet open space standards. Therefore, the required qualified open space for this development is based upon the only -- based only upon the portion of the property where the residential use is proposed. According to the applicant, the residential area is approximately six acres. Based on this size, the applicant should supply at least .6 acres of qualified open space or approximately 20,000 Page 39 Meridian City Council Item#2. August 11,2020 Page 12 of— -- 26,000 square feet. The applicant is proposing approximately one acre of qualified open space. The largest common open space lot is centrally located and is approximately 15,000 square feet and sits between the proposed residences and the future church site. It is the intention of the applicant that this open space lot would be used for both the residential part of this development and for the future church site, even though the church site will not be required to meet any certain open space requirement. Staff has amended the conditions in the staff report following the Commission meeting to make this open space lot a nonbuildable lot in perpetuity and require that the future HOA and church enter into a use agreement to ensure it is maintained regardless of who was using it. Another area of qualified open space is located around the cul-de-sac and includes a very nice water feature and seating area for future residences, which is this water feature here. The open space exhibit also shows an open space area between the proposed alley and the street that is less than 5,000 square feet. There are actually two areas that are less than 5,000 square feet, this area and here. This area does not appear to be qualified open space per UDC standards and should be removed from the open space calculations. With this area removed the open space still meets the minimum requirements. Planning and Zoning Commission recommended approval of the subject applications with some modifications to the conditions in the staff report. The key issues of discussion by Commission were removal or modification of staff condition 3.13 and feasibility of either outcome. The location and size of the large common open space lot shared between the future church site and this preliminary plat and the issue of who will maintain this shared open space lot. The other item is whether this plat should be combined with the future conditional use permit required for the church site and how the two projects will function together. And the last one wants applicant to look at some sort of netting to prevent broken windows from the adjacent golf course on the east side of this plat. The Commission recommended two changes to the staff report. One, modify condition 1-F to include language that requires the future HOA and the church to enter into a use agreement to ensure perpetual maintenance of the common open space lot, the large 15,000 square foot lot as noted before. And their second change was to remove condition 3.13 from the staff report. The outstanding issue for City Council is that the applicant does not desire to install netting along the eastern property line that Commission wanted them to discuss and would like to leave that up to each property owner to determine whether that is feasible. Council should discuss whether they want to condition this netting or leave it up to each property owner. And I will stand for questions. Thank you. Simison: Thank you, Joe. Council, any questions? Strader: Mr. Mayor? Borton: Mr. Mayor? Go ahead. Strader: If -- if the planners can give us some background on -- if you look at the map it looks like -- almost looks like a little bit of a leapfrog compared to the surrounding developments that haven't developed yet. Would the city be required to make any investments in connecting city services and when are those other--when do you estimate Page 40 Meridian City Council Item#2. August 11,2020 Page ——— those other developments would -- would happen and is there any drawback to sort of leaping over here and doing this one first? Dodson: Council Woman Strader, Members of the Council, if you look at the planned development map, everything in gray is built already. Everything in red is planned. So, services are already here, which is good. So, leapfrogging across Lake Hazel should not be, you know, any more strain on the system. The developer will be required to build all of that infrastructure themselves and provide it to themselves for this development. Hoaglun: Mr. Mayor? Borton: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Question regarding the Ten Mile Creek and pathway system. I remember reading another document --the developer for the other unit was developing the pathway, but I want to make sure that is accurate. If my memory serves correct. Dodson: Councilman Hoaglun, yes, sir, that is correct. The master pathways plan does not show it on this site, it shows it on the -- I guess you could say west side of the Ten Mile Creek. This applicant is, therefore, not proposing a pathway on this side. However, they are proposing an open space area that the townhomes in the center will front on as required by the staff report as well. Hoaglun: Okay. Thank you. Simison: Council, any further questions for staff at this time? Strader: Mr. Mayor, maybe one more. Simison: Council Woman Strader. Strader: Is the boundary of our -- our plan set with Boise? Like is this clearly an area that Meridian should develop, as opposed to Boise, given the location of their golf course? Dodson: Council Woman Strader, according to our maps this -- this is right on our boundary, yes. I'm not sure if their area of impact overlaps ours in this area. I do not believe it does. So, this is ours to develop, yes, ma'am. Simison: Council, any further questions for staff? If not, I will ask the applicant to state their name and address for the record, be recognized for 15 minutes. Thompson: Thank you, Mr. Mayor, Members of the City Council. Good afternoon. I'm Tamara Thompson, I'm with The Land Group, 462 East Shore Drive in Eagle. I do have a PowerPoint, if it's -- if I could show that. Does that show for you? Page 41 Meridian City Council Item#2. August 11,2020 Page 14 of— Borton: Yes. Thompson: Okay. Excellent. All right. Since the -- since the word was new to me I thought I would give you a definition. Poiema is Greek origin and it means masterpiece, poem, or work of art and since the property is currently owned by the Calvary Chapel and it's also a Biblical term here. The site is 14.87 acres and it's located approximately a third of a mile east of Eagle and south of Lake Hazel Road. The property consists of one parcel, which is 3727 East Lake Hazel and it's currently zoned RUT in Ada county. The Boise Ranch Golf Course is to the immediate east and note that the YMCA and Bicentennial Farm is to the north. This is just zoomed in just a little bit more. The project is adjacent to Ten Mile Creek. Ten Mile Creek is not on the property, but it's actually on the property to the west and a pathway is planned on the west side of Ten Mile Creek. And here is the future land use map. The property is in the City of Meridian impact area and the path of annexation -- and this would be by Bicentennial Farm Subdivision, which is immediately across -- across Lake Hazel to the north and the property has a future land use map designation of medium high density residential and single family attached and detached residential units townhouses, condominiums, and multi-family are permitted within that land use designation. Our preliminary plat consists of 56 total lots, 48 single family residential building lots, one nonresidential lot for a future church and five open space lots. One common drive and one alley. And, then, again, the stub street to the west and there is an application that's been submitted to the city for the properties to the immediate west. They went to P&Z last week and, then, they were continued until September. The layout has 33 patio homes that back to the existing golf course. All of these are accessed via -- I'm sorry. And, then, 15 townhouses within the area of B and all the 15 townhouses are accessed via an alley and ten of those townhouses front on Ten Mile Creek as an amenity. The residential area, approximately 12 percent -- 12 to 14 percent open space. I know Joe just mentioned that maybe one of the ones that we were counting didn't -- wasn't counted -- wasn't -- couldn't count. We still have 12 percent without that. We have 14 percent with it. There is an open space with a plaza and a water feature at the end of the cul-de-sac for an amenity. Plus the amenity at -- at the corner of the church lot. This is the master plan with the church. We had our neighborhood meeting for the conditional use permit last week and I'm currently putting that application together and will be submitting that to the city in the next week or two. The applications before you tonight are annexation and a rezone to R-15 and a preliminary plat and, then, the conditional use will be submitted separately. But I have given you the site plan so you can see the full master plan. The proposed annexation R- 15 zoning designation complies with the city's Comprehensive Plan and the preliminary plat consists -- or is consistent with the R-15 zoning designation. And, again, these is the conceptual elevations. They will be single family patio homes, which are detached units, and, then, 15 townhouses, which will consist of three five-plexes and these are all single family. They are for sale product. And, then, ACHD -- we are in agreement with ACHD's conditions and I just did a clip here to show you there is many public improvements that are slated in the capital improvement plan, their five year work plan, within the next two to three years in this -- in this area. I wanted to just go through with you the netting discussion. The patio home lots are adjacent to the Boise Ranch golf hole number five. In my next slide I will show you that hole. There is currently existing large trees on the Page 42 Meridian City Council Item#2. August 11,2020 Page —of 60 golf course. This first picture on the left, that is on the property. I was standing on the property looking southeast and you can see how big the trees are already along that -- that area or that property line and, then, the right picture that you see here I was standing in -- right -- I'm in the borrow area of Lake Hazel Road looking mostly south. South. And you can see the green here and, then, the property is -- is to the left of the picture and the -- the large trees that already exist in this area. And, then, here I put it side by side so you could see the hole. So, on the -- on the right-hand side here I have a little pin showing where the Poiema -- Poiema Subdivision is and you can see all of the -- of the trees along the property line that currently exist and how large those trees actually are and, then, I would like you to note that there is existing homes on other golf holes. If you look at here number -- number one, number nine, number ten, number 12 and 13. All have existing homes. Very few of these existing homes have -- have nets or other mitigation, as it's very strategic on -- on where to place those. Hole number 13 is the hole that is the most similar to how we are with number five, where the homes are on the left-hand side of the tee box, so the tee box is in the lower right-hand corner of the picture and the fairway goes off to the west and I walked the hole and none of the homes on Hole 13 have nets. There are trees along there as well. Definitely not as dense. But the trees have been strategically placed already to protect those homes and my client is not in favor of a condition for netting, because such placement is very strategic and it definitely doesn't need to be along the entire property. We wouldn't want to block the view of those homes and there is also a handful of other mitigations that can be used, such as awnings or landscaping. There is film that you can put on -- on -- on windows. But as such we don't -- we don't think, number one, that it's an issue due to the existing and, number two, that it should be up to the homeowner-- excuse me -- homeowner of which mitigation measure they would like if it is an issue. So, they don't have their view blocked by netting. And, again, none of those on number 13 have -- have any netting. I did a little research and most miss hit golf balls -- 70 percent go right and with it being on the left and there is no trouble on the right, we really just don't think it's -- it's an issue. The annexation and zoning of this property provides for the orderly development of the city and it's in accordance with the Meridian Development Code and the rezone of the property as R-15 and the platting of single family homes continues the zoning framework planned for the Comprehensive Plan and the future land use map. We agree with staff's analysis and recommended conditions of approval and we respectfully request your approval tonight. Thank you. Simison: Thank you, Tamara. Council, any questions? Borton: Mr. Mayor? Simison: Councilman Borton. Borton: Tamara, great presentation. I apologize for chuckling. I just -- I wish I could say I haven't hit it left and right playing golf, but -- I could hit a house anywhere probably. So, if -- if the netting is not required is there any concern that the CC&Rs of the subdivision could prohibit a future homeowner from desiring to put a netting up and -- how would you -- if you -- if you suggested that it should -- it could be the individual homeowner's future Page 43 Meridian City Council Item#2. August 11,2020 Page ——— decision, which I understand and can appreciate, how do -- how do we ensure CC&Rs don't prohibit that future homeowner from doing so? With the big poles oftentimes and some folks don't like that around -- Thompson: Mr. Mayor, Councilman Borton, we could definitely have a provision in the CC&Rs that -- that netting or other mitigation measures would be approved and we could have some criteria there. That's not a bad idea. But it would definitely not be prohibited. Borton: Okay. Simison: Council, any other questions for the applicant? Okay. Seeing none, this is a public hearing. Mr. Clerk, do we have anyone signed up to provide testimony on this item? Johnson: Mr. Mayor, there were two folks signed in. The first is Annette Alonso and she is representing Southern Rim Coalition. Alonso: Hi, Mayor. Hello, Council Members. Thank you so much for having me. Of course, I'm Annette Alonso at 2204 East Hyperdrive in Meridian and I'm representing the Southern Rim Coalition. I just can't help but feel that this development was kind of just squeezed into a small triangle. We look at -- we look at the open space and we are always really big into open space and how it feels and this open space just kind of looks like it's just squeezed in the back of the development. They put a cul-de-sac at the end there and, in reality, it doesn't really looks like it won't be used by anybody, other than the townhouses that are back there. It will be more screened from the rest of it due to those townhouses and, I don't know, for me I would rather see that cul-de-sac be connected to the -- to Pura Vida which is going to be next door. I know there already is a connection coming across, but when I lay the two developments together Pura Vida doesn't have anything in it that's going to connect that road. So, that one connector road that's going across there is not going to connect to anything ever. So, you are going to have one entrance in and out of this development and -- and if you just look at the development of where the housing units are themselves, it's actually pretty high density if you take out the church. There is a lot of houses in a little bit of small space and a tiny little piece of something that was kind of squeezed in there, in our opinion. And that's just kind of how we feel about that open space. We would love to see that open space somewhere more centralized in some way, so that everybody could enjoy it and I know we might say that they might be using the church property, but we don't know how that's going to work. I mean kids definitely aren't going to run around in the church parking lot I'm not thinking and, of course, the golf course isn't considered an amenity, because you can't go walk on the golf course. So, I just -- to the Southern Rim Coalition that open space just seems like it was stuck in there at the end of that cul-de-sac and there just doesn't feel like there is any connectivity, this is just a triangle and something to squeeze high density in. Of course, there aren't any walkways in the development. Like I said, the stub out street isn't going to connect to anything I don't believe in Ten Mile Creek. I would love to see that cul-de-sac also being crossed there and connected. The common driveways -- we know that those are always a problem when you have more than, you know, three homes on it. Page 44 Meridian City Council Item#2. August 11,2020 Page 17—— I know that city code allows six at this point. We are thinking of changing that. But those always end up to be a problem and I just can't see where any of the parking is going to be for the five -- five units -- five sets of three townhouses, where are they going to park? It's a wider street there, the main street coming in, but I just think parking is going to be a problem as well. And, of course, the main thing we always talk about are the schools. I did a little map and -- of all the developments that are coming -- that are already on the City Council's worksheet or that have already been approved. We have Sky Mesa Highlands, the Turf Farm, Century Farm, Eastridge, Lavender Heights, Pura Vida, Sky Mesa, McKay Farms, Pinnacle and with what's coming that's 1 ,716 new homes, that means that's 1 ,373 children. Again, where are we putting 1 ,300 children? We know there is a problem already. So, those are our main concerns, the open space, the connecting of the road and the schools. That's all I have. Thank you. Simison: Thank you. Council, any questions? All right. Mr. Clerk. Johnson: Mr. Mayor, next is Kit Fitzgerald. Fitzgerald: Can you hear me okay? Simison: We can. If you would state your name and address for the record. Fitzgerald: All right. My name is Kit Fitzgerald. My address is 7051 North Sunset Maple Way in Meridian. 83646. First of all, thank you for having me. I have been a part of this conversation from --from a very early stage and first want to thank the city staff for talking with us well before we ever-- we got going about what would make the most sense to the development based on the density requirements. This development is a unique piece of land, which is planning to have a beautiful church with a huge amphitheater set up, so tons of green space that even though it's not technically part of the residential space, it's going to be very appealing to the eye and I just -- I just want to make sure that everyone that is working in a -- in a high density environment, you know, with -- with land that does abut something like a golf course and then -- and then two roads, it's tricky to try to figure out how to put in a -- you know, a physically appealing product where you get the density right and still maintain the ability for easy access, nice, you know, turns in the street and that's what the cul-de-sac point is for and we reworked this with the developer many many many times to try to really figure out how to make this the most beautiful neighborhood as possible and -- and I do just want to say that the conversations that we have had from a number of -- even the members, of course, of the church who are super excited to see what is going to be happening out there. They just love the idea of what's being done. And, you know, that -- it's amazing already the number of people who have asked to be put on an interest list or a waiting list for this product, because it's so unique to the south part of Meridian, because high density really hasn't happened all that much over there yet and so it fills the need for those that are trying to get in at a reasonable price point and yet still have a high amenity neighborhood close to the -- to something like their church or their services that are very important to them. So, I just obviously want to speak in favor of the project and thank-- most importantly I just want to thank the city staff, because they were fantastic helping us at a very early stage when we had a completely different Page 45 Meridian City Council Item#2. August 11,2020 Page ——— plan in mind and found out that -- that we needed to totally take a look at it and everybody's worked really hard to try to really make so it will be super appealing to the south part of Meridian. That's it. Simison: All right. Thank you very much. Council, any questions? This is a public hearing. If there is anybody else in the audience or online who would like to provide testimony on this item I would encourage you to use the raise your hand feature at the bottom of the app -- to the Zoom app or if you are on the phone you can hit star nine to raise your hand and the clerk will bring you in to testify. Seeing nobody in the audience or online wishing to testify, I will ask the applicant to come back forward for any last comments. Thompson: Thank you, Mr. Mayor, Members of Council. I will attempt to answer some of the questions that were brought up. If I could share again -- the open space that we have isn't just at the end of the cul-de-sac. There is -- there is a park that is part of the subdivision for the neighbors' use. It is very centralized. It is about a third of an acre and we are planning on having a tot lot and, then, a ball field, something where they can -- you can throw a ball or -- or kick a ball. A little soccer field. The -- the one thing that we wanted to make sure is that it is -- it is part of the subdivision. It will -- there will be a lease agreement, so that the church can use it and -- and on Sundays it -- it would be shared. But it's definitely part of the subdivision and for all the residents and, again, it is centralized. We do have a very unique shape. Triangles are not the most efficient for -- for laying out a square or rectangle lots and the -- the brokers of the real estate units have proximity to the golf course and having walked back to those, are -- are very desirable and so that's one of the -- the main parts of laying this out is having those -- those patio homes that back to there -- to the golf course and that is something that has caught a lot of interest so far and, then, the parking -- both sides of the street for the off-street -- offsite have parking on them. There is also --the single family homes will have their own garages and the pad outside of the garage. So, basically, all the single family homes have four parking spaces for each of them with a two car garage and two cars outside and the townhouses are exactly the same. They have two car garages and, then, they have their parking pad as well and, then, there will be all access from the -- from the alleyway. So, we have adequate parking. That should not be a problem. And, then, connectivity. Let me see if I can change -- so, while I was waiting I went onto the city's website and pulled up the adjacent -- let me see if I can switch here. It's not letting me switch to a different screen. I looked up the -- are you guys seeing my screen or are you on the city screen? Johnson: Tamara, we are seeing the city screen. We can stop that share and you can start your share. You had nod, so Joe brought up his -- the reference. But we will stop this and allow you to share your -- Thompson: I thought I was -- Johnson: It never started, so Joe took over. So, you can do that now. Thompson: Okay. Thank you. What I'm going to pull up is the city's website. On the Page 46 Meridian City Council Item#2. August 11,2020 Page ——— Clerk's website where you can see the applications that have been submitted. So, Pura Vida, Ridge Ranch, is the property on the left side of Ten Mile Creek and I hope -- is that showing for you now? Are you all seeing that? So, anyway, they have contacted us and we have coordinated this connecting point. So, their -- their plan and what they have submitted to the city has been coordinated with our design and that connection point and the -- the stub road we are submitting to -- or the stub road to the west, they are aligned with that. So, those -- those two have been coordinated. And let's see. Something else we have mentioned about density and, again, we comply with the comp plan designation, both four and eight and we are 7.5. But it does allow the rounding, so we are at the very low end of the Comprehensive Plan. And I think I have addressed everything. With that I will, again, ask for your approval and I will stand for questions if you have any other questions. Simison: Thank you, Tamara. Council, any additional comments or questions? Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Tamara, I'm curious -- well, I have a couple of questions. The -- you talked about the parking for the townhomes. What is the length of their driveways there? Do you have a standard 20 foot driveway or is that a shortened drive into the alley? And, then, my second question is it seems to me that there might not be a lot of parking -- a lot of guest parking options for the townhomes and so I suppose they could park on the streets or are they able to park in the section of the Church parking lot and is there any pedestrian access between the townhomes and the church parking lot? Thomsen: We -- Mr. Mayor, Council Woman, the -- the Townhouses do have a regular driveway link. So, they will have that 20 foot length and the -- which is on their parcel. So, what you are seeing there is the parcel and the -- well, you are not seeing my screen anymore. Let me switch that for you. And, then, the -- so, it does have the 20 foot and, then, you asked about guest -- guest parking. There is street parking on both sides of the street and, then, the church parking might change that, you know, when it's not in service on Sunday that sharing those parking areas are -- would be fine, but they would -- they would allow that cross-parking as well. And, then, you asked about connectivity. These are public streets, other than the alleyway between the townhouses and so there is -- there is sidewalk all -- all along the -- on both sides of the road. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: You know, one thing we are very concerned about and aware of in this area of Meridian is school overcrowding and I guess I would ask the applicant to maybe give us a feel for the target buyer here and if they have had discussions with the school district and just give an overview of how this project would sort of layer onto that topic. Page 47 Meridian City Council Item#2. August 11,2020 Page 20—— Thompson: Absolutely. Mr. Mayor, Council Woman. The -- the target buyer for the patio homes typically are your over 55. This is not -- you know, more empty nesters. This is not going to be restricted. Anybody could buy them. But for this type of product and the interest that we have had so far, these are empty nesters and not people with children in the home. They are smaller -- a smallest product and, then, the same thing with townhouses. Those typically are your younger first home buyer and not -- not someone with a -- with active older school aged children. But, again, none of these are -- these are just so anyone could purchase them. As far as the school district goes, they have plans for the development of this area of town and they do have schools planned in the area and that the other thing that they will be doing is with new development they redraw their line to what schools the different areas will fall into. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Yeah. I -- unfortunately, now I think we all know far too much about this. It doesn't appear that the school has a great funding source for their capital projects and their passing of bonds has not worked out lately, so I -- I have real concerns about their ability to build future schools, especially in a timely manner. You know, is there any reason -- did you contemplate doing this development age restricted? Is that something that you guys looked into? Thompson: Mr. Mayor, Council Woman, we -- we have not talked about doing an age restricted. That was discussed with me. That would be more on the sale end of things and they have not discussed that with me. Strader: Thank you. Borton: Mr. Mayor? Simison: Councilman Borton. Borton: Tamara, just a question with regards to the row of housing heading south on the entrance road. How would we describe -- I guess a DA condition or that -- that would set forth that kind of breaking up the row, so some are a little more forward and some are back. I'm not sure how to -- capturing that goal. Dodson: Councilman Borton, I can answer that. Borton: Okay. Dodson: Sorry, Tamara. I don't mean to cut you off there, but it is already an existing provision in my staff report and condition. One way that we would do that is because these are attached products they have to provide a certificate of zoning compliance and design review and with that I specifically ask that they put a master plan in with that Page 48 Meridian City Council Item#2. August 11,2020 Page 21 —— submittal -- Borton: Perfect. Dodson: -- that will show the different setbacks. So, then, we would be able to tie that to that concept plan and hold them to it. Borton: Perfect. Thank you. Dodson: You are welcome. Borton: Mr. Mayor? Simison: Councilman Borton. Borton: Not -- not necessarily a question, but a comment. I -- I agree with -- with Tamara with regards to the netting being required. We have seen it in a lot of places not be required and -- and with the appropriate landscaping it can be successful. I was thinking of the home sites around Spur Wing number one and two that don't have netting and there is other examples. So, by not requiring it I think that makes sense in this one. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Question for Joe. I think it was Lot 54 is the one that did not qualify. It wasn't 5,000 square feet as open space. Is that right? It was 49 something and -- and didn't qualify. Was there any consideration for putting in any -- I mean I don't know if it would work -- any type of parking there for additional parking if it didn't qualify? Dodson: Councilman Hoaglun, so it's actually Lot 53 and 54. As seen both of those lots are under the 5,000 and not at the 50 by 100. So, I believe that was brought up at the Commission hearing as well. It was not proposed since then about adding. But it should be noted that all along -- I can't find my pointer. All along here and here will be on-street parking because there are no driveways, so -- and even on the other side it's adjacent to the open space. So, that is an additional bunch of parking. If you were to add parking spaces doing the math you would probably be able to get maybe one or two more than just having straight parallel parking, but that's up to Council to determine whether or not you want to add that condition. Hoaglun: Mr. Mayor and Joe, that's -- that's a good point. Probably wouldn't -- wouldn't add a whole lot to do that, so -- thank you. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Page 49 Meridian City Council Item#2. August 11,2020 Page 22—— Perreault: That being said, is there -- and this is a question I suppose for Tamara. Is there a possibility of putting in some -- some walkways from the street to -- to the townhomes through -- through at least Lot 53 or Lot 54 -- it looks like the street access through Lot 54 may be -- may be close enough, but Lot 53 -- I just -- I'm trying to figure out how -- you know, are individuals going to park on the street and, then, walk through the grass to -- to -- you know, are they supposed to walk from the street to the alley load? I mean kind of-- take us through how the pedestrians are walking around this area if they are parking on the street. Thompson: Mr. Mayor, Council Woman, we would definitely have some -- have some walkways. So, those would be programmed with the -- with the CDC applications that -- that we can work through with those applications. But definitely there would be some walkways to get to the front doors, because those front doors are adjacent to the -- to the Ten Mile Creek and -- and to that street. So, there will be walkways. Strader: Mr. Mayor, I have a question for Planning staff. Simison: Council Woman Strader. Strader: From Planning staff's perspective do you agree that this type of product tends to appeal to older residents? Is there any empirical evidence that backs that up or in your experience do you find that that's the case, that we could -- maybe with some degree of confidence feel that there wouldn't be the .8 kids added to the school system per residential property? Dodson: Council Woman Strader, Members of the Council, I don't have the empirical evidence, unfortunately. However, usually any home that is going to be on a lot that's smaller than 4,000 square feet will generally be a smaller home and as Tamara pointed out, those do tend to not lend themselves to a family of five or even four. So, I could deduce that there might not be a number of large families here, but I cannot say that empirically. Strader: Mr. Mayor, a quick follow up for the applicant. Simison: Okay. Council Woman Strader. Strader: What is the average number of bedrooms per home here? Thompson: Madam -- or, sorry, Mr. Mayor, Council Woman, I -- I have this information and it's been a while since I have looked at it. I believe they are both -- are two and three bedroom. If you want to give me just a second I can look through my files and get -- and get the floor plans on these if you want. Strader: Mr. Mayor, I don't want to hold us up. Maybe we can come back to that at the end if she happens to find it. That would be helpful from my perspective, but I don't want to hold -- hold up the whole meeting over it. Page 50 Meridian City Council Item#2. August 11,2020 Page——— Simison: Council, any further questions while we are waiting for that information? Thompson: Okay. I'm sorry, Mr. Mayor, I did find that information. They are -- some of the units are two bedrooms and some are three bedroom. Strader: Thank you. Simison: Council, any further questions? Hoaglun: Mr. Mayor, just to shed a little light for Council Woman Strader. Where -- because it's located on a golf course, you -- you typically have people who are retired who like -- like to go there and, you know -- and the term old duffer -- I think you have heard of that. Those are particularly bad golfer. So, a lot of old duffers will live there. So, I think that will help on the school end, so -- we have some out in the audience, too, I'm pretty sure. Strader: Thank you. Simison: Council, anything else or do I have a motion to close the public hearing? Perreault: Mr. Mayor? Simison: Council Perreault. Perreault: I move that we close the public hearing for application H-2020-0035. Hoaglun: Second. Simison: I have a motion and second to close the public hearing. Is there any discussion on the motion? If not, all those in favor signify by saying aye. Opposed nay. The ayes have it. MOTION CARRIED: ALLAYES. Hoaglun: Well, Mr. -- Perreault: Mr. -- Hoaglun: Go ahead. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I'm happy to start off the discussion. There has been a lot of conversation, especially during our Comprehensive Plan meetings, about open space and especially in Page 51 Meridian City Council Item#2. August 11,2020 Page—of— south Meridian and how that area will develop and I think that this is a great place for density, because you do have the course on the east side and that allows for those homeowners to perhaps not need as large of a physical space for their yard, because they have got the trees, they have got the view and, then, you have got the -- the buffer of the church location from the -- what looks to be a pretty dense development that's proposed on the west side. So, Lake Hazel, it's my understanding, that at some point it's going to become a pretty significant thoroughfare from Boise into -- through Meridian and potentially out to Nampa. So, at some point that road may have even more significant traffic than it does now and -- and the city prefers to put those higher density properties closer to the -- the arterial roads. So, I think that they have done a great job with this. I -- I think that they have tried to cover everything they can possibly cover. It sounds like they have had a good experience with the city and getting a lot of their questions answered. So, I'm -- I'm in favor of -- I don't see anything that greatly concerns me. I know it's on our very west -- or, excuse me, our very east side. It also surprises me that this isn't in Boise, but it is what it is. I'm not super concerned about the schooling, because I do think this is going to appeal to a homebuyer that's likely--doesn't have several school aged children. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: You know, just to follow Council Woman Perreault there and her -- her line of thinking, I think they did a good job with a particularly difficult parcel. That triangle is always -- triangles are always difficult to make things work. Note that church property there, I think that makes for -- for a good development. I, too, had to kind of think about this and think about, oh, this is leapfrog development, it's going way out beyond our city core and out there, but, then, I had to rethink that from the standpoint of -- if you think of our neighbor to the east, Boise, they have grown to our border and this is, basically, a continuation of that growth that's heading west. So, I had to reorient myself thinking, okay, this really isn't -- if I think about from our core, yes, but when it's coming from that direction and that's what it's going to do to some -- come to some extent as well, then, I am more -- much more comfortable with having -- having this development go in and as -- as we know there is several more on the horizon here that we are going to have to -- have to take a look at. The no net requirement, I really do with -- with Ms. Thompson's assurance that this will be up to the individual homeowners, that it won't be prohibited, it really depends on the location of the house. Somewhere in that zone where, yep, a bad shot is going to be in their backyard, that's just the way it is, but many locations they don't have to worry about it, so I would just let the homeowner make that determination in their comfort level for that. Maybe they just want to collect golf balls. I don't know. That's their new hobby. So, we will just see what happens there. So, I'm comfortable with things that have been laid out here. Simison: Since we are on the subject of golf, I will say I think I have hit more than one golf ball into this property, but I will say I'm not an average golfer either. Page 52 Meridian City Council Item#2. August 11,2020 Page 25 of— Bernt: Mr. Mayor? Simison: Councilman Bernt. Bernt: No concerns. I think that the applicant did as good of a job they could for the space given to them and I echo previous Council Members' thoughts, so I'm in approval. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I think I buy into the argument that generally this product will appeal to an audience approaching retirement age and I'm starting to draw real hard line about the schools and may -- maybe view other dense product differently if it wasn't abutting the golf course, but given that and the bedroom size and the fact that it's right on the golf course, I appreciated Councilman Hoaglun's point. I think I'm okay with it. The density should go along the arterial. I agree with Council Woman Perreault and the thing that -- that the buyer beware thing, you know. If you are concerned, you know, put in a net or don't buy it. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: I don't have any additional comments. I think the body has done a good job of capturing a lot of my feelings. I -- I appreciate the example here that's before us. It really shows what a plan -- what's gone in and along -- along the Boise border. That piece helped me. I think Council Member Strader's comments about density and the impact on our schools is one that we will continue to wrestle with, but I think this is a great example that it's not always a black and white issue and really applies the -- the touch of-- of local representation to look at the project and -- and verify what that true impact could be for the district. So, with that, Mr. Mayor, I move that we close the public hearing on H-2020- 0035. Borton: Second. Simison: Council, we have already closed the public hearing, so we are -- Cavener: Oh. Simison: -- here for a motion. Cavener: You have to -- there was so much commentary that escaped my mind. So, I'm happy to move that we approve H-2020-0035, include all staff, applicant, and public testimony. Page 53 Meridian City Council Item#2. August 11,2020 Page——— Perreault: Second. Simison: I have a motion and a second. Is there any discussion on the motion? If not, Clerk will call the roll. Roll call: Bernt, yea; Borton, yea; Cavener, yea; Hoaglun, yea; Strader, yea; Perreault, yea. Simison: All ayes. Motion passes. MOTION CARRIED: ALLAYES. Simison: Motion passes. Council, a quick poll. I think that this next one is going to take us a little while. Do you want a five minute, ten minute recess, before we get going or get going and take a recess in -- whenever it seems appropriate? Okay. We are going to go ahead and call a five minute recess, just time to get -- get yourself fresh before the next extended time period. So, we will reconvene at 7:35. (Recess: 7:30 p.m. to 7:39 p.m.) 4. Public Hearing for Apex (H-2020-0066) by Brighton, Murgoitio, et al., Generally Located East of S. Meridian Rd. and North of E. Columbia Rd. A. Request: Modification to Existing Development Agreements (H- 2015-0019: Brighton Investments, LLC — Inst. #2016-007072-1 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. B. Request: Annexation of 40.09 acres of land with an R-2 zoning district. C. 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. 5. 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. A. 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. 6. Public Hearing for Apex Southeast (H-2020-0057) by Brighton, Page 54 Meridian City Council Item#2. August 11,2020 Page 27 of 60 Murgoitio, et al., Located at the Southeast Corner of S. Locust Grove Rd. and E. Lake Hazel Rd. A. 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. Simison: Okay. Council, I will call us back in from recess. The next item on the agenda are Items 4 -- 4, 5 and 6, which are public hearings for Apex H-2020-0066, public hearing for Apex Northwest, H-2020-0056, and public hearing for Apex Southeast, H-2020-0057, and open all these public hearings with staff comment and turn this over Sonya. Allen: Thank you, Mr. Mayor, Members of the Council. Dean. The next application before you is a request for a modification to the existing development agreement, rezone, and two preliminary plat applications. The rezone portion of the site consists of 384.97 acres of land, generally located east of South Meridian Road and State Highway 69 and a half mile north of East Columbia Road and a quarter mile south of East Amity Road. 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 the properties. The Comprehensive Plan future land use map designation for this property is 206 acres is designated medium density residential, 21 acres is designated medium high density residential, and 120 acres as mixed use community. Afuture 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-8 zoning district, which consists of 264.06 acres, to the R-15 district, which consists of 76.93 acres and the C-C district, which consists of 43.2 acres, is proposed consistent with the associated medium density residential, medium high density residential, and mixed use community future land use map 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 shown on the right and it shows how the property is proposed to develop with single family residential homes and 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 agreement is requested to replace the agreements with a new agreement based on the master plan proposed with this application. In the MUC 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 specifically in the comp plan. Two separate preliminary plats are Page 55 Meridian City Council Item#2. August 11,2020 Page——— proposed due to the right of way for Lake Hazel and Locust Grove Road separating the sites. The preliminary plat for Apex Northwest consists of 120 single family residential building lots for the development of 88 detached and 32 attached dwelling units. All alley loaded. Eleven 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 acre. The subdivision is proposed to develop in three phases as shown on the phasing plan. The preliminary plat for Apex Southeast 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. 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. The development within this area should comply with the Williams Developers Handbook. No structures should be located within the easement. And North -- and Apex Northwest, two public street accesses are proposed via East Lake Hazel Road and two public street accesses are proposed via South 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 Road 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 to -- to 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 East Lake Hazel Road connecting Locust Grove Road to the pathway and 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. Revised open space exhibits were submitted that exceed the minimum standards. A total of 17.7 percent or 5.58 acres is proposed in Apex Northwest and 17.09 percent or 10.74 acres is proposed an Apex Southeast. Based on the area of the Apex Northwest plat, a minimum of one qualified site amenity is required. A gazebo is proposed and the Commission recommended tables and benches are also provided to qualify as a picnic area amenity. Based on the area of 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 perspective Page 56 Meridian City Council Item#2. August 11,2020 Page——— building elevations were submitted for the proposed single family homes and the 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, the rear and/or side of structures on lots that face these streets should 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. The Commission recommended approval of these applications. Jon Wardle testified in favor. No one testified in opposition. The following people commented. Stacia Morgan and Annette Alonso representing the Southern Rim Coalition and written testimony was received from Julie Edwards. Key issues were as follows: Opposition to the proposed rezone from R-4 to R-15 for the land along Lake Hazel Road between Meridian Road and Locust Grove Road. Not against higher density around commercial areas. And would like to see the zoning of the future development areas remain R-4, rather than be rezoned to R-8. Belief that farmland and open space should be preserved as much as possible. Concern the current school system does not have the capacity to accommodate all of the students from this development. 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. Concern pertaining to capacity of various schools and ability to accommodate more students from this development and desire for the pathways provided to BlackRock Subdivision for connectivity. Key issues of discussion by the Commission was the concern pertaining to capacity of various schools and impact of the proposed development on such. They were supportive of the proposed development, community amenities, and associated improvements to Locust Grove and Lake Hazel Roads. The Commission made the following change to the staff recommendation. Revised qualified open space exhibits, depict qualified area less than ten percent that the amphitheater and the commercial area be allowed to count toward the requirement through an alternative compliance request to UDC 11-3A3. Since that time the revised open space exhibit submitted by the applicant demonstrate that the project exceeds UDC standards, as I previously mentioned, for qualified open space. There are no outstanding issues for Council tonight and there has been no written testimony since the Commission hearing. Staff will stand for any questions. Simison: Thank you, Sonya. Council, before we go to any questions from staff, just to note that Councilman Bernt has recused himself from this item. You may have noticed he did not reappear coming back from our break. He does business with some of Brighton's main customers and it is his tradition to typically refrain from participating in applications regarding Brighton. So, with that any questions for Council -- or any questions from Council for staff? Bongiorno: Mr. Mayor? Page 57 Meridian City Council Item#2. August 11,2020 Page 30 of— Simison: Deputy Chief. Bongiorno: Continuing on with our discussion we had during the work session, Council Woman Strader had asked questions about projects that reach outside of our five minute boundary. This project is one of those. So, the northeast corner of both of these projects -- Sonya, if you can go back -- or whoever is running the computer through -- the full site plan. Both -- yeah. That one right there is perfect. So, the northeast corner of both of those projects is where our five minute boundary touches. Everything else outside of that is not in our five minute boundary. So, just those two single lots is in our five minute response time. Everything else is outside this response time. So, I want to make sure that that's clear. And, then, also the other thing that is a concern is the reliability rating of Station 4, which Chief Niemeyer brought up earlier, from January through June of this year the reliability rating for Station 4 is hovering around 76 percent -- 76, 77 percent. And, then, on top of that the next due closest would have been Engine 14, which is also the same -- it's the exact same reliability rating. So, I just wanted to continue that discussion with this project to let you know that this project is outside of our five minute boundary, except those two pieces of property. Strader: Mr. Mayor, a question about that? Simison: Council Woman Strader. Strader: So, if-- have you looked at how the development phasing plan aligns with your timeline if you were to build an additional fire station in south Meridian? Does that match up and what does that look like? Bongiorno: Mr. Mayor, Council Woman Strader, if -- if this -- if Station 7 were completed, it's right down the street and it would immensely help this project one hundred percent. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: To put a finer point on it, can you remind me the timeline of when that station would be complete and describe how the phasing plan of this project would -- would work with that. And maybe that -- that could be a question for the applicant as well later. Simison: If we can have the applicant speak to the phasing plan. I think that there is a scenario where you don't have funding to audit to staff a -- this station until fiscal year '23 at the earliest. So, if that helps from that standpoint, that puts it into that October of '23 time frame. Strader: Yes. Thank you. Bongiorno: Thank you, Mr. Mayor. Page 58 Meridian City Council Item#2. August 11,2020 Page— —— Simison: Council, any other questions for staff at this time? Okay. Seeing none, I would invite the applicant -- I think we are going to be represented by Mr. Wardle this evening. Jon that is. We will turn this over to the applicant for 15 minutes. Wardle: Mr. Mayor? Simison: Yes, Mr. Wardle. Wardle: And I just switched over to -- Johnson: Mr. Wardle, if you are speaking we can't hear you. Wardle: Mr. Mayor, can you hear me now? Simison: Yes, we can. Wardle: Great. Sorry about that. So much for technology on the desktop here. And can you see my screen? Simison: Yes. Wardle: Great. Thank you. Mr. Mayor, thank you for the opportunity to be in front of you tonight. For the record my name is Jon Wardle. 2929 West Navigator, Meridian, Idaho. 83642. With me here tonight -- and they can be available if we need them to, but David Turnbull, Lars Hansen, Mike Wardle and Kody Daffer of our team. We are really excited to have an opportunity to talk with you tonight about our community Pinnacle. Pinnacle is a mixed use planned neighborhood at the intersections of Lake Hazel and Locust Grove. It's unique when you have an opportunity to develop all four corners of a major transportation system, but also have the ability to master plan a larger property within the City in Meridian. Pinnacle will develop as a single integrated neighborhood and will become a new town center for south Meridian. The applications before you tonight, rezoning from the prior annexation, modification of the development agreement, and we have one single project, but two preliminary plats, Apex Northwest and Apex Southeast, which are bifurcated by Lake Hazel and Locust Grove. This red outline shows you the two plats. We are providing you an overall master plan for the entire area, but we are providing you with two plats here tonight. We have designed Pinnacle to be a mix of land uses with multiple recreation opportunities and also a mix of home types. When we started looking at the project and figuring out how best to approach this, not just from a neighborhood design, but also for community design, we felt that the keys here were living choices, educational offerings, neighborhood scale services, as well as outdoor and social experiences. Like I mentioned, we have proposed -- or put in front of you tonight two preliminary plats for 120 acres, but overall we have about 400 acres here demonstrated in this master plan. We wanted to really consider not just what was needed for Pinnacle as a neighborhood, but also the -- the needs of the broader community. Like I said, we have living education services and recreation. I would like to walk through those specifically. The first one are mobility choices shown here in both of these Page 59 Meridian City Council Item#2. August 11,2020 Page——— preliminary plats within Pinnacle. We have alley loaded homes. We have alley loaded homes which are attached and we will have conventional homes, which we see throughout Meridian and in some of our other neighborhoods that we have. One of the key components and an item that is always high discussion is education. We take a proactive approach -- and our first phone call whenever we are designing new neighborhoods is to go talk with West Ada School District. We need to -- we want to find out what their needs are and those needs are all often reflected upon your future land use map and so we have designated a future elementary school just north of Apex Northwest. We also are proposing with this application, although we will come in for a future conditional use permit, a Gem Prep K through eight charter school, which will be located in Pinnacle Southeast, very close to the corner with Discovery Park. That is anticipated to be open by fall of 2022 and, like I said, it will be a public charter school, grades K through eight. We are really excited about that opportunity to be able to bring education to this part of Meridian sooner than later. One of the things that's also important are neighborhood services which are of an appropriate size and scale. We are showing here in the northwest corner of Pinnacle some of these smaller scale commercial -- which also get a little bit more detailed related to our overall plan here, but these are intended to be small offices, maybe medical services that relate to both the neighborhood and the community as a whole. We will have some other services which are going to be quite unique within our community center. One of the things that's really critical within any community is providing that third space. We know that people go to work or school. We know they have a home, but how do they interact with their neighbors and as we have designed Pinnacle we -- we brought together some pieces here that are really critical to allow the social outdoor experiences. We have an amphitheater and community center right in the heart of Pinnacle. There are extensive trails, pathways, and there will also be community pools and parks. In essence, we are creating a new town center for south Meridian. I wanted to focus a little bit on the community center here and the amphitheater area. It is within the commercial designated area within the mixed use future land use map, but we really see it as a -- as an integrated part of the overall community. Just for context, the amphitheater here, community center component, is about three and a quarter acres. If you compare that to something that you are very close to right now, City Hall, your City Hall and -- your campus is on 2.78 acres. Or another comparison is -- it's the same as about three NFL football fields. So, that gives you the idea of what we are creating here at the core of this community. I have some different illustrations here I wanted to go through that show how this fits in the context of Locust Grove and Lake Hazel and the overall south Meridian area. This is looking southeast over the amphitheater towards the community center and you see Lake Hazel and Locust Grove on both sides of this drawing here. This is if you were at kind of eye level looking northwest from the community center into the amphitheater and, then, this one -- next one gives you kind of an overall view of that same, but if you were up about 150 feet looking down into it. This amphitheater is really designed -- and this is a great picture here that really shows you the opportunities here. Right between the community center, which is just off screen to the -- to the bottom there is a private road that has the ability to be cut off -- cut off for community events, street fairs. We can bring in food trucks. But this amphitheater component also has the ability to bring a lot of people together, provide some opportunities for being outside, but maybe not right next to your neighbor, but brings Page 60 Meridian City Council Item#2. August 11,2020 Page"—— some -- not only Pinnacle residents, but also the south Meridian residents into a place that they can experience outdoor living and socializing with their neighbors. This is looking at the community center, which fronts the amphitheater, and just another kind of a shot that pulls away from that as well. This amphitheater is -- is a private idea that we had. We were trying to come up with a way to create a central area. We know that it is -- there are other things that could be done on it. I mean it is part of a commercial designated location, but we felt like this open space would be super beneficial to do to Pinnacle in south Meridian. Finally, here is another picture, if we were looking northwest from the roundabout into Lake Hazel and Locust Grove. I want to touch really quickly here -- this exhibit in front of you -- or this graphic is showing you the extensive trail system. Of note, all of the sidewalks here will be detached. What's shown here in red are intended to be ten foot pathways for parallel sidewalks on the collector-- or the arterial roadways that will show some connectivity northwest to southeast to Discovery Park and also create some other linkages into existing neighborhoods by crossing the laterals and drains and things like that. We think that there is a great opportunity for both pathway systems, wider sidewalks on arterial roadways, to bring people -- give them a sense of comfort as they are moving through the community in a nonvehicular way and just quickly here within the -- the project, to begin with, we have a lot of open space. We have pools, parks, we have connections in Discovery Park through micro paths and so we are really excited about the opportunity to create places for people to gather throughout Pinnacle. So, as we -- as we started talking about what this was and really kind of the responsibility that we have to design not just for Pinnacle, but also designed for the entire south community -- south Meridian area, because we know there is a lot of interest out here and this will set the tone. We started looking at what this really could be. The city has other places throughout -- throughout the community that are designated. You have Old Town. You have The Village. We have Ten Mile. There is a designation of The Fields, there is going to be planning area. So, we started looking at that as well and we came up with a phrase that we feel is appropriate, which would be the SO ME District, which is the south Meridian area. This isn't just exclusive for Pinnacle, but this is really kind of a designation tying in Discovery Park, tying in the parks, pathways, which will be created, but also, you know, really inviting the south Meridian area to be part-- have its own identity and we think that Pinnacle sets the tone for all of that. One of the key elements as well that we know that is always of interest is transportation. We didn't really step away from this. We actually came right towards it. Our solution on the transportation was to enter into a cooperative development agreement with ACHD. What this really means initially from the very start of the project -- instead of piecemealing an intersection and piecemealing the arterial roadways, we are intending to build a five lane Lake Hazel corridor. We will build a dual lane roundabout and, then, we will also build out Locust Grove a quarter mile as well. These are really critical. We know that if we can make improvements from day one at the intersection, the other arterial connections can extend -- their lives are extended more, but these intersections are critical and by building the ultimate roundabout from day one, we -- we feel like this gives a lot of transportation growth in south Meridian. I want to -- just to kind of look at this really quickly. This is looking at Locust Grove to the north, Lake Hazel to the left -- or to the -- to the west here. The look of the street sections and what will be built here. This is Locust Grove. So, on Locust Grove this would be looking due north. On the left-hand side is west. We will be Page 61 Meridian City Council Item#2. August 11,2020 Page——— building a ten foot sidewalk, which will connect in with the other trail system heading to the northwest and that will also connect in with the ten foot sidewalks that would be built on Lake Hazel, which is demonstrated here. Lake Hazel will have dual ten foot sidewalks east and west and will provide those connections -- safe connection to the city park, but also safe connection for people to move east and west and north into the future trail system. Here is our vision for what Lake Hazel will look like. Coming out of the roundabout there will be a split island. We -- we want to have that landscape. We want to create a boulevard. The sidewalks on each side will be protected by a detached planter strip with street trees. Another shot kind of to the north -- northeast, how that will look as well into the community area. Looking from the roundabout again due west. This is looking due east towards Discovery Park. So, that kind of handles -- or discusses some of those transportation uses we are looking at right from the very beginning. As Sonya mentioned, this is the rezoning, which as it relates to the overall concept master plan. Really before you tonight, as mentioned, we have two preliminary plats. We have Apex Northwest, which has a mix of alley loaded homes with attached and detached commercial lots, the amphitheater, opportunity for neighborhood services and the creation of that pathway system. Apex Southeast, 237 homes, two commercial lots, one of which will be the future charter school. We do have a mix of R-8 and C-C zoning here as well and connections directly into Discovery Park. As mentioned we are asking for a rezone, modification to current development agreements, although we do have one project there are two preliminary plats before you and the creation of the SO ME District, a new town center for south Meridian. So, we do agree with all the conditions of approval. We don't have any items that we are needing to discuss in front of you tonight. We are asking for City Council approval of the zoning -- rezones, the preliminary plats and modification development agreement as unanimously recommended by the Planning and Zoning Commission. And with that I stand for any questions that you might have and our team can jump in as well. Simison: Thank you, Jon. Council, any questions for the applicant? Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Jon, thank you for that excellent presentation. These are some really beautiful renderings and it's fantastic to have some great visuals. I have some questions about the traffic flow through on Lake Hazel. So, as we mentioned in the last application, there has been discussion and I know there is no official planning that Lake Hazel is going to become a main corridor through the valley and it seems to me like this area --the intention would be to slow that traffic down and not have it be moving at high speed. So, help me understand if you have a concern about that and, you know, how that might affect -- how that might affect pedestrian activity and vehicle movement through your development. It seems to me like the intention is to have all four quadrants to be integrated, but, then, to have a high speed road through the middle of it. I'm curious your thoughts. Wardle: Mr. Mayor, Council Woman Perreault, thank you for the question regarding how Page 62 Meridian City Council Item#2. August 11,2020 Page 35 of 60 -- really how do roundabouts function. We have had a lot of experience recently with roundabouts. I brought up this exhibit right here. Really the key is providing a safe place for pedestrians to be able to cross in -- you know, perpendicular to the flow of traffic and so that not only do they have a safe place to cross, but they have great visibility of the traffic coming through. We actually are out here at Ten Mile where we have a dual lane roundabout and the identical situation. ACHD does design these to be able to carry traffic, but they are also designed to slow the traffic down and protect the residents or individual pedestrians that will be walking through here. On either end of this, both at Meridian Road and at Eagle Road, those will be signalized intersections and so it won't be a continuous flow in either direction, but we do have this here. I think one of the benefits is that -- it's the balance between protecting pedestrians, but also being able to move traffic and get them -- get cars through, but also get pedestrians through. So, given our recent experience with these and living with these and every day, we do feel comfortable about the safety of them and the ability to get pedestrians back and forth across those roadways. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Thanks very much, Jon. I appreciated the presentation and the proactive approach to putting in infrastructure and building the road improvements and trying to bring a solution on the school front. Could you just confirm the seats that will be at Gem Prep. Is it a possibility it may extend grade eight and the possible timing of the additional school site? Wardle: Mr. Mayor, Council Member Strader, thank you for the question. Gem Prep is designed to have 550 seats. We have talked to them about whether they would expand to a high school. They do -- they do offer high school. One of the things that they are -- at this particular charter school is they have looked at -- because they have several different campuses -- is finding a way that they can bring high school students together, because they do become smaller classes. We do not believe that they would do a high school at this location, but we do know that they -- they are considering that perhaps at another location where they could bring together students from other campuses into a physical location with more -- more students. Strader: Mr. Mayor -- Cavener: Mr. Mayor? Strader: -- follow up. Simison: Council Woman Strader. Strader: Just so -- I had read the 550 as well, so, you know, it appears that you are really helping to solve a problem. I mean you are providing more seats than you are taking initially. But for the -- can you kind of walk us through the total number of residences in Page 63 Meridian City Council Item#2. August 11,2020 Page——— the entire master plan? Like what are we looking at including future phases and maybe some discussion later on timing of phases. Wardle: Mr. Mayor, Councilman -- Council Member Strader, thank you for the question. I mean in -- in reality we have a lot of property here that will be developed over time and we know that these communities do -- they do bring families and they are looking for those educational opportunities. We have here in front of you -- the area that's not detailed would be about another 240 acres and there will be a variety of homes that will be built in here. So, there is the potential that there will be more students that will -- I mean there absolutely will be more students that come here. One of the things that having Gem Prep at the very beginning, they give us that buffer, but there is also the opportunity with a ten acre elementary school site for West Ada to provide some of that capacity as well. So, it will be a balance. As you know we have been proactively looking for solutions on how to find ways that this infrastructure can happen sooner. We will continue to be involved in that. So, we are not -- we are not unaware of the concern, but we are doing what we can to provide those schooling opportunities both in the short term and in the long term. Strader: Thank you. Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Thank you, Mr. Mayor. Jon, appreciate you being here with us tonight working through those technical challenges that make these meetings so much fun. I wanted to dovetail off of Council Member Strader's questions about -- about Gem Prep, because I want to make sure that I'm clear on this. I couldn't recall any piece about it in the staff report and I know it wasn't covered in P&Z. We have got a Gem Prep Academy already in south Meridian off of Overland. My assumption is this is a new facility, not an intention to relocate their campus into a broader university further south in Meridian. Wardle: Mr. Mayor, Council Member Cavener, that is correct. It is an additional campus. As you know, Gem Prep was also building a campus in northwest and they have -- they want another campus here in the southeast. One of the really unique things about Gem Prep is the coursework that they offer online as well and so we really felt like physical location, plus the academic that they provide for those that may not be able to come to the school, it was a key early on with the project here. So, the short answer is it is a new facility, not a replacement of what they currently have. Cavener: Great. Thanks for that clarification. Mr. Mayor, a couple other questions if I may. Simison: Councilman Cavener. Cavener: Thank -- thank you, Mr. Mayor. Jon, this project is really -- I mean you know Page 64 Meridian City Council Item#2. August 11,2020 Page 0, of 60 this is incredibly unique and I -- you and I have had other conversations in the past about I really believe south Meridian is special and I think that this development really speaks to how special Meridian is -- south Meridian in particular. I wanted to touch a little bit on a couple of the amenities that you spoke about, particularly the amphitheater and the community center. I know in many of the developments that you guys do they are -- they are amazing. They -- they have pools and clubhouses that are really designed to -- for the enrichment of your residents. My question is, you know, with the proximity of the amphitheater to the major roads and this term community center, is there some intention that it is for the community as a whole benefit or are these designed to be, you know, enrichment for your residents only? Wardle: Mr. Mayor, Council Member Cavener, great question. Thanks for the opportunity to clarify what our intent is with this. We really see that this amphitheater commons area, which is on the left-hand side of the screen, is really for the whole community. This is not -- this is not exclusive. We really see that there -- there is a great benefit to bring a lot of people, both residents who live here, people who are coming in for a street fair or a farmer's market, whatever it might be, can be here. The element on the right side, the community center, this really is kind of a hybrid. We -- we are not intending with this community center at this location of putting a swimming pool in. We really see this as a gathering place. We are going to have -- the mail delivery will be in house, so everybody will come into the community center to get their mail. There could also be package delivery there. We want to have a fully functioning cafe, which would be open to the public. Give people an opportunity to come in, you know, grab something to drink, food, whatever it might be. A business center. We do find that a lot of people want to get out of their home. Right now they want to have someplace else they can go work. So, this will be a business center with Wi-Fi enabled as well. But there definitely will be some neighborhood or Pinnacle specific elements, which would be reserved for residents to give them -- you know, maybe it's a larger space, but like we have done in other communities, we have allowed those spaces open for use based on kind of an availability perspective. So, some of those details, like timing or what all of those internal spaces are, we are still working through those. But we are --we want this to be open. Councilman Cavener, we want this to be a place where many people will come and be able --that you really wouldn't notice who is there and who -- who shouldn't be there. Cavener: Great. Thank you. Appreciate that. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Just a follow up regarding fire services. So, Jon, you may have heard from our previous discussion we are trying to get going on another fire station in south Meridian. It felt like that may not happen until, you know, October of 2023. So, how does that align with your phasing plan? I think that might be helpful for us to understand. Wardle: Perfect. Mr. Mayor, Council Member Strader, one of the -- I mean we -- we very Page 65 Meridian City Council Item#2. August 11,2020 Page——— much are well aware of that conversation. We have not come into this without considering what that means. As noted by Deputy Bongiorno, the property is with -- it does touch the five minutes, but there is a large portion -- there is portions of it which do not and we recognize that. I think this would be a much different conversation if we didn't have fire service anywhere near. I know that the city shoots for a five minute response time and, then, the next threshold is seven. We definitely fit within that range. So, from a phasing perspective, however, let me see if I can zoom this in. We will just go to this exhibit right here. Our first phase will be in Pinnacle Southeast. So, you see where the future charter school is, that is -- that touches the fire boundary right now, so the charter school and the lots just to the south will be our first phase, which will be about 70 -- 70 to 80 homes, including that pool and clubhouse element down to the south. Our first phase in the north and the northwest will also be right along Lake Hazel, with direct access to both Lake Hazel and Locust Grove. So, Council Woman Strader, we know we are on the border. We know that those phases are --will be really critical to establish the infrastructure. Like I mentioned before, get the roads built out and really I think that will be a huge enhancement as well for getting fire out into those areas. If we can get that intersection built at the very beginning of the project as they are expanding their services and we are waiting for a fire station in 2023, they won't be contending with a cut up intersection here either. So, we are trying to be proactive in that approach as well. This area is all zoned. It's all been annexed into the city. We are modifying the rezoning, but we are trying to work with your -- with the city, so that they can deploy effectively the impact fees to both design and build the fire station here. Strader: Mr. Mayor, follow up for the deputy chief. Simison: Yes, Council Woman Strader. Strader: Since we are on that topic. So, this is outside of the five minute fire response time. What is the fire response time? Are we talking about an additional 30 seconds? Are we talking about an additional minute? What are -- what are we really looking at? It feels like it's on the edge and I just want to get some context and I'm assuming there is mutual aid from another surrounding. Bongiorno: So, Mr. Mayor, Council Woman Strader, it depends. Like Chief Niemeyer was saying in our discussion earlier, when you throw time of day and you throw weather into it, the response time can be different depending on the time of the year. So, again, the five minutes, as Jon mentioned, is a goal. That is our goal is a five minute -- obviously, time is of the essence when it comes to fire, police, EMS calls. So, going to the intersection, going around the roundabout and, then, you know, heading north or south takes extra time and so -- and, then, we have -- like I mentioned earlier, we have the other problem where only 76 percent of the time is Station 4 available. So, the next closest would most likely be Station 6 over -- all the way over to Overland and Meridian. So -- or it would be Kuna fire if they happen to be out. So, now we are relying on our neighbor to the south to cover this area if Station 4 is busy. So, I can't give you exact, you know, it will take a minute and a half to get to the center of that project. It's hard to say, because it's going to vary by their--you know, their phasing. Are they in the middle of construction? Page 66 Meridian City Council Item#2. August 11,2020 Page——— Is it wintertime? Too many variables to pin down an exact number. Strader: Mr. Mayor, just to clarify. Simison: Council Woman Strader. Strader: Yeah. I don't think I'm asking you to promise the Fire Department is going to reach any -- any one place on any particular day on a sunny day within a certain time, but, you know, you guys used some data, right, in the map of Meridian to generate the area that you think most of the time is in a five minute response time and there was a yellow colored area that I'm assuming six minutes one time. Where do these two sections fall? Are they in a -- using one baseline that maybe it's a sunny day in November at 5:00 p.m., whatever you are looking at that's consistent, but what does this fall within, please? Bongiorno: Mr. Mayor and Council Woman Strader, again, kind of what Mark covered. It's all strictly just using GIS. It's using the main road, the most direct route to these areas using just strictly speed, and, you know, we -- we have a policy in our department where we can go ten over the speed limit if it is safe. So, I'm not going to say they calculated that into it, but, obviously, you know, a short sprint going ten over for one mile is not going to gain you a whole lot of time, but, you know, again, it's -- it was all driven off GIS and that's -- that's where we got that data from when we created that --the Mayor's, you know, five minute response goal map and, then, part of that map also, if you refer back to it, there is a section where we added Station 7 and 8, the stations on the -- the two borders -- and that was part of Mark's presentation -- or, sorry, Mark's presentation also, that -- that showed, you know, when we built those two fire stations these areas get colored in green and we are good to go. So, again, it's -- it's the five minutes is a goal and we are just touching the boundaries of these areas, you know, so I can't -- I can't promise that, you know, everything is going to be okay, because it's hard to say. Simison: Council Woman Strader, I think you are looking at five to six minutes. Typically the further in you go on a collector road it takes a little longer. So, the shortest distance by flight doesn't always mean the shortest distance by time or the quickest time. It just depends on how they have to route to that within the internal part of the subdivision. But I think you are looking five to six minutes typically in what would be proposed in phase one. And, then, to follow up on your other conversation, Jon, I believe in your presentation you indicated Gem Prep you were looking at opening in the fall of 2022 in phase one. So, if -- if that's the case are you looking at -- for phase two would that be typically about a year later that you would be looking to be active and open or six months, just to give Council Woman Strader some confidence what might be built as of September 2023. Wardle: Mr. Mayor, great question. So, let me go to the phasing first regarding what we are doing. So -- so, yes, Gem Prep would be there by fall of 2022, but the residential surrounding that directly on that collector road coming off of Lake Hazel, that's our first phase and we would be our goal is to be building -- finishing development middle of next year. So June we would have lots available. Home construction would occur. So, homes probably be occupied the very end early 2022. In that area. Regarding the other phase Page 67 Meridian City Council Item#2. August 11,2020 Page——— in Pinnacle Northwest, one of the things that we -- we really feel strongly about is setting the vision for the community at the very beginning. So, we intend to develop the area right on Locust Grove and Lake Hazel, which would be our phase two, but it will be following right after phase one and when I say right after, it's not a -- it's not a linear right after, it's almost -- they are kind of happening concurrently. They won't both be available at the same time, there will be a little bit of a gap, but they will both have homes available in -- or lots would be available in 2021. In reality by the time that Fire Station No. 7 -- I'm assuming this is seven -- or let's call it the south. By 2023 we probably would have 140 to 180 homes built. One of the things that I think is also important to note that there are two different directions for Fire Station No. 4 to get to us, whether it's on Lake Hazel or Locust Grove, they both have about the same distance, although I don't know which one is a little bit farther. So, we aren't, quote, at the end of the road here, there are a couple of different ways to get here and the fact that we are also developing right along these arterial roadways gets pretty good access into the community at the very beginning. Simison: Thank you. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Question for Mr. Wardle. Two very different questions. But to follow up on this current discussion, Mr. Wardle, have you had a chance to -- you know, growth brings impact and somehow we get impact fees and Fire is one of the impact fees we collect. Any idea what the -- for -- for these two developments what that impact fee would be for Fire? Wardle: Mr. Mayor, Councilman Hoaglun, I am on the impact fee committee. If my recollection is correct, I think it's about 515 dollars per home for Fire and so in this project with 340 homes, we would have 175,000 dollars right off the bat that would be generated for this. One of the great things with --with the planning that has gone on with your impact fees with Fire, Police and Parks, is they have -- they have anticipated this growth. They are collecting fees for this. It's not just Pinnacle, but there are others out here that also are generating fees, which go into the upfront design, acquisition of property, and the construction of these facilities, which are really constructed by -- almost wholly by impact fees. The operational site is General Fund. But the construction of these facilities are impact fee eligible, including the equipment that goes in it. So, I think they are -- I think the funds are -- are being collected. I know they are being collected. They are being generated and the city has done a great job planning for how to support areas that are already annexed and zoned currently by designating a site out here in south Meridian. Hoaglun: And that's a good point, Mr. Wardle, Mr. Mayor, that, yes, you are not going to carry the whole load on -- on the fire station and whatnot, that's already identified and the land is there. We had an earlier discussion this evening about paying for that. We can get things rolling and, then, how do we collect and what's coming in and there will be other folks contributing to that fund that certainly impact that area. My second question that -- Page 68 Meridian City Council Item#2. August 11,2020 Page— —— like I said, is entirely unrelated and it's regarding a conversation I had with a resident of south Meridian a couple weeks ago, completely unrelated to this site, but we were just talking generally about the growth that's occurring in south Meridian and whatnot and, like I said, he is a resident out there and he goes what I would really like is having a grocery store closer to me and not having to drive to the north and without -- you don't have to divulge any -- any top secret things and whatnot, but do you foresee some sort of major retailer coming out at some point in time in those areas and whether it's home improvement, grocery, other types of things? Wardle: Mr. -- Mr. Mayor, Councilman Hoaglun, thank you for the question. Services are important. We want to do what we can to bring -- allow people to stay nearby. In the first part of this project, however, the commercial is really kind of neighborhood scale. We don't -- we don't feel like a grocery store or something that would generate a lot of impact -- this is the right place for it. However, with that said, we do have 80 acres on Lake Hazel and Meridian Road which we really see that would be the location for some of that higher automobile driven retail use that, you know, our residents definitely would go there, but we also see the people elsewhere in south Meridian are also looking for these things. As you know, the retailers are pretty savvy. They will follow where the growth is happening. We do know that there is another grocery store that is planned, you know, at the other corner of the Eagle Road and Amity. That will come at some point when timing is right and we feel like we will have some retail that will come out here as well with Pinnacle as -- you know, when it's built out and we bring in some other projects as well. Hoaglun: Thank you, Mr. Wardle. Thank you, Mr. Mayor. Simison: Mr. Wardle, I -- since I don't know if they are on the call and I'm sure you have had conversations, but I know it's going to be a concern from our Parks Department as we look at putting lights up -- more lights up on this park out in this area. I assume you are well aware of that and that you will help educate potential homebuyers about that as needed. Wardle: Mr. Mayor, that's a good point regarding ball fields and lights. I think one of the great things that you have right now is that it's already there and so people who are moving in will be aware of that. Anecdotally, I live in a community that backs up to a high school that has a lot of lights on it already. We -- we moved in there knowing that that was going to be the case. We do -- though we are just aware of it and so that's a great point. It -- it won't go unnoticed, but I think one of the -- the trade-offs, Mr. Mayor, is being able to bring a great neighborhood close to an amenity that the city is already invested in and so I think they are -- I think we are looking forward to being neighbors with the Parks Department and continue our relationship there. Simison: And it was more that only half the lights are in at this point in time and they may or may not all be in there before you begin selling the lots. Just so that that's -- Wardle: Noted. Thank you. Page 69 Meridian City Council Item#2. August 11,2020 Page——— Simison: -- noted. Wardle: Yes, we will -- yes. Thank you. Simison: Council, any further questions for the applicant? Okay. This is a public hearing. Mr. Clerk, do we have anyone signed up to provide testimony? Johnson: Mr. Mayor, we do. We had no one online besides the applicant, but we have three signed in in person, two wishing to testify. First is Christopher Loveland. Simison: Okay. Please come forward and state your name and address for the record and you will be recognized for three minutes. Loveland: How much do I got? Simison: Three minutes. Loveland: Three minutes. Okay. That's what I thought you were going to say. Yes, my name is Chris Loveland. I live at 224 East Prairie View Lane in the Shafer View Subdivision. Thank you, Council, for being here tonight. This is my first attempt to testifying in this manner, so you are going to have to excuse me for the whole basket of thoughts that have been building up over several years as I watch our community grow. My concern tonight all starts with this concept of cramming more houses into our community, while failing with our roads and our schools. Of course, I'm not alone in this concern and many of you have that same concern. As I communicate with my friends and neighbors, they are not here tonight because they feel that they are not heard. As we continue to see case in point, houses continue to be crammed into our -- into our subdivisions and into our city. Many are frustrated, but we feel helpless to change that. For that reason they are not here, but I'm going to try anyways. We have lived in south Meridian for 12 years. My roots go back way further than that. Generations. We moved back to Idaho after my schooling to raise my family here to the open space and beautiful landscape. With all the great people that live here -- I have lived all over the world. My dad grew up here. He left with us, we moved all over the world, came back, went to Boise State, married my wife, went off to school, we came back. We live now in the Shafer View Subdivision that have one plus acre lots for each home and many of the surrounding homes have several acres each. All of this area surrounding us is R-8 and R-4. My understanding is that when that land was sold that it would be at least R-4. We bought our house with the plan in place that we would have neighbors. We are not naive that we will -- that we weren't going to have neighbors, but we were hoping that it would be according to the plan as originally drawn. We love our open space, but we do look forward to future friends. We did not anticipate, however, littering the landscape surrounding us with homes and concrete, asphalt, where you can't even see the grass on the ground and when I talked to friends who moved here in the last several -- last few years, they think Idaho is an area where you can buy a little land for your kids and grandkids. They are surprised at the lack of property and are told by developers that, quote, there is no money in large lots and, quote, no one wants a larger lot anyway, closed quote. They Page 70 Meridian City Council Item#2. August 11,2020 Page——— don't come to our area hoping for the same cramped situation they just left somewhere else. As the area grows we seem to be changing, clustering, cramming more and more homes into smaller spaces. Homes are so close together today that they can be often mistaken as one home. I don't think that that was the original plan with Idaho. It was our original -- it was not our original plan for coming back to Idaho. We love the open spaces and beautiful landscape. And as I mentioned my grandpa, he used to own the store just down the street here. My dad's dad. Just a few blocks away. I don't understand the reason for cramming more and more homes in, unless there is another reason someone can tell me. Perhaps it's financially driven. I -- let's see. How much time do I have left? Simison: You are out of time. Go ahead and wrap up. Loveland: Okay. I appreciate what Brighton is trying to do with Pinnacle with the amphitheater, the community. I commend them for those plans. But we are hiding the fact that we are cramming a lot of people to a small area. It is said to be an area for community. Where is the parking for all those individuals? Whereas I see future plans for schools, but we often see people move into communities -- case in point Century Farm and you go to sign your kid up for school and before the subdivision is even done the school is already full and you can't even sign your kid up and you end up busing them across the city. So, this south Meridian, a quiet place with open spaces, is becoming a cramped place. I don't understand the reason behind it. I -- I propose we -- we do not change the -- our zoning designation, that we leave it as is, and if we are going to change anything, let's open more land. We have plenty of subdivisions with small crammed in lots. Let's provide some Idaho larger lots and let's stop cramming in. So, thank you for your time and consideration. Simison: Council, any questions? All right. Thank you. Hoaglun: Mr. Mayor, real quick? Mr. Loveland. Since you made the effort to come, I do want to ask you a question. What's the value of your -- your home and lot right now? Loveland: The value? Hoaglun: Yeah. What -- what does the Ada county assessor say? It might be something different than you could sell it for, but -- Loveland: Yeah. Yeah. And if we were selling that would be helpful. Honestly, I don't know, because I -- I'm not in the market to sell. We plan on -- I have bought here, I want to stay here my whole life. Raise the -- we have six kids and we have raised -- raised -- three of them are leaving, so we are going to be here a long time. Hopefully grandchildren. Hoaglun: Yeah. Well -- and you raise a great point. That's the difficulty we are trying to balance here, because I just had kids who were on the market looking for a home and they can't -- you know, things were just going out of sight and that's the dilemma we find ourselves in is, you know, we -- if we go to single family homes, people in the market Page 71 Meridian City Council Item#2. August 11,2020 Page——— starting out, or even older folks wanting to downsize and so that's -- that's the tough -- tough dilemma. So, you touched on it, you know. Loveland: Yeah. Hoaglun: I wish everyone could have -- I got a single family home with a nice lot and you do, too, and that's great. Love it. And, unfortunately, times have changed. So, how do we -- how do we allow people the affordability to live in Meridian, because it is a great place, and not feel so crammed in, but at the same time having an amenity. So, it's a tough one. So, I appreciate you talking about that and making sure we keep this community a wonderful place, so -- Loveland: Yeah. Thank you. Hoaglun: There is no easy answer to it. Loveland: And I agree with you. I think that we need to provide those opportunities for people that are just entering. I have some children in that situation, but I have many many friends who don't have the opportunity to buy one acre lots, because they don't exist. They are not out there. And why is that? Why don't we have them? And it starts right here. So, thank you. Hoaglun: Thank you. Simison: Question somewhat for the applicant. Just out of curiosity, because this is -- this is the push and the pull. If you were to spread your density out over the entire area, do you have what that calculation would be? Obviously you are under no obligation to do schools or any of-- a lot of what you have proposed, but if you were to spread it out what -- what does your density equal out to? If you don't know that's okay, it's just a -- Wardle: Mr. Mayor, I -- can I just clarify. Are you asking about what the density would be on an R-4 zone? Simison: If you took all the homes you are proposing and you spread it out over the areas where you are not proposing homes because you are doing other things, what that density would equate to in this area. And that's a hard question and it's -- you probably haven't done the calculations. Wardle: Right -- right now we have 120 acres in these two plats that are before you and we are 350 -- 357 homes. So, it's really less than three units per acre right now on -- on these parcels. Simison: With the -- with the amount of investment in the other things from that standpoint. Wardle: Yes. Page 72 Meridian City Council Item#2. August 11,2020 Page——— Simison: All right. Thank you. Wardle: That is correct. Simison: Mr. Clerk, who is next on our signup? Johnson: Mr. Mayor, next is Marcella White. Simison: State your name and address for the record and you will be recognized for three minutes. White: Okay. My name is Marcella White. My address is 6180 South Tarrega Lane, Meridian, Idaho. Our property will be shared with the Pinnacle Subdivision and I guess my main -- and I -- it's beautiful. I love everything they are proposing. But I am -- I am kind of with Mr. Loveland here, I feel like the homes are -- or the lots -- the R-15. But I can see the R-4 and the R-8 even, but I feel like there is people -- I heard you say it earlier that Meridian -- south Meridian is special; right? I agree with that. And I have lived here my whole entire life, so -- my parents moved here 50 years ago. I'm older than that. So, I have raised all my children, but now I have grand -- my children want to locate here and -- and I feel like there is a need to have a little bigger lots. I think there is people that want them and not just -- you know, I don't know what R-15 is. I'm assuming it's patio homes or townhomes or apartments or something. I just feel like I would like to keep this area special and just a little bigger home lots that -- and I know things are high and expensive, but I feel like there is a need, that people want to have a little bit more space, myself included. I live on nine acres, so I still have a little cushion there. But I feel like if we just keep -- and it's a beautiful -- the Pinnacle -- this common area or this community center, it's beautiful, but I feel like the people -- I don't know. I mean that's nice and Discovery Park has been great. I use it. I -- I have been running around it since it's been being formed, so -- and I'm excited for parkways -- or the pathways and stuff. I just really am against R-15. Mainly that's why I sat here for three hours, because I really don't like sitting that long, but I would really like to see those be a little bigger lots and everything else. think -- I know we have to have growth. I'm neighbors with Meridian. I have lived in my home for over 29 years. So, I have -- you know, I have watched this emerge and, then, my parents just live down the hill on Locust Grove and Amity. So, I have lived here my whole entire life, but -- and I know we have to have growth, but I would like to see it stay special and maybe not be so dense and just maybe a low -- lower density. Thank you. Simison: Council, any questions? Thank you. Johnson: Mr. Mayor, that was it for the advanced signup. Simison: Okay. Is there anyone in the audience who would like to testify on this application or anybody online? Cavener: Mr. Mayor? Page 73 Meridian City Council Item#2. August 11,2020 Page 46 of— Simison: Is that -- Mr. Cavener. Yes. Cavener: Thank you, Mr. Mayor. Just bring to your attention -- and maybe the clerk has seen it and maybe you have already caught it, but it appears there is -- there is a hand raised. It's now disappeared, but it was raised not two seconds ago. I'm not sure if there was someone that still wanted to testify. Johnson: Mr. Mayor, Mr. Cavener, thank you. We were getting people in the room and, then, I was moving that person and we do have Julie Edwards now. Simison: Okay. And if there is anyone else who would like to testify on this item, please, do so by raising your hand at the bottom of the icon on the Zoom application. But if -- if Julie is ready we can recognize her for three minutes. Just state your name and address for the record. Edwards: Hello. Can you hear me? Simison: Yes. Julie, are you there? Edwards: Hello. Can you hear me? Simison: Yes, we can. Edwards: Okay. Sorry about that. I actually just pulled over in a parking lot. So, there is a couple of things that I wanted to mention and comment -- Simison: Julie, if you can state your name and address for the record, please. Edwards: Oh, I'm sorry. My name is -- Cavener: I think she muted herself. Simison: Yeah. Julie, we lost you. Edwards: Okay. I'm back. Simison: Okay. So, try it again. Name and address for the record. Edwards: Okay. My name is Julie Edwards. Address is 1310 East Mary Lane in Meridian. Simison: Thank you. Julie, we lost you again if you are speaking. Edwards: Are you there? Simison: We are here. Yes. Page 74 Meridian City Council Item#2. August 11,2020 Page— —— Edwards: I'm so sorry about this. So, I just wanted to mention first off with zoning, I have -- I know that the northern area there is zoned R-4 now and they are looking to turn that into R-8 and I know that there is R-15 as well. My concern, like the other folks who are in Shafer View and I'm not sure where the other one person lives -- is also a concern about overgrowth and I think that with the zoning plan that's happening now, it just seems that the growth is -- is, you know, give an inch, take a foot, you know. So, it's R-4, these are -- I live -- I have some acreage as well and, you know, there are people who still want that. We -- you know, we raise cattle. Our children are working on our, you know, small farm and it's -- that's why we moved here years ago. However -- so, I have noticed comparing the future land use map, there are other subdivisions in this area, BlackRock and Mesa something, Century Farms as well, that in the future land use map they are zoned low density and I haven't gone around and counted and measured, but aerially it doesn't look low density, it looks at least medium density. So, I'm just not sure why -- Cavener: I think she muted again. Simison: Yeah. We lost you again, Julie. Edwards: Okay. Sorry about that. I don't know why it keeps muting. Can you hear me? Simison: Yes. Edwards: Oh. Okay. So -- so, just to follow the future land use map a little more thoroughly. I see subdivisions that are at higher capacity than I think they should be. So, that's what -- I would like to see the zoning stay R-4. You know, if -- if it's R-4 and they want R-8, you know, maybe rather than eight homes per acre we could compromise and say six, you know, something so it's not the extreme. As far as pools, I have heard the West Ada School District say that, you know, whatever developers come in we just say, yeah, we will fit those kids in. We will find a place for them. We will fit them in. But when you look at their website they are planning -- or they have planned eight schools by 2028. Well, that's probably impossible, because they would have to build at least a school a year, which means the people have to give the two-thirds majority vote in order to get that school. So, while it's gracious that Brighton is allowing the space to be created, they are not funding the school -- the building of the school, which doesn't help out the district at all, unless we impose the impact fees for schools from development from now on. Green space. I have noticed them -- Simison- Julie, if you can wrap up, please. Edwards: Sure. I have noticed the green space. I hope green space -- I have seen in Century Farms there is some water retention areas and I hope that's not included in green space. I feel like the roundabout at the intersection of Lake Hazel and Locust Grove, five lanes, four lanes heading east-west, I wouldn't feel comfortable having my kids walk, ride bikes -- which there will be plenty of children walking and riding bikes from the Discovery Park to their home. That's just too much traffic for me and a roundabout with multiple cars traveling, you know, side by side, maybe one driving faster than the other, the child Page 75 Meridian City Council Item#2. August 11,2020 Page——— goes to cross, gets hit by the other car. So, I would like to keep Lake Hazel to three lanes if possible and there is more than that, but I know other people need to speak, too. Simison: Thank you. Edwards: Thank you for your time. Simison: Council, any questions? Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Maybe just a comment. Thanks -- thanks for coming and testifying. You know, we do take it to heart. I think what's different here -- and, hopefully, you caught this piece -- was that they are -- they are going to be including a 550 seat public charter school and in my mind that -- that's kind of the bar that needs to be cleared as developers -- we are actually trying to help fix problems with school overcrowding in this area, because as to your point, we have a severe overcrowding issue, but I just wanted to mention that. Does that change your concern on the school front, Julie? Edwards: Can you still hear me? Simison: Yes. Strader: Yep. Edwards: Okay. It actually doesn't, because there was an article about the Pinnacle Subdivision a few weeks back and it said -- I know he was hesitant to give you the number of homes that were in that subdivision and the article stated 2,000 homes, you know, mix of -- mixed use homes. Some single family, apartments, whatnot. So, I think that 550 students attending that Gem Prep, yeah, that's great for -- for starters, but as the other -- the homes -- as the other homes are built, as he said, they are going to start to be simultaneously built, I just don't see any room for 2,000 homes when you have Lavender Heights going in, you have Greycliff I think going in. They are still finishing Century Farm. And I just think there is such a massive amount of homes going in and my kids last year had 30 -- 33 and 34 kids per class in their elementary school and I think it was stated that 25 is about -- you know, nationally or something that -- that that's about a good level for parents -- or I mean teacher-student ratio I guess for learning. So, they were way over that and you can sense that in the classroom and in their learning experience as well, so -- I mean while I think Gem Prep going there is interesting and I just don't see --you know, leaving room for a school -- again, I said that's gracious. I don't know what their agreement is, but I have read in the rezoning that, you know, if -- if -- if the builders do leave room -- room for schools and parks and whatnot within their community, then, they are allowed to bump up their residency -- residences, you know, so rather than eight homes per acre maybe they can bump it up to nine or ten, because they are doing a favor Page 76 Meridian City Council Item#2. August 11,2020 Page——— to the city and -- you know, I mean I don't know where West Ada -- where they will get that money to build that school to fill that, you know, 2,000 homes if each home has one child that's an entire high school, you know. Strader: Thank you. No doubt we need to understand the future. Appreciate your comment. Simison: Council, any further questions for Ms. Edwards? Is there anybody else who would like to provide testimony on this application at this time? Hearing and seeing none, I will turn this back over to the applicant for final remarks. Wardle: Mr. Mayor, thank you very much. I'm going to just make a couple of comments and, then, let David Turnbull talk for a few minutes as well. It's a -- it's an interesting question on growth and what that really means. The future land use map that I have shown here -- and I have actually put the outline of the Pinnacle community that -- that we are presenting to you tonight, this -- the future land use map, although it was recently re-adopted, this land pattern has been on the city's plans for a long time. We have been a landowner out here for a long time and been anxiously engaged in that process. The city approached us back in 2015 and 2016 looking for a way to get sewer extended out here and in order to do that they provided a holding zone and the holding zone was the R-4 zone. In that development agreement was anticipated that these properties would rezone in the future, something that would match up with the future land use map, but we need to demonstrate what that looks like and that's what we have for you now. We have a future land -- we have a concept plan. We are providing the zoning for that and giving you a vision of what this community will now be as we really invest back in the community. The sewer, although it is extended to our property, we actually are extending it another mile nearly to get the project going. We are committing to building a roundabout -- a dual lane roundabout and building out the roads ultimately for their future plans that ACHD has for the area. We know that schools are a big issue. A big topic. We are not blind to that. We are very well aware of it. Brighton has made investments in schools and education throughout Meridian and West Ada for a long time and we will continue to do that. But one of the things that we are really proud about is being able to provide an educational opportunity sooner than the public could offer it and it's going to be privately funded. This is not a publicly funded facility. Ultimately the education piece of it will be, but the facility will be built by private funds. We are really anticipating that this will set the tone not only for what Pinnacle will be and how we develop it, but it will set the tone for south Meridian as a whole. Create the SO ME District, so that we can create places for both the residents of Pinnacle and the community at large to come here, live and recreate and socialize. I'm going to give David a moment to talk and, then, we can stand for any questions that you might have. Turnbull: Thank you, Mayor, Members of the Council. David Turnbull. 2929 West Navigator. I just wanted to take a moment to actually compliment our team. I think Jon's done an excellent job of presenting this. But what you don't see is the behind the scenes work that goes into a project like this. We bought -- we started buying property out in this area 14 years ago. We have been looking at this for all that time and we probably really Page 77 Meridian City Council Item#2. August 11,2020 Page——— started serious development planning a couple of years ago and if you saw all of the charrette material, all of the different plans that we have gone through and torn up and gone through and torn up and, then, we finally arrived on what we think is really going to be a marquee project here and I gave our team a lot of leash. You know, Lars Hansen is here. Lars is our -- you know, in a lot of ways Lars is a creative genius and this whole amphitheater and the community center idea was his creation and as Jon mentioned, this is a community asset. There are a lot of ways you -- you have observed the way developers try to probably maximize return. We don't think of it in those terms. We -- we think of our development obligation in terms of how are we maximizing return to the community and this is just one of those ways. So, yeah, we could take out seven percent of our open space and meet the minimum. We could attach the sidewalks and save a lot of money there. But that's not what maximizes the value of what we create. I appreciate the comments of the people that showed up to testify. I think they have a misunderstanding of what the Comprehensive Plan has always detailed and we have worked with your staff about -- based on this Comprehensive Plan to tailor it to the Comprehensive Plan. I think what we have created here is actually pretty spectacular and I just want to note that, you know, to the best of my knowledge I think we are probably the only developer that is proactively addressing school capacity and transportation capacity issues the way we are. I had conversations in the past how we get a little bit wary of doing this upfront work and, then, other developers come tag along and piggyback on the capacity that we helped create throughout the community. So, I hope that you can appreciate the effort we go through when we submit an application like this and I just want to compliment our team once again. With that we will stand for any questions. Simison: All right. Thank you very much. Council, I'm going to say something that's going to shock you all in a certain way, but in this case I don't mind a roundabout. I will say this, though. I would prefer a one lane roundabout in this location, because I do think it ultimately takes away from the walkability of this area personally. I would love to see this road be two lanes through this area. I know that's not going to happen though. But just as a general proposed -- rule I think they have created something really unique. We don't know what's going to happen on a couple of corners to see how the rest of it would integrate, being the pedestrian connections from that standpoint and, unfortunately, this is what happens when we have mile line section roads, how it can sometimes impact what could be something really really special, instead you got to put a four lane road in between it. I digress. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: Thank you, gentlemen, for your patience in answering our many questions. do have a specific question about Gem Prep. I'm familiar with some of the other public charter schools in the area, but not with Gem Prep specifically. So, I'm wondering if it's set up on a lottery system like some of the other charter schools and, if so, and if that -- that being the case I assume, since the public is open to anybody in the -- in the district, it's not -- there is not boundaries -- geographic boundaries, so how is there an assurance Page 78 Meridian City Council Item#2. August 11,2020 Page— —— that the residents of this neighborhood will have access to Gem Prep versus students from another area if it is a lottery system? Wardle; Mr. Mayor, Council Member Perreault, that's a great question. Actually, in the case of Gem Prep and charter, there -- there are two boundaries that they draw. One is a boundary that is directly -- you know, they draw a boundary fairly close around where they are going to be, so that they have that opportunity to draw from students that are nearby. So, they would be priority on the lottery system. If those seats are not filled, then, it is opened up to a broader range and, then, that repeats itself year after year after year. So, we have worked very closely with them to draw boundaries that are -- you know, they work in this south area, not just Pinnacle, but in the direct area, so that, you know, neighbors, homeowners, residents will have an opportunity to attend here. But clearly we have worked with them on drawing a boundary that would create priority for this area. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: Maybe just a comment and an opportunity for the applicant to comment as well. I -- I have to compliment you. I agree I have not seen developers be this proactive on building roads, extending infrastructure, and there is a reason -- I mean this is part of the limits of the city and so, you know, when you have a ten acre property chances are you are not connected to city sewer, et cetera. But I -- I appreciate the additional capacity being added by Gem Prep, but it certainly doesn't mean that future phases aren't going to have similar problems. I just think it would be helpful for the public to hear that you are still going to be laser focused on school capacity and helping, you know, to be as proactive as you can in future phases given the size of this development. Turnbull: I will address that a little bit. So, with the Gem Prep with 550 seats -- I assume the elementary school is going to be around 650 seats. We have already included 1 ,200 seats into our plan. If you took the -- you know, one of the previous ladies that testified talked about 2,000 homes. Yeah, we have other property out in this area. There will be future applications. This isn't the end of opportunities for school facilities. But if we just took a 2,000 unit number, which I don't know if it's accurate or not, but -- and multiply that by the number of students that would be -- .8. -- yeah .8 is -- is total. That includes high school. So, high -- setting aside high school, we probably have already created enough K through eight just in the few sites that we have to accommodate our development. Now, we are not naive enough to think that it's just going to be our development, but, you know, other developers in this area are going to have to step up to the plate, too. I guess we are counting on the Council to hold other people's feet to the fire instead of having it all fall on us every time, so -- but, you know, there will be future applications. It will be viewed under the same lens. So, what --what are we doing for transportation, what are we doing for school capacity. So, I think we have demonstrated our track record that we have addressed those issues and proactively. Strader: Thank you. Page 79 Meridian City Council Item#2. August 11,2020 Page——— Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: Mr. Mayor, I think it was Mr. Wardle who said it -- that this will set the tone for south Meridian and it certainly does. As they were going through their presentation I thought, yeah, this -- this is a high bar and that's what we need, because the growth is going -- growth is going to occur out there. Cavener: Mr. Mayor? Hoaglun: Is this -- is this less or more? Simison: They had a hard time hearing you. Cavener: Yeah. I think it was maybe Mr. Hoaglun, but we couldn't hear anything. Sorry. Hoaglun: I switched microphones. How is this? Cavener: Much better. Hoaglun: Okay. Okay. Is this less is more type of deal, Chris? Okay. And you don't need to see me, because nothing to look out there. And, Mr. Wardle, you said this will set the tone for south Meridian and looking at it I was very impressed with -- with the -- with the community center, with the amphitheater area, the open space. It certainly does and I guess maybe for Mr. Turnbull, the question is can you maintain this. You know, this is the first of much more to come and will this be something that we can still point people to and say this is what -- this is what you need to be doing. When developers come and say, well, how come this wasn't approved or you are not happy with this. You know, I would like some assurances that, yes, you will -- you will keep setting that bar high as you continue to develop the area. Turnbull: Thank you, Mr. Mayor, Council Member Hoaglun, I think that -- I don't want to be -- I don't want to give anybody the effect that we think that we are -- you know, we do everything right. We make mistakes. We learn from things that we have done in the past. But -- but I can't point to a project that we have done where I think we actually weren't doing the best thing that was -- that was being done at that time. We learn from every project. We -- we incorporate elements and lessons learned and we put them into the next project. So, that is a continual evolution of continuing to try to get better and better and advance the quality of development in Meridian. I think many of you are aware of a conversation I had with Mayor Tammy -- I don't know how long ago it was. Probably 20 years ago where I said, you know, Tammy, take a look at your location. The question is not whether Meridian is going to grow, it's going to be how is it going to grow. What's going to be the quality of that growth and so we continue to advocate for development standards that will position the city and its residents and I think we have done a pretty darn good job of that. So, yes, in answer to your question as we continue to bring Page 80 Meridian City Council Item#2. August 11,2020 Page——— development forward in this area -- this won't be the last application -- we want to be measured against that same standard and we will continue to provide a premier development for the City of Meridian. Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I apologize if this was already asked and answered. This is a lot to take in. A big project to -- to think about all the parts. With the phasing of the -- the Northwest and the Southeast are -- is one area going to be primary? So, are you going to focus on the Southeast first and the Northwest later or are you going -- are you planning on working on both phase one in both quadrants at the same time? Can you go over that -- the two applications in relationship to one another and how they will be phased? Wardle: Mr. Mayor, Council Member Perreault, thank you for the question and the clarification. As we -- as I did mention, we do -- we will be starting in the Southeast, but we will also be following almost simultaneously in the Northwest. So, we will have a variety of living opportunities and be able to get the charter school before you sooner than later, but also execute on the amphitheater and community center at the very beginning of the project. So, there will be in the Northwest that first phase will probably be about 20 acres, ten of that will be residential and ten of it will be the community center and small neighborhood services and amphitheater. Starting in the Southeast we probably will have about 25 acres of that, which will include the charter school and close to 80 homes as well. So, those will be going kind of at the same time. But our emphasis is starting Southeast, followed up, just like I said, almost at the same time in the Northwest. Perreault: Thank you. Simison: Council, anything further or a motion? Perreault: Mr. Mayor? Simison: Council Woman Perreault. Perreault: I wonder if maybe this would be a situation where we might leave the public hearing open if we have more questions for the applicant during our deliberation. Simison: I leave it to Council. Cavener: I'm good with that. That way a Council Member doesn't try to close the public hearing twice. Simison: I will go to -- Borton: Mr. Mayor? Page 81 Meridian City Council Item#2. August 11,2020 Page——— Simison: Yeah. I was going to say, Mr. Borton, you have been quiet, so -- I think we have heard from everybody else. Borton: Thank you, Mr. Mayor. Just listening and taking it all in. A lot of preparation in getting ready for today's hearing, reviewing the materials, and it's a large complex application, but I think starting with the comp plan and what's been intended down there is something that I started my focus and review on and the staff report summarizes it pretty well. This project, in my mind, does check off all the boxes. It provides the variety of amenities, some of which are extremely unique. A large project like this has an opportunity to do unique things and that opportunity can be skipped, but this application seemed to capture that and try to -- to go above and beyond, to be unique in how it provides the amenities within it, the community center and amphitheater that we are looking at right now is just an example. The comp plan in review talks about a principle of diverse housing opportunities. I think this plan as a whole hits that one as well. A lot of good discussion on addressing school capacity and -- and transportation -- transportation capacity. Really important topics for us and I think this application was very proactive in addressing both of those concerns in ways that we don't see other applicants being able to do. So, I commend the applicant with those efforts as well. I think in review and in hearing the comments today and in looking at my notes, it's --this master integrated community -- community plan, the town center, trails and pathways, there is reference -- Jon referenced social and outdoor experiences. There is a lot of things that -- that this large scale development does in a very unique and positive way that I -- I agree with Mr. Turnbull in describing it as providing value for the region as a whole. So, listening -- excuse me -- listening to the questions from fellow Council Members -- excuse me -- helped -- helped me gain even more comfort with this application. I think the rezone -- it's what's been planned in the comp plan and the future land use map for a number of years. That wasn't changed recently. We are -- we have a desire to now hold true to it, so I think it allows us to do it. So, the long and the short of it is, Mr. Mayor, I'm very supportive of this application as presented, having walked through all the requirements to make something like this -- this large scale development be successful. I think it's going to be a gem for south Meridian and I'm supportive of it. Strader: Mr. Mayor? Simison: Council Woman Strader. Strader: I agree. I think that's perfect -- perfectly said. I think that Brighton's done a beautiful job with this. I appreciate them being proactive. I continue to be concerned about the education issue and the overcrowding and I think it's good for other developers in south Meridian to hear this is the bar that it takes to clear I think to get a large scale development approved in south Meridian and my expectation is that other developers are going to be part of helping to solve community problems and be real partners in the community. So, I just wanted to say that. But I like this project. I think it's a unique opportunity and I think it's a much better outcome having this big master plan than having smaller individual developments that are not integrated with this mix of uses and different amenities. So, I am also supportive. Page 82 Meridian City Council Item#2. August 11,2020 Page——— Simison: As someone who has -- Cavener: Mr. Mayor? Simison: Oh, Mr. Cavener. Cavener: Please. You live in south Meridian, too. So do I. 1 would love to hear your thoughts. Simison: Well, I was just going to suggest two -- two things is that, you know, creating community is hard and, you know, I think that Brighton's track record just in south Meridian is one that shows that they care about creating places and not just building homes. You know, I know -- I understand that the -- there is issues with density. Nobody likes density to a certain extent, although I wish I sometimes had a smaller lot than I currently have, because density creates yard work and that's not my favorite thing to do. But, you know, in -- in somewhat jest and somewhat seriousness, I encourage Mr. Turnbull to turn Lars loose a little bit more on -- when you have that opportunity on -- on these, because I do think that what you have presented is a very innovative way to look at an intersection of -- how you are incorporating the intersection components with two separate sets of communities. I had no idea what will go on the other corners, but it is a real testament to allow your team to see what they can put together and, essentially, create a space for the community. My one concern in this is, you know, if everyone's mailbox is in that one location, what's your traffic pattern going to be like at 5:15 four--four days a week coming through that space, so -- and half joke, half serious, I don't know what that really looks like, how that flow moves through that area, but overall I think it's a great project, but if you haven't thought about that -- maybe you already have -- think about that and maybe everyone is just going to walk there at the end of the day, because that's where the ice cream shop is. I don't know. So, Councilman Cavener, your south Meridian comment. Cavener: Thanks, Mr. Mayor. You captured -- much of Council has a lot of my thoughts. You know, I keep coming back to -- as a -- as a body we often find ourselves wrestling with two major categories, impact on schools, impact on our roads, but I think both of those are kind of just underlying issues about probably the overriding philosophy that our community is facing, which is that of just growth in general and should we grow, should we not grow, where is it okay to grow, where is it not okay to grow and for me, as somebody who grew up in Meridian and now lives in south Meridian, I remember a time where our only choice of housing was a big house on a big lot or a small house on a big lot and as buyers' demands and needs have changed and evolved, the free enterprise has evolved with that, and that's why when I look at Pinnacle, it's -- I think it's a showcase piece for community to show how diverse housing can work together, to the Mayor's point, to create community and I think the applicant has done a masterful job of addressing the two main factors that we wrestle with and so it really just boils down to some of the comments that we heard from, you know, the public tonight about is it okay to grow there. Big lots with agricultural use having our community kind of grow against their border and that's a philosophical debate that we could do for weeks and never come to a conclusion. So, for me it comes back to the -- I think the -- the most creative approach to having four Page 83 Meridian City Council Item#2. August 11,2020 Page——— corners that I have seen in our community and you look across the nation, I mean they are given this amazing canvas and they created something really creative, something that whether you live in south Meridian, like the Mayor or 1, or even in north Meridian or in another community in the Treasure Valley, you can look to and be proud of that. So, I'm supportive of the application. The boxes that we sometimes check as Council and we look at, I think they have checked in spades, but, moreover, they have created a project I think that we can really be proud to call a part of Meridian. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: I just wanted to comment on a couple things. Julie Edwards said something that was interesting, talking about kids crossing the roundabout and -- and I know this is an ACHD thing, it's not in our wheelhouse to do, but, you know, I think she -- I would be concerned, too, because of the traffic and how they go around. If -- just a suggestion. I don't know if this is possible, but down the road if HAWK lights could be put in farther back from that roundabout for kids to cross might be something to look at. That just might be -- you know, I don't know if that would work, but I can understand her concern. I know when Mr. Loveland and Ms. White spoke, you know, the concern about the change and the densities and it is different and believe me I get it. My wife and I were on -- on her folk's dairy farm in northwest Meridian and change came, developers came, and we were fortunate that we were able to help guide that development to a place that, yes, we want a subdivision where we would want to live in. If we were coming here to move, we would look at that seriously to happen and we were out for a walk here a while back and we were talking about how it was a good change, they did a good job and everything. But we still miss seeing the whole Boise front mountains, you know, and the sunrise, sunset and those types of things. So, it will be different, but the good news is you have a developer who you heard is passionate about what they do, they are willing to invest and you will be glad that, yes, it's changed and there is some things you are going to miss that you go, ah, I wish we still had that. But, you know, change is coming and with that change you want it to be the very best it can be and I think you will -- you will see that the development will be top notch and that's -- that's a good thing. Just like we feel like things change, it had to change, and it's -- it's a good place to be, so -- but it is hard. It truly is hard. And -- and I certainly tried to put Mr. Turnbull on the spot there and get them to keep the bar high and I have no doubt the way they do their developments -- they do learn, they -- they change, they evolve and they are always trying to make it better, which we appreciate. So, other than roundabouts, which, Mayor, you did surprise me that you are in favor of the roundabout there. Yeah, just keeping an eye on that, seeing if other things need to happen to adjust with what goes on there and I know you have got good folks who do that and I think it's -- it's a good development. Yeah, it's a great development. It does set the bar high out there for south Meridian and that's certainly what we want to see and -- and have -- have others to follow in other areas commit to that high bar as well. So, that's all I have. Simison: So, with that is there a desire to keep the public hearing open? Great. Any Page 84 Meridian City Council Item#2. August 11,2020 Page— —— further -- Hoaglun: Mr. Mayor, I do have one question on this. There are three different public hearings --three different proposals here. Are all of these, Mr. Nary, that we have to close individually and vote on individually? Can it be a group deal or how does that work? Nary: So, Mr. Mayor, Members of Council, Council Member Hoaglun, since you opened them together you can close them all together. The one thing I will point out on 4-B, the request for annexation, remember that was removed. So, in your motion make sure to note the fact that that was not part of the motion, because it has been requested to be removed from your consideration. Hoaglun: Thank you. Well, Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: I move that we close the public hearing for H-2020-0066, H-2020-0056, and H- 2020-0057. Perreault: Second. Borton: Second. Simison: I have a motion and a second to close the public hearings. Is there any discussion on the motion? If not, all those in favor signify by saying aye. Opposed nay. The ayes have it. MOTION CARRIED: FIVE AYES. ONE RECUSED. Nary: Mr. Mayor? Simison: Mr. Nary. Nary: Mr. Mayor, Members of Council, to follow up on the individual applications, you will need to do them separately, because they obviously -- we have to keep track of the votes for each one -- individually could be appealed. So, you will need to move to take action on each one separately and vote separately. Simison: Thank you, Mr. Nary. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: After considering all staff, applicant, and public testimony, I move to approve H-2020-0066 for Items A and C, since B was removed. Page 85 Meridian City Council Item#2. August 11,2020 Page——— Strader: Second. Cavener: Second. Simison: I have a motion and a second to approve H-2020-0066, Items A and C. Is there any discussion on the motion? Hearing none, Clerk will call the roll. Roll call: Bernt, recused; Borton, yea; Cavener, yea; Hoaglun, yea; Strader, yea; Perreault, yea. Simison: All ayes. Motion is approved. MOTION CARRIED: FIVE AYES. ONE RECUSED. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: After considering all staff, applicant, and public testimony, I move that we approve H-2020-0056, containing Item A. Cavener: Second. Simison: I have a motion and a second to approve Item H-2020-0056. Is there any discussion on the motion? If not, Clerk will call the roll. Roll call: Bernt, recused; Borton, yea; Cavener, yea; Hoaglun, yea; Strader, yea; Perreault, yea. Simison: All ayes. Motion carries. MOTION CARRIED: FIVE AYES. ONE RECUSED. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: I move that we -- after considering all staff, applicant, and public testimony, I move to approve H-2020-0057, which included Item A. Cavener: Second. Simison: I have a motion and a second approve H-2020-0057. Is there any discussion on the motion? Hearing none, Clerk will call the roll. Roll call: Bernt, recused; Borton, yea; Cavener, yea; Hoaglun, yea; Strader, yea; Page 86 Meridian City Council Item#2. August 11,2020 Page——— Perreault, yea. Simison: All ayes. Motion carries. MOTION CARRIED: FIVE AYES. ONE RECUSED. FUTURE MEETING TOPICS Simison: Council, we are at the end of our agenda. Is there any items under future meeting topics? Cavener: Mr. Mayor? Simison: Councilman Cavener. Cavener: Just maybe a precursor and I'm happy to follow up with you and the Council President. I got a phone call today from a gentleman representing Crimestoppers who had indicated a desire to come speak to Council about the program. Perhaps we could combine that. I know we have had some conversations at different points about hearing from PD about crime prevention and some of the work that's coming out of that office. So, just something to put on your radar. I will -- we were playing phone tag, so I will get the details pulled together and forward it on to you, if that's something we want to consider. Simison: Duly noted. Cavener: Thank you. Hoaglun: Mr. Mayor? Simison: Councilman Hoaglun. Hoaglun: I move that we adjourn. Perreault: Second. Cavener: Second. Simison: I have a motion and a second to adjourn. All those in favor signify by saying aye. Opposed nay. The ayes have. We are adjourned. MOTION CARRIED: FIVE AYES. ONE RECUSED. MEETING ADJOURNED AT 7:36 P.M. Page 87 Meridian City Council Item#2. August 11,2020 Page 60 of— (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS) 8 / 25 / 2020 _ MAYOR ROBERT E. SIMISON DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK Page 88 C � WE N DIAN --- IDAHO CITY COUNCIL REGULAR MEETING AGENDA Item Title: Future Meeting Topics - Public Forum (Up to 30 Minutes Maximum) Signing up prior to the start of the meeting is required. This time is reserved for the public to address their elected officials regarding matters of general interest or concern of public matters and is not specific to an active land use/development application. By law, no decisions can be made on topics presented under this public comment section, other than the City Council may request that the topic be added to a future meeting agenda for a more detailed discussion or action. The Mayor may also direct staff to further assist you in resolving the matter following the meeting Meeting Notes: CITY OF MERIDIAN CITY COUNCIL PUBLIC FORUM SIGN - IN SHEET Date : August 11 , 2020 Prior to the commencement of the meeting a person wishing to address the Mayor and City Council MUST sign in and limit their comments to the matter described below. Complaints about individuals, city staff, business or private matters will not be allowed. Testimony or comment on an active application or proposal that is or will be pending before Planning and Zoning or City Council is strictly prohibited by Idaho law. Each speaker will have up to three (3) minutes to address the Mayor and Council, but the chair may stop the speaker if the matter does appear to violate guidelines, varies from the topic identified on this sign in sheet or other provisions of law or policy. Print Name Provide Description of Discussion Topic C � WE N DIAN --- IDAHO Planning and Zoning Presentation and Outline Changes to Agenda:  Item #1: Landing South – RZ, PP (H-2020-0005) – Applicant requests continuance to 8/25 due to the site not being posted in accord with UDC standards at least 10 days prior to the hearing. Item #2: Epic Storage (H-2020-0058) Application(s):  Size of property, existing zoning, and location: This site consists of \[#\] acres of land, zoned \[district\], located at \[address/general location\]. History: \[details\] Comprehensive Plan FLUM Designation: \[details\] Summary of Request: \[details\] Commission Recommendation: \[approval/denial\] Summary of Commission Public Hearing: i. In favor: ii. In opposition: iii. Commenting: iv. Written testimony: v. Key Issue(s): Key Issue(s) of Discussion by Commission: i. Commission Change(s) to Staff Recommendation: i. Outstanding Issue(s) for City Council: i. Written Testimony since Commission Hearing: \[name(s)\] - \[issue(s)\] Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number \[#\], as presented in the staff report for the hearing date of \[date\]: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number \[#\], as presented during the hearing on \[date\], for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number \[#\] to the hearing date of \[date\] for the following reason(s): (You should state specific reason(s) for continuance.) Item #3: Poiema Subdivision (H-2020-0035) Application(s):  Size of property, existing zoning, and location: This site consists of \[#\] acres of land, zoned \[district\], located at \[address/general location\]. History: \[details\] Comprehensive Plan FLUM Designation: \[details\] Summary of Request: \[details\] Commission Recommendation: \[approval/denial\] Summary of Commission Public Hearing: vi. In favor: vii. In opposition: viii. Commenting: ix. Written testimony: x. Key Issue(s): Key Issue(s) of Discussion by Commission: ii. Commission Change(s) to Staff Recommendation: ii. Outstanding Issue(s) for City Council: i. Written Testimony since Commission Hearing: \[name(s)\] - \[issue(s)\] Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number \[#\], as presented in the staff report for the hearing date of \[date\]: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number \[#\], as presented during the hearing on \[date\], for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number \[#\] to the hearing date of \[date\] for the following reason(s): (You should state specific reason(s) for continuance.) Item #4, 5 & 6: Apex (H-2020-0066, H-2020-0056 & H-2020-0057) Application(s):  Development Agreement Modification  Rezone  (2) Preliminary Plats Size of property, existing zoning, and location: 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. History: 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 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: 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: 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. Revised open space exhibits were submitted that exceed the minimum standards – a total of 17.7% (or 5.58 acres) is proposed in Apex NW and 17.09% (or 10.74 acres) is proposed in Apex SE. Based on the area of the Apex NW plat, a minimum of (1) qualified site amenity is required; a gazebo is proposed – the Commission recommended 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, the rear and/or side of structures on lots that face these streets should 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. Commission Recommendation: Approval Summary of Commission Public Hearing: i. In favor: Jon Wardle ii. In opposition: None iii. Commenting: Stacia Morgan; Annette Alonza representing the Southern Rim Coalition iv. Written testimony: Julie Edwards v. Key Issue(s):  Opposed to the proposed rezone from R-4 to R-15 for the land along Lake Hazel Rd. between Meridian Rd. & Locust Grove Rd. (not against higher density around commercial areas); would like to see the zoning of the “future development” areas remain R-4 rather than be rezoned to R-8; belief that farm land and open space should be preserved as much as possible; concern that current school system does not have the capacity to accommodate all of the students from this development; 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 re-evaluate how we want to use our dwindling remaining open spaces & farmland.  Concern pertaining to capacity of area schools and ability to accommodate more students from this development;  Would like pathways provided to Black Rock Subdivision for connectivity. Key Issue(s) of Discussion by Commission:  Concern pertaining to capacity of area schools and impact of the proposed development on such;  Supportive of proposed development, community amenities and associated improvements to Locust Grove and Lake Hazel Roads; Commission Change(s) to Staff Recommendation: If revised qualified open space exhibit depicts qualified area less than 10% that the amphitheater in the commercial area be allowed to count toward the requirement through an alternative compliance request to UDC 11-3A-3. The revised open space exhibits demonstrate the project exceeds UDC standards for qualified open space as previously mentioned. Outstanding Issue(s) for City Council: None Written Testimony since Commission Hearing: None Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2020-0066, as presented in the staff report for the hearing date of August 11, 2020: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2020-0066, as presented during the hearing on August 11, 2020, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2020-0066 to the hearing date of __________ for the following reason(s): (You should state specific reason(s) for continuance.) h2 City Council MeetingAugust 11, 2020 FLUMPLANNED DEVELOPMENT FLUMPLANNED DEVELOPMENT 7/tem 77 (:> E IDIAN*-----, AGENDA ITEM ITEM TOPIC: Public Hearing for Landing South (H-2020-0005) by Jim Jewett, Located at 660 S. Linder Rd. Applicant is Requestinta Continuance to August 25,2020 A. Request: Rezone of 2.43 acres of land from the R-4 to the R-8 zoning district. B. Request: Preliminary Plat consisting of 11 building lots and 2 common lots on 2.27 acres of land in the proposed R-8 zoning district. Page 4 Item#1. E IDIAN IDAHO C� PUBLIC HEARING INFORMATION Staff Contact:Sonya Allen Meeting Date: August 11, 2020 Topic: Public Hearing for Landing South (H-2020-0005) by Jim Jewett, Located at 660 S. Linder Rd. A. Request: Rezone of 2.43 acres of land from the R-4 to the R-8 zoning district. B. Request: Preliminary Plat consisting of 11 building lots and 2 common lots on 2.27 acres of land in the proposed R-8 zoning district. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the City Council Public Hearing Page 5 i PUBLIC HEARING SIGN IN SHEET DATE : August 11 , 2020 ITEM # ON AGENDA : 1 PROJECT NAME : Landing South 11 -2020 - 0005 PRINTED FULL NAME For Against Neutral Want to Testify YES OR NO 2 3 4 5 6 7 8 9 10 11 12 i 13 14 15 7/tem 77 (:> E IDIAN*-----, AGENDA ITEM ITEM TOPIC: Public Hearing for Epic Storage Facility (H-2020-0058) by Jarron Langston, Located at 1345 W. Overland Rd. A. 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. B. 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. Page 24 Item#2. E IDIAN:--- IDAHO C� PUBLIC HEARING INFORMATION Staff Contact:Sonya Allen Meeting Date: August 11, 2020 Topic: Public Hearing for Epic Storage Facility (H-2020-0058) by Jarron Langston, Located at 1345 W. Overland Rd. A. 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. B. 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. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the City Council Public Hearing Page 25 PUBLIC HEARING SIGN IN SHEET DATE : August 11 , 2020 ITEM # ON AGENDA : 2 PROJECT NAME : Epic Storage Facility (H -2020 - 0058 ) I i ' PRINTED FULL NAME For Against Neutral Want to Testify YES OR NO 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 Item#2. STAFF REPORT C:�*%_ W IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 8/11/2020 Legend ' 0 DATE: ��Project Location ® � TO: Mayor&City Council 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 Page 26 Item#2. 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 Page 27 1 1 1 . =111111111 ■ , w"= mmq N�,.HIM • • - • • • nn•�-non I ' • - • • • u■-:unrnnn t- � �': 84 °1I-I?imm�nmr _ 84' OVERLAND a --0V -AND .mm LU • 1 - �� /1 - �� pnn � ..r� W I l i W Viille:ll mn ern lil 1111111'Q � • i= �u � ..O,A1 Epp ;: •-nn■pZq +• . rN , _ �_ c Np �111nnl��► in q• i „ - 0 111111111■u - • - • ��1111111 - • - • �1111111 11. = 11111 ' =111111 -p� ■ mq not flll■=:U111111■ni- — li■::0111111■ ' 84 °1'-rinmm�nn 84 nu lifinmmmn 1�moon OVER�L-AND � un © �Y !' �ionu nnemd .n1n _n, � � 'ti!Il�unum� �= w1111Ie'rl ■nn � � � -■nn ��i. ■uuir� Nlq�� .�u '♦�.�c � lii nuilirW 1 rl� -:1� Do I 1p� �.�111111fy mq1�=�1111I1i:a f111 1 1 nnl�,,,. p N11 UI nnl�,,,a p Item#2. 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 7/24/2020 Radius notification mailed to properties within 300 feet 6/16/2020 7/21/2020 Site Posting 6/29/2020 7/27/2020 Nextdoor posting 6/16/2020 7/21/2020 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. Bpke Precision Storage (the actual business name) 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. Bpk Precision Storage is intended to Page 4 Page 29 Item#2. 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 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 /g 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 service/sales 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. Bpie Precision Storage is Page 5 Page 30 Item#2. intended to 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 aprefabricated 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 Page 31 Item#2. Precision 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. Epie.Precision 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- Page 7 Page 32 Item#2. 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 Page 8 Page 33 Item#2. 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 Page 9 Page 34 Item#2. 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 Page 10 Page 35 Item#2. 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. The Meridian Planning&Zoning Commission heard these items on July 9,2020.At the public hearing,the Commission moved to recommend approval of the subject Conditional Use Permit and Rezone requests. 1. Summary of Commission public hearing_ a. In favor: Glenn Walker,project architect b. In opposition:None C. Commenting: Glenn Walker,Architect d. Written testimony: None e. Staff presenting application: Joseph Dodson f. Other Staff commenting on application:None 2. Key issue(s)of public testimony a. None 3. Key issue(s)of discussion by Commission. a. Height offence adjacent to residential uses; b. Use of existingfy in rear of property that is to remain; c. How proposed use actually functions on-site with intended"valet"service model. 4. Commission change(s)to Staff recommendation: a. Add condition/DA provision that an 8-foot tall fence be constructed along the property lines that abut a residential use. 5. Outstandingissue(s)ssue(s) for City Council: a. Applicant has not addressed conditions 1.1 and 1.2. Staff recommends that Council modify these conditions to include a rewording that requires the Applicant to supply these revised documents to PlanningStaff to any Rezone ordinance approval. C. City Council: Enter Summary of City Council Decision. Page 11 Page 36 Item#2. VII. EXHIBITS A. Rezone Legal Description and Exhibit Map N 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 DESCRIBED- BEGINNING AT POINT IN THE NO RTHW EST QUARTER OF SAID SECTION 24,SAID POINT BEING 589°33'34"E 545.35 FEET ALONGTHE NORTH LINE OF SAID NORTHWEST QUARTER AND SOO°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. CONTAINS 4.23 ACRES IN AREA www.edmpartners.corn • 2815 East 330D South,Salt Lake City,UT 84109 • 801-305-4670 Page 12 Page 37 Item#2. NORTHWEST QUARTER CORNER SECTION 24,TOWNSHIP 3 NORTH, RANGE 1 WEST,B.M. 1/16TH CORNER (BASIS OF BEARING) (CENTERLINE OVERLAND ROAD) CPELF NO. 9016820 _ _ 589'33'34"E 1327.74' _ 545.35' 255.06' 589°33'34"E 50 15'00'W so-15'00"W 51.00' 51.00' 255.06' P.O.B. w O M � � M O W 8 W In O ^� Z j a � V p� N Vi A � rtl N N90°00'00' 82.84' o cn u u A w 8 Q v v o c z Ay OG N ttdd W e Q17- A W h aPrecision Storage g � e '' Legal Description � SCALE:1"=150' m DATE: FIGURE: " 0 75 150 300 May 15,2020 2 Page 13 Page 38 Item#2. B. Site Plan(dated: June 2020) r z ---- -- — -- ---�-- �;ii 5 � k y STORAGE PACILCPY FOR: ADP ARCHITECTS s D 4 ELICDEVELOPMENI ] 45 W.OVLIZLAND RD. y p MRRIDIAN,I DAI 1033642 NL W S1TL PLAN Page 14 Page 39 Item#2. C. Landscape Rendering(date: June 2020) LU I �oa❑r�v�a�noM � — z a W 1 j j it•. I j f Is I ow �o a O I r �h I s Page 15 Page 40 D. Landscape Plans(date: June 2020) 0i z T M i 7 1-K ia C) 0 o o Z C) G 0 000 0 fl I F j C, 0 0 C, 00 KD OVERLAND STORAGE 0 LA Page 16 Item#2. MbnW.Cwl,TI 170YIL110 iIGrIrLN TtrP44w PNI al ors LJ a'�ILYdI1C/6 Y46Y:b/0,111C11� QI } I f{' TPa1 T8 war,r dmti TI 1pndmhmdr r�rwrrx lr�.eew+l I Lftm• lRmn-pLwApMFLWw MPLAOI MLLACIPd1lLP ep 13miopphNm w TBTOIL-Hu4MTIhTr � BUMCDOW T81503. AT _.I w.Tlwrtr rsc. PD10 re.ra anyl.a PMiAi wrar ir,wa� I O1� I ala 'I Mui b3F.GTpifu%waver - SIZP[\rTiRM--Ala11 V.1jo .Y 11Qi.Rl.�1� iIITOTOuC a"C.r,OiKf J4 TO TQLIInT mATIhTr fD 7 Y! Y011lh rile l'�'D Page 17 Page 42 BuildingE. Conceptual ONE _ a Y Page Item#2. OF ! �n y t r� Page 19 Page 44 Item#2. A ilk � x err .,. NEE Page 20 Page 45 Item#2. yi. r �r . —LJ 0 ymJ_s�x i 4�'lft F tv ry A ADP ARCHITECTS NEW STORAGE FA C�I.I3Y FOR: s EPIC DEVELOPMENT AAC'NfT VRE 4 RRAL as TA rS PLANNING nS 1345 W.OVERLAND RD. c sx;rA..—, AIA y 1591 X YILl H04➢9T, WPRS.M!-d18-0191 MERIDIAN,IbAI-1Q 83642 BOlSS.I➢AXO B9%3 geutiar�dpAov..tppi � I ELEVATIONS Page 21 Page 46 Item#2. 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. £ All fencing adjacent to abutting residential uses shall be privacy fencingand nd eight(8)feet in height meeting UDC 11-3A-7 standards. Page 22 Page 47 Item#2. 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). windows,5. Prior-to the Planning and Zoning Commission hea ing on ittly 9, 2020,the elevations an elevation r-endei4ngs, da4ed 2,L25/2020 a-ad seen in E)4iibit VILE, shall be revised prior-to GZG and DES submittal as follows: a. Add an additional field material that is p:2t pr-e fabr-ieated metal siding along all biAding b. Add , e. Add ^,-ehito^,,wa tr-ells oft the nei4h, east, Ra west building f eades; ; e. Gofftifme the stone 3veneer-effte the proposed-pop outs and M a higher-heigh4 ffam th-e fl. Add a parapet along the r-eefliae with the r-e"ir-ed medtilatien that will also eever-an Page 23 Page 48 Item#2. 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 Standards. Contact 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 Page 24 Page 49 Item#2. 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 Page 25 Page 50 Item#2. 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) https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=191804&dbid=0&r0o=MeridianC iv 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; Commission 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; Commission 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; Page 26 — Page 51 Item#2. Commission finds 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. 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 Commission 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. However, Commission finds 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, Commission 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. Commission finds 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. Commission finds 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, Commission 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 subject site is already annexed into the City and these services are already being provided to the existing buildings on site. Therefore, Commission finds the proposed use will be served Page 27 Page 52 Item#2. 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. Commission 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, Commission 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) Commission is not aware of any such features; the proposed use should not result in damage of any such features. Page 28 Page 53 7/tem 77 (:> E IDIAN*-----, AGENDA ITEM ITEM TOPIC: Public Hearing for Poiema Subdivision (H-2020-0035) by Dave Evans Construction, Located at 3727 E. Lake Hazel Rd. A. Request: Annexation of 14.87 acres of land with an R-15 zoning district. B. Request: A Preliminary Plat consisting of 44 buildable lots and 4 common lots on 14.87 acres of land in the R-15 zoning district. Page 64 Item#3. C� fIEN , IN1, IDAHO PUBLIC HEARING INFORMATION Staff Contact:Joseph Dodson Meeting Date: August 11, 2020 Topic: Public Hearing for Poiema Subdivision (H-2020-0035) by Dave Evans Construction, Located at 3727 E. Lake Hazel Rd. A. Request: Annexation of 14.87 acres of land with an R-15 zoning district. B. Request: A Preliminary Plat consisting of 44 buildable lots and 4 common lots on 14.87 acres of land in the R-15 zoning district. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the City Council Public Hearing Page 65 PUBLIC HEARING SIGN IN SHEET r DATE : August 11 , 2020 ITEM # ON AGENDA : 3 PROJECT NAME : Poiema (11-2020 - 0035) PRINTED FULL NAME For Against Neutral Want to Testify YES OR NO 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 Item#3. STAFF REPORT C:�*%_ W IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 8/11/2020 Legend DATE: Project Location TO: Mayor&City Council FROM: Joe Dodson,Associate Planner 208-884-5533 SUBJECT: H-2020-0035 Poiema Subdivision ' LOCATION: The site is located at 3727 E. Lake Hazel ` Road, in the NE 1/4 of the NW 1/4 of e Section 4,Township 2N.,Range 1E. ------- 1. PROJECT DESCRIPTION Annexation&zoning of 14.87 acres of land with an R-15 zoning district and preliminary plat consisting of 48 building lots and 6 common lots,by Dave Evans Construction. Note:Staff received updated plans late into the review process. These plans have been analyzed to the best of Staffs ability given the timeline but finds them to be in better compliance than those originally submitted Much of the analysis within this report is based on the new plans and the exhibits within this staff report have been updated to reflect this. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 14.87 acres Future Land Use Designation Medium-High Density Residential Existing Land Use(s) Vacant Proposed Land Use(s) Residential and future Religious Institution(Church) Lots(#and type;bldg./common) 48 total lots—43 single-family residential; 1 lot for future Church building site;and 4 common lots. Phasing Plan(#of phases) Proposed as one(1)phase. Number of Residential Units(type 48 total units-33 single-family attached units;and 15 of units) single-family townhome units. Density(gross&net) Gross— 7.5 du/ac.;Net— 10.75 du/ac. Open Space(acres,total 1.08 acres total,0.75 qualifying open space(or approx.. [%]/buffer/qualified) 11.7%qualified) Amenities 1 amenity—Water feature with seating Page 1 Page 66 Item#3. Description Details Page Physical Features(waterways, Ten Mile Creek runs along the western boundary but is not hazards,flood plain,hillside) on the subject site.Part of the site resides within the 100- year floodplain zone. Neighborhood meeting date;#of December 16,2019—3 attendees attendees: History(previous approvals) N/A B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Draft Report Section VIII.H • Requires ACHD Commission No Action(yes/no) Access(Arterial/Collectors/State Proposed access is off of E.Lake Hazel Road,an arterial. Hwy/Local)(Existing and Proposed) The proposed access is via a new public local street. ACHD is allowing a modification to their district policies to allow this access as there is no other lesser classified street available. Stub Street/Interconnectivity/Cross A new stub street is proposed to the adjacent property to Access the west from the proposed local street noted above. This access is approved by ACHD as noted in their staff report. Existing Road Network E.Lake Hazel,an arterial,is existing with 2 travel lanes. Existing Arterial Sidewalks/ No Buffers Proposed Road Improvements Applicant is not proposing to improve E.Lake Hazel as it is scheduled to be widened to 5 travel lanes by ACHD in 2024. Fire Servic • Distance to Fire Station 3 miles from Fire Station#4 • Fire Response Time Part of the proposed development falls within the 5 minute response time goal. • Resource Reliability 78%(below the target rating of 80%) • Risk Identification Risk Factor 2—Residential with hazards;current resources would not be adequate to supply service to this project due to nearby waterway if an emergency were to occur. • Accessibility Proposed project meets all required access,road widths, and turnarounds. The project will be limited to 30 homes until the entire emergency access along the western boundary is constructed. Police Service • Distance to Police Station 5.5 miles • Response Time Goal of 3-5 minutes • Accessibility MPD has no concerns with access into this development; the MPD can service this development if approved. • Additional Comments There is no call data in this area because the proposed development is at the edge of City Limits. Between March 2019 and March 2020,MPD responded to 7 calls for service within one mile of this proposed development. The crime count on those calls was one(1). Page 2 Page 67 Item#3. Description Details Page Between March 2019 and March 2020,MPD responded to 9 crashes within 1 miles of this proposed development. West Ada School District • Distance(elem,ms,hs) No comments submitted at this time. • Capacity of Schools • #of Students Enrolled Wastewater • Distance to Sewer Services N/A • Sewer Shed South Black Cat Trunk Shed • Estimated Project Sewer See application ERU's • WRRF Declining Balance 13.92 • Project Consistent with WW YES Master Plan/Facility Plan • Additional Comments Flows have been committed No sewer mains in common driveways Applicant to provide"to and through"to property to the west. Water • Distance to Water Services 710 feet • Pressure Zone 5 • Estimated Project Water See application ERU's • Water Quality Concerns None • Project Consistent with Water YES Master Plan • Impacts/Concerns The water main extension in Lake Hazel is currently shown in the wrong corridor,the water main should remain north of center line instead of being moved south of center line.Also,the water main in Lake Hazel needs to be a 12", not an 8"as currently shown.We prefer to have a main stub or service line(whichever is needed)to the future church lot to eliminate cutting the new road in the future. Page 3 Page 68 1 1 1 x .. -■ :Ir -NII�-- - C 111111 Ni�IC'unll►� � N �uw irk=nnndlla! - .. - N 1111 - -■ - ■ • - qq - � �nnm•� Donn - e - o __ . ■■�\■\�/IIR\► mnn�-nnnm Ilnnun\►nnG, _ i 1 �1111� W;.1 nu nunnn I •� W 1 m -noon ,_ _�— 1lll'11 Illr: Ji=---- Innn .111�@llill�,y J 1 . In1 Illr 1111 � C7�nnnllln �nnuw_ t7 ., ■LAKE-HAZEL W� • � -j ;LUX EL- . I I a L~_ I 1 1 1 1 1 I I 1 lin►�mnnnn� - • - • _mnnnl a nunN f - • - • Jon_uln - -I. _ �mnnul_mm�l ■ _ �1111 NI� -- � 1111 NIA --i1 \-:�-- II7 • -i1 -1�__ III .Man nor I nm J nnndP "IIIR 11 � 1 _F� � • -• '• �:-1� _III � 111 _�� ^� - �� 1111111 7 L 11111 9-rlrrrrll rIr11171: __ p e 7 11111 9-rlrrrrll rIr11171: __ moan: _anon a\'loom ninTil_ - - R�r ��i =mom a\'loom ninTil_ -.� . �. ..�011lllr� Ilillllr- =r11111111/11111111�" � ■� . �: .�-r111111r�11111= _Illllllr r11111111/11111111=�=�_' •- 11111111�:rrr111Ia IIIIIIIII- ... - Irllrll glllll -11111111 rrr111I1 111111111- ■■■�\■\ Ia��■L m nu--nmm�l nnmw\Gml C' d�71\� �i�1unminl 'fam mrF nnnm nnnun►�lt�1a.^:' 1■�111111 W.m nll nuumn I .aaaara�W� �111111 : nul IIIIIITW;m all numm mnllnrM E m -noon --_ m -noon uuluu m �r■ nn in __ __ r� %nn ilir I • �� y�nnnu) �Imlllll- ii -IM lI ey �r...-..-.._.._,r-.:_-•-r= �,/ILI111111111 IIIIIINI;� � �� . 1,•'nl1l1 a n _L I•.�.•+' i ',�4y 1111111111. Inllll■Il llfll jllllllllll LAKE�HAZEL rIOIIIIIId= "u�rLAKAN E=HAZEL Y oil _ 1 _1111 III 1111111 Sr - � �IIIIIIn S J c I 111111111111� . _'_L-hY�lw�1II11111I111�r� 1 1 , ■ , � I I i Item#3. IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 5/29/2020 7/24/2020 Radius notification mailed to properties within 300 feet 5/26/2020 7/21/2020 Site Posting 6/8/2020 7/31/2020 Nextdoor posting 5/27/2020 7/21/2020 V. STAFF ANALYSIS A. Future Land Use Map Designation(https:llwww.meridiancitE.or /g compplan) Medium-High Density Residential—This designation allows for a mix of dwelling types including townhouses, condominiums, and apartments. Residential gross densities should range from eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. The proposed annexation area lies at the edge of the City's area of impact on the south side of E. Lake Hazel road, approximately % mile east of Eagle Road. There is existing City of Meridian zoning directly across Lake Hazel to the north but no other existing Meridian zoning is adjacent to the subject site. There is a golf course directly to the east of this property, within the City of Boise. Despite minimal existing zoning directly to the west and southwest of this site, the City is currently processing multiple projects in this area, as seen in the Planned Development Map above. This project, if approved, should blend in well with these adjacent developments. The proposed land use of attached single-family residential and townhome units (per the revised site plan) is consistent with the Future Land Use Map (FL UM)designation definitions for Medium High Density Residential(MHDR). MHDR requires a density of 8-12 units per acre. The Applicant has proposed a project with 7.5 du/ac with their updated plat and the comprehensive plan allows for rounding of density. Because of the proposed product type and the difficult shape of the property to begin with, Staff supports rounding the proposed density of 7.5 du/ac to the required 8 du/ac per the provisions in the comprehensive plan. In addition to the proposed residential use on this site, the Applicant is reserving a building lot for a future church site; a church is a conditional use within the proposed R-15 zoning district. The residential portion of the site consists of approximately 7.5 acres (including the right of way) and the future church lot is approximately 7 acres. This application does not include the conditional use permit application for the church lot; that use will be analyzed with the future conditional use permit submittal. 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 HII.A1. The DA is required to be signed by the property owners)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. Page 5 Page 70 Item#3. 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). The proposed R-1 S zoning and proposed land use of single family attached and townhome residential is an extension of some of the housing products recently approved nearby and some of the housing proposed on the adjacent site to the west. R-1 S zoning and attached single-family homes are not abundant in the immediate area at this time but if this project and the adjacent project to the west are approved, this type of housing would make up a fair portion of the housing options in this Y2 mile area.A vast majority of the housing within a mile of this site is detached single-family residential. So, adding 48 units of a different product type to the area helps meet this comprehensive plan policy. "With new subdivision plats,require the design and construction of pathways connections, easy pedestrian and bicycle access to parks, safe routes to schools,and the incorporation of usable open space with quality amenities"(2.02.01A). The Ten Mile Creek runs adjacent to this property on its western boundary but is not on the subject site. Because of this, there is no multi-use pathway proposed on this property. However, the project that Staff is also processing for the adjacent property to the west is constructing that multi-use pathway. Because of the proposed internal stub street with attached sidewalks with this development, there should be adequate pedestrian connection to the multi-use pathway on the adjacent parcel. With a connection to the pathway, residents within this development will have greater pedestrian and bicyclist connection to the north to Hillsdale Park and the Hillsdale YMCA. The largest area of open space proposed with this development is expected to be shared between the residences and the future church site. That common open space lot is proposed to be approximately 15,000 square feet in size and offer a relatively large open area for residents and churchgoers to use. Because the lot is relatively large and open, it is more usable than open space that may be qualifying but is usually dispersed throughout the development. Staff supports open space that is in this more usable format. The other open space in this development abuts the Ten Mile Creek and the proposed townhomes; this area should offer additional visual amenity to the development and those townhomes specifically. In addition, this open space area near the creek and the cul-de-sac will contain a water feature and seating area for the residents. Again, offering usable open space and an amenity for the proposed community. For the size of this site, Staff ,finds the proposed open space is adequate in size. "Reduce the number of existing access points onto arterial streets by using methods such as cross- access agreements,access management, and frontage/backage roads, and promoting local and collector street connectivity"(6.01.02B).Due to the odd shape of this parcel, strict adherence to ACHD and City policies regarding access points to arterial streets was not feasible. The Applicant has proposed the main access into this development as far east on their parcel as possible. Because of this,ACHD has agreed to modify their policy to allow for this additional access onto E. Lake Hazel. This Applicant is also proposing a stub street to the west for future local street connectivity which sets up future development to the west and south to minimize their potential accesses onto arterial in the area. "Annex lands into the corporate boundaries of the City only when the annexation proposal conforms to the City's vision and the necessary extension of public services and infrastructure is provided." (3.03.03). The proposed development and uses adhere to the vision established by the underlying future land use designation.Attached single-family and townhomes are permitted uses and a Church is a conditional use in the R-1 S zoning district. In addition, all infrastructure extensions will be paid for by the Applicant and not the taxpayers. Page 6 Page 71 Item#3. "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00). The proposed single-family residential development is compatible with other residential and agricultural uses in the area; the future Church development should be compatible with nearby uses as well. In addition, additional residential units built at this density should be compatible with the existing golf course use on the parcel directly to the east. Staff finds this development to be generally consistent with Comprehensive Plan policies and objectives. C. Existing Structures/Site Improvements: There are no existing structures on the subject site and no site improvements are known at this time. D. Proposed Use Analysis: The proposed use is attached single-family residential and townhome single-family residential; both types of residential dwellings are listed as principally permitted uses in the R-15 zoning district per UDC Table 11-2A-2. Part of the property(along the western boundary)lies within the 100-year floodplain boundary. The Applicant is currently awaiting the results of a floodplain study to determine the types of constraints and/or possibilities of reducing this boundary area. See Public Works comments for further requirements of the site. E. Dimensional Standards(UDC 11-2): The proposed lots along the eastern boundary and the public streets appear to meet all UDC dimensional standards per the submitted preliminary plat. This includes property sizes,required street frontages, and road widths. The revised preliminary plat submitted by the Applicant shows townhomes off of a private alley. It is the understanding of Staff that ACHD has not yet given comments on the precise location of this alley but are generally supportive of it. Per the revised plat, all lots appear to meet UDC dimensional standards for the R-15 zoning district and attached single-family unit type. In addition, all subdivision developments are also required to comply with Subdivision Design and Improvement Standards (UDC 11-6C-3). There is one(1) common driveway proposed and such driveways should be constructed in accord with the standards listed in UDC 11-6C-3D. If any common drives are proposed,an exhibit should be submitted with the final plat application that depicts the setbacks,fencing,building envelope,and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway should be depicted on the opposite side of the shared property line from the common driveway. F. Access(UDC 11-3A-3): Access is proposed via a new local street into this development from E. Lake Hazel Road. The Applicant is also proposing a stub street to the west for future local street connectivity.For these areas, all dimensional standards appear to meet UDC requirements. Because the stub street to the west will likely lead to nowhere at the time of this development, the Applicant will have to provide an emergency only access. The Applicant is showing on their master plan (as shown in Exhibit VII.B) a 20 foot wide emergency only access from the stub street that runs along the western property boundary and connects to E. Lake Hazel.ACHD and Meridian Fire Department have granted their approval of this emergency access. Without this Page 7 Page 72 Item#3. access, this property will be limited to no more than 30 homes until such time that the emergency access is constructed. To remediate this, Staff is recommending the emergency access is built prior to the Applicant receiving any building permit approval. Staff is supportive of this emergency access but does have concerns on what its future use will be once the stub street to the west connects with the adjacent subdivision and offers the required secondary access. The Applicant has not discussed the future plans for this access with Staff but the submitted master plan depicts the church site using this emergency only access as a way to drive from one side of the church to the other for ease of access and emergency response. So long as this road is not used for parking while this road is meant for emergency access, Staff finds no concerns with this. Once the emergency access is not needed, however, Staff recommends the Applicant work with ACHD to keep the road for the church site to gain an additional access point, albeit limited. The revised preliminary plat shows a private alley that connects to the future western stub street and the proposed cul-de-sac.As stated above, Staff is unaware ofACHD's formal approval of this location but has also not been given notice of its denial. The Applicant should continue working with ACHD to ensure the location of the alley meets all ACHD requirements. The proposed alleyway is shown as 20 feet wide which meets UDC and Fire requirements; the alleyway will be deemed as a no parking zone for its entirety. Staff supports this alleyway and the alley loaded type of home for this development. G. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table II- 3C-6 for single-family detached and attached dwellings based on the number of bedrooms per unit.Future development should comply with these standards.No parking plan was submitted with the application. The proposed street sections(33 feet wide) of the local streets within the development,shown on the submitted plat, accommodate parking on both sides of the street where no driveways exist. The alleyway for the alley-loaded homes will be required to be labeled as `No Parking." Each townhome will be required to meet the off-street parking standards and Staff encourages the developer of this site to include provisions within their HOA bylaws that prohibit garages being used as storage. This would help alleviate some of the parking issues seen throughout the City. Parking requirements for the future church site will be reviewed with the future conditional use permit application. H. Pathways (UDC 11-3A-8): No multi-use pathways are proposed or required with this development because the master pathways plan shows a multi-use pathway along the opposite side of the Ten Mile Creek on an adjacent parcel. This Applicant is proposing attached sidewalks along all local streets that will connect to this future multi-use pathway as the property to the west develops and the proposed stub street is extended westward. These sidewalks should help improve pedestrian and cyclist connectivity from this development to other services within a mile. I. Sidewalks(UDC 11-3A-17): Five-foot attached sidewalks are proposed along all internal local streets. There is no existing sidewalk along E. Lake Hazel Road and Lake Hazel is expected to be widened in 2024 according to ACHD, as stated above.Detached sidewalks are required along arterial roadways per UDC 11-3A-17. The Applicant has already agreed to dedicate additional right of way to ACHD for the future widening of Lake Hazel. Therefore, Staff is recommending that the Applicant construct at Page 8 Page 73 Item#3. least a 5-foot detached sidewalk within the required landscape buffer along Lake Hazel, outside of the ultimate ACHD right of way. J. Landscaping(UDC 11-3B): A 35-foot wide street buffer is required adjacent to E.Lake Hazel Road because it is both an arterial roadway and noted as an entryway corridor. This buffer should be landscaped per the standards listed in UDC 11-3B-7C and placed into a common lot that is at least 35-feet wide; this common lot should also contain the detached sidewalk required along all arterial roadways. The submitted landscape plan depicts a 25 foot wide landscape buffer; the correct number of trees appear to be shown on the submitted landscape plans (see Section VII.D). The Applicant shall be required to submit revised plans depicting the correct size landscape buffer along E. Lake Hazel. In addition, the improvements required outside of the ultimate ROW should be constructed prior to receiving building permit approvals. The submitted open space exhibit does not count this buffer area as qualified open space for the residential development because only a small portion of this buffer abuts the future residences. Normally, half of this area would count towards qualified open space. Staff believes the required landscape buffer and detached sidewalk should be constructed with the residential development and not the church site. Therefore, Staff is recommending a condition of approval to complete the frontage improvements prior to receiving building permit approval and revise the open space exhibit to show this area on the open space exhibit to give a more complete open space calculation. Common open space is required to be landscaped in accord with the standards listed in UDC 11- 3G-3E. The total square footage of common open space are included in the Landscape Calculations/Requirements table along with the required number of trees to demonstrate compliance with UDC standards but has not been updated to depict the new layout. Staff recommends the Applicant submit a revised landscape plan at least ten (10)days prior to the City Council hearing to show the new layout and match the other revised plans. Also shown on the landscape plan is an area directly to the west of Lot 34, Block 1 that is within the Ten Mile Creek easement. This area of the development is not open on both ends and does not offer easy visibility. Staff is concerned with potential safety and crime issues in this small area. UDC 11-3G-3D.3 states that "common open space shall be located in areas of high visibility to avoid hidden areas and corners..." This area is not qualifying open space because it is not open on both ends but it is still common open space and must adhere to these standards. Therefore, Staff is recommending a condition of approval that this area be part of Lot 34, Block 1 to alleviate this potential safety issue. In addition, the Applicant is proposing an additional 8 trees in order to mitigate trees that are being lost with the development of this site. This note is stated on the submitted landscape plan. K. Qualified Open Space (UDC 11-3G): A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B is required. The proposed future Church site is not required to meet open space standards. Therefore,the required qualified open space for this development shall be based upon only the portion of the property where the residential use is proposed. According to the Applicant,the residential area is approximately 6.05 acres. Based on this size,the Applicant should supply at least 0.6 acres of qualified open space,or approximately 26,000 square feet. The applicant is proposing 1.08 acres of open space, of which 0.75 acres is proposed as qualifying open space. Staff has concerns with one area of this open space and its eligibility to qualify. The largest common open space lot is approximately 15,000 square feet and sits between the proposed residences and the future church site. It is the intention of the Applicant that this open space lot would serve as open space for both the residential part of this development and for the Page 9 Page 74 Item#3. children attending the future church site.Again, the church site is not required to have open space but Staff understands the desire to share this space in the future. To ensure this open space lot stays with the residential development and is used by the residences, it should be made clear that the future homeowners association is to own and maintain this lot, and not the church owner. In addition to this common open space lot, the Applicant is proposing open space around the cul- de-sac that terminates at the southern end of the development. This area is proposed to contain a water feature and seating area for residents to enjoy. Part of this open space also runs within the Ten Mile Creek Easement and creates a small "green-way"from the western stub street and back into this water feature area; this proposed area is qualifying. The Ten Mile Creek and this "green-way"can be utilized for both open space and offer a great green space for the proposed townhomes to front on. Staff is concerned the proposed townhomes from off of the alley and the Applicant is missing an opportunity to give those future homeowners along the creek an additional green space area. Because of this, Staff is recommending a condition of approval that the townhomes front towards the green space and not on the alley. On the revised open space exhibit(Section VILE) there is an area less than 5,000 square feet located between the alley and the local street. UDC requirements state that in order for this area to be qualifying it must be at least 50'by 100'in dimension. Staff uses their discretion when the open space area can meet the 5,000 square foot area requirement but may not meet the precise dimensions above. In this case, this area meets neither of these benchmarks and Staff believes it is not qualifying open space. With this area removed from the open space calculations, Staff has calculated that the qualified open space for the site is approximately 0.64 acres, or approximately 10.57%. The proposed open space still meets UDC minimum requirements and Stafffinds that the open space with the water feature and the large open space lot in the center of the development are sufficient for the number of homes proposed in this development. The required landscape buffer along E. Lake Hazel should be shown on the open space exhibit even though it is not qualifying open space.As stated above, Staff recommends these improvements be completed with development of the residential portion of the site. The open space exhibit should be revised to show this area to give a more complete picture of all open space on the site in accordance with UDC 11-3G-3. L. Qualified Site Amenities (UDC 11-3G): Based on the area of the proposed plat(approximately 6 acres for the residential component),a minimum of one(1)qualified site amenity is required to be provided per the standards listed in UDC 11-3G-3C. Even if the amenities were based on the entire 14 acre parcel, one(1)qualified site amenity would still be required. The applicant has proposed one (1)qualified amenity: a seating area with a water feature located at the end of the new local street. This water feature shows a small fountain and boulders that also flows into a small stream channel. The proposed amenity meets the minimum UDC requirements and Staff finds it to be a nice amenity for the community. M. Fencing(UDC 11-3A-61 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing is shown on the landscape plan but is not made clear as to what type of fencing it is. Fencing shown next to any open space shall be open-vision or semi-private fencing per UDC requirements. This fencing requirement applies to the area of the property that abuts the Ten Mile Creek. The Ten Mile Creek itself is not located on this site but its easement does. Ten Mile Creek is to remain Page 10 Page 75 Item#3. open as this Applicant does not have rights to it. The creek should be protected during development on this site. N. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant has submitted sample elevations of the attached single-family homes for this project(see Section VII.G). The submitted elevations show all single-story attached structures with two-car garages and similar finishing materials of stucco, masonry, and wood. In addition, the elevations show both shed roof and traditional pitched roof designs. The Applicant has not stated there will only be single-story attached structures. Staff has also not received updated elevations for the townhome style product. The submitted sample elevations appear to meet design requirements for single- family homes. Because the proposed local street running north-south is straight and relatively long, Staff is recommending that future homes are built across varying setbacks to provide variation along the street and help ensure there is not a monotonous wall plane of homes along this street. Attached and townhome single-family residential require design review approval prior to building permit submittal. This requirement gives staff the opportunity to review the site plan and ensure compliance with the above noted recommendation. VI. DECISION A. Staff: Staff recommends approval of the requested annexation and zoning with the requirement of a Development Agreement and approval of the requested preliminary plat with the conditions noted in Section VIII.A per the findings in Section IX of this staff report. B. The Meridian Planning&Zoning Commission heard these items on June 18,2020. At the public hearing,the Commission moved to recommend approval of the subject Annexation and Preliminary Plat requests. 1. Summary of Commission public hearing: a. In favor: Tamara Thompson,Applicant Representative; Daryl Zachman,Pastor of church to be developed in the future. b. In opposition:None C. Commenting: Tamara Thompson; Daryl Zachman d. Written testimony: None e. Staff presentinggpplication: Joseph Dodson f. Other Staff commenting on application: Bill Parsons 2. Key issue(s)of public testimony a. No issues—Daryl Zachman commented on location of shared open space and the temporary emergency-only access along the west boundar. 3. Key issue(s)of discussion by Commission. a. Removal or modification of Staff condition 3.B and the feasibility of either outcome; b. Location and size of the large common open space lot shared between the future Church site and this preliminary_plat; and issue of who will own and maintain this shared open space lot; c. Whether this plat should be combined with the future conditional use permit required for the Church site and how the two projects will function together-, d. Wants Applicant to look at some sort of netting to prevent broken windows from the ad jacent golf course. 4. Commission change(s)to Staff recommendation: Page 11 Page 76 Item#3. a. Modify condition LF to include language that requires the future HOA and the Church enter into a use agreement to ensure perpetual maintenance of the common open space located on Lot 2,Block 2; b. Remove condition 3.B from the staff report. 5. Outstandingissue(s)ssue(s) for City Council: a. Applicant has not submitted any information on the netting that Commission wanted them to discuss internally; Council should discuss whether they want to condition netting along the eastern boundary or not. C. City Council: Enter Summary of City Council Decision. Page 12 Page 77 Item#3. VII. EXHIBITS A. Annexation Legal Description and Exhibit Map ANNEXATION Cs '' ". Page 10F 1 LAND 6RR0UP February 19,2020 Project No.:119022 ANNEXATION CALVARY CHAPEL TREASURE VALLEY INC. A parcel of land as shown on Record of Survey Number 2880,recorded as Instrument Number 94050954,records of Ada County,situate in a portion of Government Lot 3,Section 4, Township 2 North, Range 1 East,Boise Meridian,City of Meridian,Ada County,Idaho,being more particularly described as follows: BEGINNING at the North Quarter Corner of said Section 4(from which the Northwest Corner of said Section 4 bears South 89'56'28"West,2651.66 feet distant); Thence on the north/south midsection line of said Section 4,South 00'37'05"West, 1356.13 feet; Thence leaving said north/south midsection line and on the southerly and westerly boundary of said parcel shown on Record of Survey Number 2880,South 89'59'56"West,21.00 feet; Thence North 28'52'16"West,82.77 feet; Thence North 34'04'12"West,1548.37 feet to a point on the north section line of said Section 4; Thence on said north Section line North 89'56'28"East,943.00 feet to the POINT OF BEGINNING The above described parcel contains 14.87 acres,more or less. PREPARED BY: The Land Group,Inc. �jU LA o 0 a 13` geOF0 e ` A4s. C�?/19/2U2b 4('L'7.r-a,i;"8 ors 'D?tie.:3u€ta 1,10_Eag1c,Aaf)o 83S.8 209 g ,4041 the, andyroupi;lc,com Page 13 Page 78 Item#3. I � � W EAST LAKE HAZEL ROAD N1/4 CORNER fr SECTION 4 T.2N.,R.1 E.,B.M. DO --- (BAST$DF BEAR1ff - - ]. POB RM1 \• R/W NB9°56'28"E 943.00'R/W • R/W NW CORNER j 8q$566 8 W CALVARY CHAPEL TREASURE VALLEY INC. SECTION 4 \ 3727 E.LAKE HAZEL RD. T.2N.,RA E.,B.M. \ APN:S1404212435 m M \ ANNEXATION AREA + — \ AREA:±14.87 Acres. N (o 0 lJ,�\ ENS a 13 \ \ OF\GP 0V19/nn N28°52'16"W 82.7T ! N89°59'56"E 21.00' Exhibit " 0 250' 500, i3'" I� Horizontal Scale:l"=250' Pmject No:119022 Date of Issuance:February 19,2020 n == ==THE Calvary Chapel Treasure Valley Inc. rye$ LAND Annexation o m GROUP r woo EE Page 14 Page 79 Item#3. B. Master Development Concept Plan �- - - - - - LLI \ JJJ 111111 t �• I I }\ a I mn 7� mo \ � G \ \ � I I Y e \ s Page 15 Page 80 Item#3. C. Original Preliminary Plat(date: 4/15/2020) tee., \ -- \\ \ n of \ \ 9 µ �a;oy g ♦\ yov^ SI l \ 9w \ ♦ \'e�mm u a \w s W ♦ I \\mw \I �� RI N \ r i m POIEMA SUBDIVISION ? 9 ° woEreKs 3727 E.LAKE HAZEL ROAD,MERIDIAN,ID - LOT DIMENSIONS t Page 16 Page 81 D. REVISED Plat(dated: 06/15,12020 7/30/2020) wore —T---------------------- ------------ -------------- - --------------------------- ----------\---------------------- --------- 49 69 I'll 9t Ar \,Rv w, x N \\ YI OIFIVA SUBDIVISION W 3727 E.LAKE HAZEL ROAD,MERIDIAN,ID LOT DIMENSIONS Page 17 RS tea`— 4— 2 a------ -------- ---------- - ----- ------ - --------- ---- ��\\�f�. \� \�� \\\\,��/ � � i� � � � � Ili 7,1 ,X Q, �00 XV 12 1 'k, lit 414. A N OIEMA SUBDIVISION WORKS 3727 E LAKE HAZEL ROAD,MERIDIAN,ID P p9, AT, CONCEPTUAL ENGINEERING LAN r,j Page 18 Item#3. E. Open Space Exhibit(dated: 06,115,12020 August, 2020) L E� 4 I 1 � I r r D -< 7 z Z rm ■ a 0 Q N JI a -M O ■ z Z m n [n r➢ n O Y cn z m n n C ■ v II m W ti II x n a " C I++ q W_ LF1 ■, Nn n Z m N ■ m $ y1 C Z 7 C � N Vy q� P � mm N Page 19 Page 84 F. Landscape Plan(date: 4/3,QO20 8/03/2020) ---------- -------- --- ------- m -,nsmmm 40� -------------------- 71 V,z N fa — Oct L4�11 A D R M yaE A SUBDIVISION 6- Dave Evans Construction CD KH E�KE H�L ROAD ftnd-Id,h,MN2 PO"m Page 20 Item#3. rrl cl Cal it nMRTHE IEaxH GROUP Mat Ill a. L-L ST Tl -�-i �.Y co �� j"� ae�mtr ro�mai. Water Feature Bode Enlargement ,o L PreBminary Plat-Landscape-Area B =_ �•,.e p L1.02 PFMT[OM PLWICr� - NDN CLocuu119AllYY- V? ` ter s aQxruvus 3 iPtII POBLVY# bom COmL[ MENCUM ma a�P}5,4G }raAfr63�C F,.aMfQi� fi CWFLM PACH } Water Feature Node Enlargement Page 21 Page 86 t. vA w:Fe.< i i l� J' ,.rows;� I■ I r �-- w I Item#3. LU TRIVER E A L E, I D A H�j Zach Evans Construction Page 23 Page 88 Item#3. VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the submitted and revised plans and conceptual building elevations for the attached single- family and townhome dwellings included in Section VII and the provisions contained herein. b. The Applicant shall comply with the ordinances in effect at the time of application submittal. c. Direct lot access to E. Lake Hazel Road shall be prohibited. d. The entire frontage improvements along E. Lake Hazel Road shall be completed with the first phase of development. e. The proposed townhome units shall front on open space and not on the alleyway, especially those units facing the Ten Mile Creek. £ Lot 2,Block 2 shall be a non-buildable lot in perpetuity eik%e 1 and m i tame 1 and the Church and future homeowner's association shall enter into a use agreement to ensure continued maintenance of this lot. 2. At least(10) days prior to the City Council hearing,the Applicant shall submit conceptual building elevations of the proposed townhome units. 3 Ten(1 m daysprior-t the City Couneil>,o.,ring,the The preliminary plat included in Section VII.C,�d�ated 04/15/2020, shall be revised as follows: Add a. A.a a fioie prohibiting g .. Take Hazel .,D .,.1 r cc t-c�eeeS�.r�ic'l�. b. Show Lot > Bleek >to ineltide dia4 eemmen open spaee area etAside of its feflee, adding it te this lot a-ad r-emeving it from any eemmen let te ehmina4e a potential safety c. Coordinate with the ACHD and Staff on the final position of the proposed alleyway for the townhome units that meets all required City and ACHD standards. This condition shall be satisfied at least ten(10)days prior to the City Council hearing or the project will be continued to a future date determined by Staff. Page 24 Page 89 Item#3. prepesed Street A". xx�vT with n GHD on appropriate measiffe to easiffe pedestrian safety at this ipAer-seefioa-. 4 Tea(l n` days prior-to the City Cetmeil i.o.,ring,the The landscape plan included in Section VII.F, dated 05/04/2020 shall be revised as follows: a. Label and depict the type of fencing proposed throughout the development; all fencing shall comply with the standards listed in UDC 11-3A-7. b. ; !a-adseape ealeiilaions shall also be r-efleeted in the ea4eiilafiens table. c. Geffeet the landseape btt�r-along E. Lake Hazel te show the r-eqttir-ed 35 feet buff-e width in aeeer-da-aee with the dimensional standar-ds for-R 15 zoning distr-iet,UPC 11 2A 7. 5. , NIII.E shall be revised!a show the r-e"ir-ed 35 feet!aadseape buffer-along E. THA-71-4- show this area in the ealeul4iens table. 6. Future development shall be consistent with the R-15 dimensional standards listed in UDC Table 11-2A-7 for all buildable lots. 7. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. 8. Staff recommends the Applicant work with ACHD on allowing the emergency only access as an additional access for the church site after the parcel to the west develops and provides a secondary access into the development. 9. An exhibit shall be submitted with the final plat application that depicts the setbacks, fencing, building envelope, and orientation of the lots and structures accessed via the common driveway; if a property abuts a common driveway but has the required minimum street frontage and is taking access via the public street,the driveway shall be depicted on the opposite side of the shared property line from the common driveway as set forth in UDC 11- 6C-3D. 10. The Applicant shall obtain Conditional Use Permit approval prior to development of the future church site,per UDC Table 11-2A-2. 11. Administrative Design Review application is required to be submitted and approved prior to submittal of any building permit applications for single-family attached dwellings and townhomes, as applicable. 12. Future homes along the proposed"Street A"shall provide variation in building setbacks to provide for an attractive streetscape.A master plan depicting varying building setbacks shall be submitted with the required design review applications. 13. The Ten Mile Creek that abuts the subject site along its western boundary shall be protected during construction. 14. The Applicant shall construct a temporary turnaround with a minimum turning radius of 45 feet at the end of the proposed western stub street in alignment with ACHD policies. The turnaround is required until such time that the stub street connects to future streets in the development to the west. Page 25 Page 90 Item#3. 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 An FLDP(Flood Plain Development Permit)is required. Currently the property is within an "A Zone". Study submitted requires culvert on Lake Hazel to be replaced and LOMR completed to change maps. 1.3 Sanitary sewer mains are not allowed in common driveways. 1.4 Applicant to provide"to and through" sanitary sewer mainline connection to the property to the west. 1.5 The water main extension in E. Lake Hazel Road is shown in the wrong utility corridor, as depicted on the conceptual engineering submitted with the application. The water main should remain north of center-line instead of being moved south of center-line. In addition, the water main in E. Lake Hazel Road needs to be a 12-inch diameter,not an 8-inch diameter as shown.We prefer to have a mainline stub or service line (whichever is needed)to the future church lot to eliminate cutting the new road in the future. 1.6 The geotechnical investigative report prepared by MTI(Materials Testing&Inspection) dated March 7,2003,indicates some very significant groundwater and soils concerns, and specific construction considerations and recommendations. The applicant shall be responsible for the strict adherence of these considerations and recommendations to help ensure that homes are constructed upon suitable bearing soils,and that shallow groundwater does not become a problem with home construction. Prior to this application being considered by the Meridian City Council,the applicant shall be required to submit up to date ground water monitoring data based upon current adopted building codes,as well as any other updated geotechnical information or recommendations since the initial work by MTI back in 2003. 1.7 Due to the very significant groundwater and soils concerns on site, structures are to be founded on conventional reinforced spread footings and walls, and slab-on-grade foundations. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit Page 26 Page 91 Item#3. 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. 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. Page 27 Page 92 Item#3. 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(MFD) https:llweblink.meridiancily.org/WeUink/Doc View.aspx?id=186859&dbid=0&r0o=MeridianC i &cr--1 D. POLICE DEPARTMENT(MPD) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=186743&dbid=0&redo=MeridianC iv E. BOISE PROJECT BOARD OF CONTROL(BPBC) https:llweblink.meridiancily.or lWebLinkIDocView.aVx?id=188199&dbid=0&redo=MeridianC ity Page 28 Page 93 Item#3. F. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridianciU.org/WebLink/DocView.aspx?id=188719&dbid=0&r0o=MeridianC iv G. CENTRAL DISTRICT HEALTH DEPARTMENT(CDH) https:11weblink.meridianciU.orglWebLink/Doc View.aspx?id=188182&dbid=0&r0o=MeridianC iv H. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancily.org/WebLink/DocView.aspx?id=190509&dbid=0&r0o=MeridianC iv 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; Commission finds the proposed zoning map amendment to R-15 and proposed uses are consistent with the Comprehensive Plan, if all provisions of the Development Agreement and conditions of approval are complied with. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Commission finds the proposed zoning map amendment will allow for the development of single-family detached homes which will contribute to the range of housing opportunities available within the City, consistent with the Comprehensive Plan, and the purpose statement of the residential districts. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Commission 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 Commission 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. Commission finds the proposed annexation is in the best interest of the City per the Analysis in Section V. B. Preliminary Plat Findings: Page 29 Page 94 Item#3. 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; Commission finds that the proposed plat, with Staffs recommendations, is in substantial compliance with the adopted Comprehensive Plan in regard to land use, density, transportation, and pedestrian connectivity. (Please see Comprehensive Plan analysis and other analysis in 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; Commission 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; Commission 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, Commission is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis and approves of the project. 6. The development preserves significant natural,scenic or historic features. Commission is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. The Ten Mile Creek does not reside on this property but its easement will be respected. Page 30 Page 95 Item#3. WE!� IDIAN:--- Community Development Dept. Meridian City Hall, Suite 102 33 E. Broadway Avenue Community Develop Meridian, Idaho 83642 Department MEMORANDUM August 10, 2020 To: Mayor and City Council From: Bruce Freckleton, Development Services Manager Re: Poiema AZ, PP (H-2020-0035) Staff Report Good evening Mayor and City Council, The application before you for the Poiema Subdivision contained a Site Specific Condition that required the applicant to submit updated GeoTechnical information for the site prior to the application being considered by the City Council. The applicant did submit the requested information, and I have revised Site Specific Condition of Approval #1.6 accordingly. Below is the condition as it reads in the original staff report, and the revised condition for your consideration and insertion into the record. Original Condition: 1.6 The geotechnical investigative report prepared by MTI (Materials Testing & Inspection) dated March 7, 2003, indicates some very significant groundwater and soils concerns, and specific construction considerations and recommendations. The applicant shall be responsible for the strict adherence of these considerations and recommendations to help ensure that homes are constructed upon suitable bearing soils, and that shallow groundwater does not become a problem with home construction. Prior to this application being considered by the Meridian City Council, the applicant shall be required to submit up to date ground water monitoring data based upon current adopted building codes, as well as any other updated geotechnical information or recommendations since the initial work by MTI back in 2003. Revised Condition: 1.6 The geotechnical investigative report prepared by MTI (Materials Testing & Inspection) dated March 7, 2003, and updated July 24, 2020, indicates some significant groundwater and soils concerns, and specific construction considerations and recommendations. The gpplicant shall be responsible for the strict adherence of these considerations and recommendations to help ensure that homes are constructed upon suitable bearing soils, and that shallow groundwater does not become a problem with home construction. Page 123 Applicant Presentation 7/tem 77 (:> E IDIAN*-----, AGENDA ITEM ITEM TOPIC: Public Hearing for Apex (H-2020-0066) by Brighton, Murgoitio, et al., Generally Located East of S. Meridian Rd. and North of E. Columbia Rd. A. 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.B. Request: Annexation of 40.09 acres of land with an R-2 zoning district.C. 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. Page 124 Item#4. E IDIAN:-- IDAHO C� PUBLIC HEARING INFORMATION Staff Contact:Sonya Allen Meeting Date: August 11, 2020 Topic: 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. A.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. B. Request: Annexation of 40.09 acres of land with an R-2 zoning district. C. 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. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the City Council Public Hearing Page 125 i i PUBLIC HEARING SIGN IN SHEET DATE : August 11 , 2020 ITEM # ON AGENDA : 6 PROJECT NAME : Apex (11-2020 - 0057) (11 -2020 - 0056) (11- 2020 - 0066) i PRINTED FULL NAME For Against Neutral Want to Testify YES OR NO Ls 5 6 7 8 9 10 11 12 13 14 15 Item#4. STAFF REPORT C� W T� � COMMUNITY DEVELOPMENT DEPARTMENT f°' ' `� { HEARING 8/11/2020 Legend DATE: 0 Project Lacfl�ian ��I TO: Mayor&City Council FROM: Sonya Allen,Associate Planner fLl 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 5 (to be marketed as `Pinnacle') - C LOCATION: MDA,AZ--,-RZ: generally located east of _a S. Meridian Rd. and north of E. 1 Columbia Rd.,in Sections 31 (S. %2 and --- , NW 1/4) and 32(SW 1/4),Township 3N., Range LE; and Sections 5 (NW 1/4) and 6 (NE 1/4),T.2N.,R.I E. PP(NW):NWC of S. Locust Grove Rd. &E. Lake Hazel Rd.,in the SE 1/4 of Section 31,T.3N.,R.IE PP(SE): SEC of S.Locust Grove Rd. & E. Lake Hazel Rd., in the NW 1/4 of Section 5,T.2N.,R.IE. 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 of land with an n 2 , ^ais*fi^*; 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, 1 I 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 Page 126 Item#4. 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/I I 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,caf6, 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 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(consent agenda on 8/5/20) ' Commission Action (yes/no) Traffic Impact Study(yes/no) Yes Page 2 Page 127 Item#4. 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 Capkal Impravamsnts Flan{CIFY Integrated Fhre Year Work Plan(IFYWPI: Improvements ■ Engte Road is srhaduled In the IFYWP 1a he widened in 5-Leases flour I- Ae Hazer Road Id Amite+Rmd an 2023 Eagle Rwa is simacuied in ine IFYWP tb be widened io 5-raves cram kmty Roes to vKA y Rid in 2021 ■ LAkoa HabN hoed 11 Sr3]Bd W Ih Lhe tKYyvF,IQ he wmerrad to 5.darre5 Thot11 Eagla Road to Clwetdale-Rlaad ir-2f]Mb Lake Hazel Road is b-ci7eduded in me IFYWP to be w.tlefred to 54ones fFam Cloverdale Road to Five We Road ■ The anwieA� briri of Lake RUN Road and Eagle Road as sclwdulad in ihr3 IKYWP tit he whsonen io Blanes an the r Flh leg,A-1me5 on 1Aa SouHa leg,3-ranes pn The wrest leg and d- Iuni�s on the ee9t leg and signalized M�023 The InaersectMn of Lows#Grove R and Vrrtory Road r5 sctiedtAed in the 1FYWP t3 be construcred as a munmane raunoapaut wth slams an the north am south legs surd wanes on the east and west begs in 2021 Lake Hazel Road is listed In t w CIR to be wderied to 34anes from Locust Grove Road 10 Eagla R4ud between 2028 end 2034 ■ Lake Hazel Road as listed in the UP to he Wdeal&d to 34anes from f Verdian Revd iSH-W to LOtuit GT&eD Load b6lwe+bh 202c arnd 2o3D. Amity Roiidis intim In the CIP to be widened to 5-naves Iram Locust Grove Road to Eagre RoO between-44 and 21331) r The Inlarseum of Lake Hmel Road and L"Aist Grove Road rs listed in ma CIP to l)e rOCtMG4t,tWd-i#3 S.OA lane r0aan&IbOdt Wbdened to 34AMS bh U a hOM rag,2,fail$s On IhO south.2-lanes aas[,and 3-mimes an the west lag with a westbound bvpass Tiglit turn bypass tare berwearl 2112$and 2030 • The rrrelsecrian of Lake Hazel Road FIr1d SH-OP i�Iishad an the C1P is bL-widened is 7aane5 on the norlh,youth,west and East legs and sk?nall1ped betweerti NN and 203D ■ The uaterseoon of Louist fimva Road end Amer Road is IiAd Pi tiv UP to wkiened to 4- leners an 1ha nom N.3-lanes on the soulh tag,�_Wnos on the west leg ma d ienes on the ew+ t leg and*$FWali4ed h9tween 7420 snr 203t7 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 44 SE—3.1 miles to Fire Station 44 • 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 Page 128 Item#4. 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 Errrallm t Gparlr Miles U..ii • #of Students Enrolled Mary MtPheriam Elememtary** 555 M #A SienaflemeMary"' 677 LaG 3.1 Vitsarr Middle khaol 9$9 3QW 4.2 Mountalci View High 5€hml ?1119 U40 2.3 —VLdr1n2 the 2W21 whggl year Mnry MrPherwn's studerit rapidty wJII mcFcw 7?rr 675r due t6Ih0 w-.Nmt cljssroa.n ekp tsion Ilrrderwax_** "'FnraIIrnentatHfsdukEIerrenUrWW jturrmlfycapped.Stwkntsidithlsd yelopmentthatoreInftHIRsda*Ee a ndirw will J�r#tending Siena Fhemen[urq unlde eieihrithnal Is huur to Niminateaueeceo diflgat+iIWARU.'�• • #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 Page 129 Item#4. • Water Quality None • Project Consistent with Yes Water Master Plan • Impacts/Concerns Public Work's 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' }Lacafian 1 flb1 t4A y gnu-C � nnU"R i d-I ig vIV' o�eri srh� ; ..Si ntiar� - i Zoning Map Planned Development Map Legend RIUUT 10 Legend 0 leiPr, "ea- Lacflfi4n 10Prc4ect Luo-afon RU r R- ;_ city L n-wk I-L Rl RUIT — Planned Pun-els RU R-8 UT -R. R- - RU T R-8- R E4 T4F - R R-2 fA TA- RUT RUT VUfi k Page 5 Page 130 Item#4. 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 6/19/2020 7/24/2020 newspaper Notification mailed to property owners within 300 feet 6/16/2020 7/21/2020 Applicant posted public hearing notice on site 6/26/2020 7/29/2020 Nextdoor posting 6/16/2020 7/21/2020 V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan) Land Use: The Future Land Use Map(FLUM) contained in the Comprehensive Plan designates approximately 39 aeres of the site as Low„Density Resider is (r PR) 206+/-acres as Medium Density Residential(MDR); 21+/-acres as Medium High-Density Residential(MHDR); and 120+/-acres as Mixed Use—Community(MU-C). 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 developmen4 of single family homes on large and estate lots at gross densities of 3 dwelling units or less per aere. These areas often tfmsifioa bevveen existing Pdfal rvsiden4ial an urban properties. Developments need to r-espeet agrieultural heritage and r-esotffees,r-eeognize view sheds an open spaees, and maintain of improve the ovefa4l atmosphere of the afea. The use of opert spaees, >tirails, and then. ia4e means should ep.4 aee the,.h.,,.aeter 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 Page 6 Page 131 Item#4. 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 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(MSMZdepicts 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. 5 4 } Ma J , - ec . W _ 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 Page 132 Item#4. 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 VI.B). • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems;services are 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. Page 8 Page 133 Item#4. • "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 Park. 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 MSM; 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 Page 9 Page 134 Item#4. 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. Page 10 Page 135 Item#4. • "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. Page 11 Page 136 Item#4. VI. UNIFIED DEVELOPMENT CODE ANALYSIS (LOCI 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. A4mexatien of Lot 4,Bloek 1 of Shafer-View Estates Subdivision eensisting of 40.09 aer-es of land is proposed�A�an R 2 zening distr-iet eensistent with the asseeia4ed FLUM designation of LDR. This 10 — . ly deed r-estFieted as paft of a non faFm development in the Getwty a-Ed was only allowed to be used as open spaee for-a period of not less than 15 years ftem the r-eeerding date of the plat;beeause the B. Annexation&Zoning(AZ)2 No development is proposed at this firae. Aimexa4ian is requested beeause the easterly 10 aer-es of the lot is- needed for-sewer-a-ad aeeess to the proposed developmeft the r-emainder-of the pr-epet4y is not proposed develop as paft of tkis pfojeet. Fulufe development is required to eemply with the dimensional standards e the R 2 zoning dist+iet. The Developer-plans to develop the pr-apet4y between the eelleeter-stfeet and the adjoining Shafer-View S4divisian with 1 aer-e lots as a tFansition a-ad buff-er-to the existing neighbor-hood. Prior-to annexation of the pr-opei4y, a lot division should be appFoved by Ada County in or-deF fO the Applimeant to only develop the eastern portion of the pr-oper-t�-. The ai+nexatiea area is within the Area of City impaet-Boundafy(AOGT).A legal deser-iption for-th-e aanexmien area is ineludedi Seetio VTTT R dwellings,Gede'sfevetiie�--67 '651 1A. Bee-use the R 2 distfiet only allows single family residential detaehed pagEs> nd in > St- does not feel it's neeessafy to r-estfiet develepmen4 of the pr-opeft-y th otigh A P A --Of Page 12 Page 137 Item#4. 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. Page 13 Page 138 Item#4. 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 67-651IA. 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 Page 14 Page 139 Item#4. 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 11-2B-2. Dimensional Standards(UDC jj-): 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 11-2B-3 for the C-C district. Subdivision Design and Improvement Standards (UDC 11-hC-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-313.5 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-31 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 Page 15 Page 140 Item#4. 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 17-3C1: 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 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-0: 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-_0: 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 11-3B-7C.Alternative Compliance may be requested to UDC I1-3B-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 11-313- 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 1I- 3B-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 Page 141 Item#4. Qualified Open Space(UDC 11-12: 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 11-3G3B 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 11-3G3B to ensure consistency with this standard.If additional qualified open space is needed,the plat should be revised to comply. Qualified Site Amenities (UDC 11-10: 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- ): 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_71: 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 Page 142 Item#4. 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. B. The Meridian Planning&Zoning Commission heard these items on July 9,2020.At the public hearing,the Commission moved to recommend approval of the subject MDA, RZ and PP requests. 1. Summary of Commission public hearing_ a. In favor: Jon Wardle b. In opposition:None C. Commenting: Stacia Morgan;Annette Alonso representing the Southern Rim Coalition d. Written testimony: Julie Edwards e. Staff presentinggpplication: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s) testimony a. Opposed to the proposed rezone from R-4 to R-15 for the land along Lake Hazel Rd. between Meridian Rd. &Locust Grove Rd. (not against gher densi , around Page 18 Page 143 Item#4. commercial areas);would like to see the zoning of the"future development"areas remain R-4 rather than be rezoned to R-8;belief that farm land and open space should be preserved as much as possible; concern that current school system does not have the capacity to accommodate all of the students from this development;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 re-evaluate how we want to use our dwindling remaining open spaces &farmland. b. Concern pertainingto o capacity of area schools and ability to accommodate more students from this development; C. Would like pathway provided to Black Rock Subdivision for connectivity. 3. Key issue(s)of discussion by Commission: a. Concern pertainingto o capacity of area schools and the impact of the proposed development on such; b. Supportive of proposed development, community amenities and associated improvements to Locust Grove and Lake Hazel Roads. 4. Commission change(s)to Staff recommendation: a. If revised qualified open space exhibit depicts qualified area less than 10%that the amphitheater in the commercial area be allowed to count toward the requirement through an alternative compliance request to UDC 11-3A-3. 5. Outstandingissue(s)ssue(s)for City Council: a. None Note: The annexation request was pulled from the Commission agenda at the request of the property owner so that it could be re-noticed with a change in zoning from R-2 to R-4. Therefore, it is not moving forward to Council with the MDA, RZ&PP applications. Page 19 Page 144 EXHIBITS A. Master i lan(Revised) IFIELOPIAM �J a t � r L i �ra � f• r r i • i e 20 Item#4. B. Page 21 Page 146 Item#4. C. Rezone Legal Description& Exhibit Map PINNACLE SUBDIVISION ■ +4 ■ ■ ■ ■ R-8 . r i NAP .rrrir�rwafar4rfa..s■..a.awf-�- r-.a-r■.a.-F■aa■.-..-rrrrrrrrr-rr■r■rrrw� ■ ■ °s■■■ fir 4+ �■ : #♦ ' I ' R-4 i ■ j --- -- --- - - -- ----- R 5] ""41 C-C f.■.a■■." k)Pw4nr jw :NAP ........ I I*►y ff {4 R-S IIIII C 1IIIIIIII IIIIIIIIF ■...iri...f�.f.r ............*so I I 9NfiffISN Page 22 Page 147 Item#4. km 9233 WEST STATE STREET I BOISE,lQ 93714 I 2O8.539.5939 I FAX 2O8,639,G93O March 23,2O2O Project No.20-017 Exhibit A Legal Description for Zane R-1 Apex Subdivision A parcel of land situated in a portion of the West 112 of the Southwest 1/4 of Section 32,Tow nsh1p 3 forth, Stange 1 East, B.MI ,City of Meridian,Ada County, Idaho and being more particularly described as follows: Commencing at a brass cap marking the VVast 1/4 corner of said Section 32,which bears NOO'32'22"W a distance of 2,700.07 feet from a brass cap marking the southwest Garner of so id Section 32,thence fallowing the westerly line afraid Southwest 314 of Section 32,SW'32'22"E a distance of 225.26 feet to a 5/8-inch rebar on the centerline of Farr lateral and being the POINT OF BEGINNING. Thence leaving said westerly line and fol awing said centerline the fallowing courses: 1. 538"43'32"E a distance of 61.71 Feet; 2. S51°12'32"E a distance of 444.04 feet; 3, 56O°36'10"E a distance of 272.66 feet; 4. 586"04'31"E a distance of 2-06.22 feet; 5. 573°45'13"E a distance of 30131 feet; &. S43°15'53"E a distance of 313.74 feet; 7. S2S°01'13"£a distance of V.11 Feet to the easterly line of said West 1/2 of the Southwest 1/4; Thence leaving said centerline and following said easterly line,SOO°08'25"E a distance of 206.12 feet to a 1J2-inch rebar on the easterly boundary of said Farr Lateral; Thence leaving said easterly line and foIFawing 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°5O'4O"W and a chord distance of 22.55 feet to a 1/2-inch retmr; 2. 561°18'54"W a distance of 9 1.61 feet to a 1/2-inch rebar; 3- 122.47 feet along the arc of a circular curve to the right,said curve having a radius of 220.00 feet,a delta angle of 31"53'34",a chord bearing of 577'15'42"W and a chord distance of 120.89 feet to a 1/2-inch rebar; 4. N86"47'31"W a distance of 367.95 feet to a 1/2-inch rebar; S. 58347'06"W a distance of 25.72 feet to a 112-inch rebar; G. 569'57'44"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 11Q.00 feet,a delta angle of 47'20'30",a chord bearing of S46'18'OrW and a chord distance of 88.33 feet; Thence leaving said easterly houndary, N89"42'21"W a distance of543.65 feet to the westerly line of said Southwest 1/4 of Section 32; Thence following said westerly line,NOO'32'22"W a distance of 1,193.68 Feet to the POINT OF BEGINNING. Page 23 Page 148 Item#4. Said parcel contains a total of 22.23 acres,mare or less. Attached hereto is Exhibit 3 and by this reference is hereby made a part of. NL 12459 iiolrar br rZ MCNGEMENT .BRASS W $3S }" 7 E Ufa-INCH :ARNE! 14 1/4 COFINER SECI14n 3PONT 2 6T_7r' C-4Y rJ�6 OCRN)R o 1 6E61NiyING r� ?• 590+39'10'; 8I�` � . P2.94` 59�04'3�'E C 209.22' 41 '0 t $73'46'13'E I � v n J67_51. O a m rV -D T 2 48 llrtieEx;22.2 t AC. WLn _ Portion of 5113232!F4 4, 543r3'53'E ^n + Carr�m 2aning-R-4 313.7-' CLa � W L4 r' 580176 25'E �4�'3i1s c� 1o>t,pfa' o � 5he.4s' �,/�-INCH RE�hR n } SIECfI0Ef1 33 IiNF F&SU LINE -EFAFDrJG MC DISrxE ,~ ELLTr .-IiR1�3cro .n r.�rCr u 3J Li W05'13"E 37.13 CURVETIBE �� L2 SWMPZ5'4 209,42 GUMVE RAM4 lVNM ORTA CNbHrrl r �P 1 OF 1 E.3 S01"1$,54-W 91$1 G'1 14-4.V 22.57' S64'24' $SCIQ'40-W 22-W L4 S43'47'99�W 24.7'2 C� 220,00' 12247' 31-§S'3+i' S77'16'i0w f2a.80' L5 S4R5 #l4 }$0.f7 l C.7 114A4" *fLw 0129'39' l l MISS Gp SW C0MER SECTxSN W F45ihEf7d.�.nv[7�5 r�wrrxc [,.a� 4zfsrn!%TJ6TZ rrr-r L�1ffE llf1LEL RD 3E 32 T-M.. RAL aarx LM,0IITL4 rWMt iMLy&UH034+ 6 5 T,2�#.� ft.1� T- ��17410Nid�1 Page 24 Page 149 Item#4. km 9233 WEST STATE STREET I BOISE,Id 83714 1 208.639,6939 1 FAX 208.639.6930 April 2,2020 Project No.20-017 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 1/4 of the Southwest 1/4 of Section 31,Township 3 North, Range 1 East, B.M., City of Meridian,Ada County, Idaho and being more particularly described as follows: BEGINNING at a 5/8-inch rebar rnarking the Center of said Section 31,thence fallowing 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 Cast 1/4 corner of said Section 31; Thence leaving said northerly line and fallowing the easterly line Qf said Southeast 1/4,500"32'22"E a distance of 1,419.94 feet; Thence leaving said easterly line, N89'42'21"W a distance of 1,423.17 feet; Thence 500°15'52"W a distance of 62D.0O feet; Thence N89°42'21'W a distance of 1,198-50 feet to the weste rly line of said Southeast 1/4; Thence foHowing saki westerly line, NUO°16'52"E a distance of 682.44 feet to the Center-South 1/15 corner of said Section 31; Thence leaving said westerly line,S89'52'08"E a distance of 62.50 feet; Thence NOW 16'52"E a distance of 895.00 feet; Thence 199.47 feet along the arc of a circular curve to the left,said curve having a radius of 280.00 feet, a delta angle of 40*48'25",a chord bearing of N20°07'2rW and a chord distance of 195.23 feet; Thence N40'31'33"W a distance of 741-33 Peet; 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°17'49"W and a chord distance of 192.66 feet to the southerly line of said East 1/2 of the Northwest 114 of Section 31; Thence following said southerly line,589'57'15"W a distance of 990.26 feet to a 5/8-inch rebar marking the Center-West 1/26 corner of said Section 31; Thence leaving said southerly line and foi;owing the westerly line of said East 1/2 of the Northwest 1/4, N00"25'36"E a distance of 1,55&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 titre left,said curve having a radius of 58.00 feet,a delta angle of 55"35"50",a chord bearing of S24`49'52"E and a chord distance of 54.10 feet; Thence 546'52"43"E a distance of 45.40 feet; Thence 554'18'10"E a distance of 180.18 feet; Thenre 161.54 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"4+4'26",a chord bearing of 562°1p'23"E and a chord distance of 161.03 feet; Thence 570°02'36"E a distance of 107.80feet; Thence S1957'24"W a distance of 12.00 feet; Thence 570'02'36"E a distance of 14.45 feet; Thence S61'58'05"E a distance of 207.13 feet; Thence S65'32'50"E a distance of 188.57 feet to the easterly line of said East 1/2 of the (northwest 1/4; Page 25 Page 150 Item#4. Thence following said easterly line,S00°38'17"W a distance of 1,140.13 feet to the POINT OF BEGINNING. Said parcel contains a total of 144.78 acres, mare or les5- Attached hereto is Exhibit B and by this reference is hereby made a part ofKL 1 459 A QF 4� • '70 Z.7 NORTH t/a COMER SIMON 31 _ La -13 m ji c 6U X C AI l/ia otlMHER ++ O = S=ON .3 EAST 1J d]I t gjev 6 of w PIGWT OF BEC�1dNG 31 q 3 -IH CH F03kR FJ.LnCL 8C aFTxw 31 dxs n� elkf, a+ x 2601.xr 2CL r, Siff 530111-r ssor�r 31 m < ALUtd YN CAP t rrel WFiT 114 CWFAk SECTOR 37 N*Cr3j'3374 -r Rezone Area:144-78t AC- � ° %REW N OF$1131244SW 4&pcnlnn nI R70242200Q, 51:M4]7200,51l131438440 &51131417251Curcenk26nlre:RUT&R•4Proposed zoning:R-8 0CIL 11 SHEET: r+a�a27114 ts ,17' 1 OF 2 OF SECT" .31 m b I r+tiE11'#2'2l`A' It9d9f]' I 4! .lUU ��r' 1 1'S Nn�FiPa 74/N'fU9F 31Th5kTK 4l if Yrt}r]l All 3r+L1 y.�� ++//'��'55 W:A]11i $C 1��V5.rM• '1r1D0113MId]%" r{y jK*.DM 4J]o Page 26 Page 151 Item#4. km 9233 WEST STATE STREET I 901SE,ID 83714 1 208.639.6939 j FAX 20&639,6930 April 29,2020 Project No.20-017 Exhibit A Legal Description for Rezone to R-15 Apex 5uWlvision A parcel of land situated in a portion of the South 1/2 of the Southeast 1J4 of Section 31 and a portion of the Southwest 1/4 of the Southwest 1.14 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 5/9-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 bears N89°42'21"E a distance of 2,640.00 feet from a 5/8-inch rebar marking the Southeast 1/4 corner of said Section 91; 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 6560.00 feet; Thence leaving said westerly line,589°42'21"E a distance of 1,198.50 feet; Thence NOG"16'52"E a distance of 620.00 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 circular curve to the left,said curve staving a radius of 114.00 feet,a delta angle of 33°35'03",a chard bearing of505"50'15"1IV 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 111.75 Feet to a 1/2-inch rebar; 4. 55B'00'310E a distance of 219,85 feet to a 1/2-inch rebar; 5. 569°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 Line,S00°10'02"E a distance of 430.90 feet to the southerly line of the Southwest 1J4 of Section 32; Thence following said southerly line,N89°57'46"W a distance of 641.22 feet; Thence NOO'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 500°16'52"W a distance of 1,154.01 feet; Thence N89°427CW a distance of 587.77 feet; Thence NOD°02'06"W a distance of 494.01 feet to the southerly line of the Southeast 1/4 of Section 31; Thence fallowing said southerly line,N89°42'21"W a distance of 1,370.00 feet to the POINT OF BEGINNING. Page 27 Page t 52 Item#4. Said parcel contains a total of 76.93 acres, more or less. Attached hereto is Exhibit B and bythis reference is hereby made a park of. L. � a LEGEND � } FOUND BRASS CAP rQ VA-INCk'I 14TIM REZONE VOLINDARY 0 590 70 15aa "1 TIwo a — - - —SSEECTXN LINE Plan LONE Plan scalp:V 50a CURVE TAKE ❑MWE NA2i1176 L94WI I OELTA CHOROOK EMAD Cu dw 3 et 11k,415' 4%4.4W 33'3S'43' $5`SO'is'4' 5156' 02 1412-OW 11AAM' 4T02 W $Sa`2T08'E M1 75' �? ' �-' JX < # SW42'21'E 197tm x Liu GI 1 15 : r njCMQf3113,j4r.-0a 5S131aSUM. O L $ 311 314177 5 1.53 1323259M.&511r.pfi k 10015 � a w } w orapamdZak nine':R-15 I r4 65�04 31'E 219 O5' a a 569'42'F1'E 119,8.50' 775#2 >YtfS42'21�/1 E MMLAAo Y i ' ss j. MAKT bl 011 ey ' s° �2'U SFIIEM OF 1 rt M NW013'tEI-W a BASIS OF 6E&MC 124.99' 3i 204GA10` AT Ski, it.1 E. 1 7 31 4 Hd9'42'21'W 133a-Ulj` EY r,41.2', km E LAKE FIAHL All d o �4 ESRh45 rAF S RVai EEMIRic LSE COOMER 5/8-INCH RZ SWrH �4 1 OOFMIM SECKW 3! v SECTION 31 NE57 1/16 CORNER/ Ln t SECY a]N g AND 32 iHilY4Fpl .Ta7!f ��7L3t$111k}IESf I� dfrt�■»xGi57s1 H9Br#2`2U�1 I lxcw l7ul a�,.h3r !IM�7QI G�A9 Y'> Page 28 Page 153 Item#4. km 9233 WEST STATE STREET I BOISE,IR 83714 1 208,639.6939 1 FAX 208.639.6930 April 29,2420 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 114 of Section 31,a portion of the Southwest 1/4 of the Southwest 1/4 of Section 32,Township 3 North,Range 1 East,B.M„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 B.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 1/15 corner of said Sections 5 and 32; Thence following the northerly line of said Northwest 1/4,589°57'04"E a distance of 690.66 feet to the POINT OF BEGINNING; Thence continuing along said northerly) line,S89"57'04"E a distance of 641.21 feet to a found 5/8-inch reba r marking the West 1/16 corner of said Sections 5 and 32; Thence leaving said northerly line and following the easterly line of the Northwest 1/4 of the Northwest 1/4 of said Section 5,500601'43"E a distance of 250.92 feet to a point; Thence leaving said easterly line,541"51'13"W a distance of 547.17 feet to a point,- Thence 589°53'42"W a distance of 966.03 feet to a point on the westerly line of said Northwest 1/4; Thence following said westerly line,N00*04'35"W a distance of 167.37 feet to a point; Thence leaving said westerly line,N8T42'20"W a distance of 682.58 feet to a point; Thence NCO'16'52"E a distance of 1,154.01 feet to a point; Thence S8942'21"E a distance of775.42 feet to a point; Thence 547"51'44"E a distance of 797.36 feet to a point; Thence S00°06'18"E a distance of 125.13 feet to the POINT OF BEGINNING. Said parcel contains a total of 43.23 acres,more or less. Attached hereto is Exhibit B and by this reference is hereby made a part of. NIL AM a12 59 A � OF L. 8��'l. .7�v 2-0 Page 29 Page 154 Item#4. RRASS CAP � E/9T 1!s CORER oc SECTIDN 31 ev *a 58Be '21� 775 ' W aj 0 30U fi0O 910 o I1� O II ' az 21 •:, G " ,, � I 2I _ POINT bF COMMENUMEhlT S/8' RE m `w a4 FDLPNP $ CAP 9wDlg'iB`C 'wm 1/i� CORNER y 131 SE CORW =TIOH 31 1,25.13' $E,L' DN55 dG 9 r _ S89'4$'2i T YiL.L R.IE. 991106, _ S69'ST'b4 E 641-21` eo G r 26io-.oa' T2N„ RAE 1,3,51,87' Y w n Z E LAXE I��ML RD � $ PONT 4F BEGINHR�C SA$168 6 OF 9EET Nc _ 2-M.92' Keww NW;43,2�4- �P4nior M 5i731&1725I,SIH2325MG, 4 - �1 si437527300a,&Siw]Ss�OGSS ,� �; � Cumrni Inning:Rhi Vt{mAi:i milt.L-L 04TE It-ni 1,21 Pm]jE[S. �Ja9'4a`K'l�rr rI;' W74E'3�'k SNRET; 1 R7,J7" I LECENO €om aRa r I L9 5l8-Dm-,H PoEEm A CAL.CULAR a M WT PE20NE BMMo- A { n�xeens.wrvemn r.,rwr,s 97x1 wF€*#ra*15rSfr $ $ EQ7lNG PARCEL LINE �xcr,iweyurs� EMT;TW I�39+3*N —g�iftipN UP& r M{ice Page 30 Page 155 a Item#4. Northwest: APtx NORTHWEST SAINW-WHIN PRE LINH NMY PLAT L.Ylry A PORTh3NOf FHESWFH 11243F THESOUMEASF LJ4/NO NORTH:JST L)4c6: HF 504NL.+St 311 Or ZOVN 31.tUM5FLP 3M4RtPLMM R 1 GUf, Gam. VTF4F WRIDAMAMA CCU".UMU wularw�� i L.L=LE :ICY, ..`►ate I - , •:.� C ir.e+trw�.l.«we.l I FIN Page 32 Page 157 Item#4. t we x ; f ' — ¢ — X '�... ' 1 � a A ty ® iss�w L AL d..::..M Coeur Page 33 Page 158 Item#4. Phasing Plan: APEX Northwest Phasing �an[�,aruQJ ISubjRct#a Ctrpn�R M -- ` r . . it Southeast: APEX SO"EA5t9UBMI51ON PXELIM114AMV PLAT AFAFi}LCFCAXOLruhR mIFlY ilr2T IILrYJMI -313MQ 2CIIMA . IaMTLLAri MURIF{IVJK�3 L-6f.C in YRHvm ACM Wum�T.ID -Olbt . 5 •♦wl�i� ,L_!J- _ 1 6 v x J� 7dk{ mall I I } IN= I #T Isme +��r Page 34 Page 159 Item#4. I' 4 � t5� f r I I I � rl � I a A f $ 1 an�az:vsoa� V Fa 36 A X I E .61 - rr & — � w rf1 0 Page 35 Page 160 Item#4. Phasing Plan: APEX Southeast Phasing Chance -- E.L KL IIACLL R11. ti \ COMMERCIAL{C-7i: COMMEACLALS&C) E ` f J� E.YOW'Hl Sa. 1 0 � C] Ca Q 0 0 C1j e 15 e � a — C] FSTPXE Si- HEIE1EMILAI.IR 81 y�y E.STAKE R. �§ m A E SPIftE Sf. � _ e O a 0 O 0 0 0 Ulu E INH.EETIUN Vl N W E.AMEdi101i 5'. - 12. o � 4d o 0 U 0 0 43 fii G4 a 8 O e F.AKMEE.ST. .Q E. EC ST. 6 0 fit � E9 6 9 1 L7 '.� 49 C � a a u gry � E.Anvearun�s r- Page 37 Page 162 Item#4. E. Landscape Plan(date: 4/30/2020) Northwest: IMF p. R;Ra`i�ris Mt -x}ia;"ate 2 17, TMSMb - ■�;� j aecx+.lna>Mnrxnro woMig[cu ,. _ __BEL i �d7k S1F!!T nftY I � 1lmaeouFFo�exrs LAHGCVI�ESRE W.A#1 �� m� +�^.mmawt�Tm o'er 4 Apt. All IIII� Page 38 Page 163 Item#4. IT•� 1 ---- �•. I - I I N•Ir---I-------------r- ------- - . ---1.:H:4-;1-} -----------------------�� vrr� .•- �• - • s: I km MATCH UNE-SEESIkEN pk2.9 ~�# ., 1. • � ..-. t r �• �- '�•_ �, _-sue ! Page 39 Page 164 Item#4. Southeast: � . mu uuniunaa{� PPL2.0 'i •��srtir_wrr� _ MY •__ _. .:3— � �i:: ,river w�-�rw r � �� Z - — - -�.. - PPL4.() r =ti PPU.0 _ u•�c�avr�wa,�o ' __•=i^• u[r�gmv�asups+tires LAN KLAPL SM PLANkin h � h _ �J¢o[tihlmusas xprl¢ Page 40 Page 165 Item#4. 1:am.."1 ;, WL S I l y ....... �_�___ti'r____________iLr ,__ _ � _�IL�__ry '1 ___ klhl6difJJf Ri4�l ulke 9CE SHEFT rpio Vic _— �• MAI f lF I IN(-SR 5AET N*3A _7 ii. .a .ter u - : ep ,l7 .. . ,.ri i.. rt.:'..:` ".�....... ............ . _ ._ �rnnx�rx • LAhI HI'+lak NL+IM -We4t UN.Ed-3Ef 5FEUM.9� ; Page 41 Page 166 MATCH LINE-.SEE�H.EFI PrPID 14. il 7 bN r F. ou U09)"L"N Page 42 Item#4. F. Qualified Open Space Exhibit(dated: March May 2020)—REVISED Northwest: ..�.Y,.. .,�w AiIE?4140RTHWL5T SUMVISION OPEN SPACE EXHi6IT 1 ` --42 =ems _:o "_• ,' � a - � MIIY�IRr _ 4 � 1 I11M :i'E; • 1 " 1 x r Page 43 Page 168 Gm� Southeast: a ._ .:.:. .......... . ., . . ' ; ( . � - __ �_ ■ | \ � -- - --- -- ---- -— � rm a .. � - . @ - . @ f \ � • ■ - _ k \ . - .� § � .= ■ . � - - G m 2 § \�u \ . . .�. . . - .� LI .__/HOT_CWdTFAMTJO. Page 44 �7�m Item#4. G. Conceptual Building Elevations/Renderings Residential: G0 y" If ; ---- ��r r fl ' I Page 45 Page 170 E _ " LU ' --= - _ f � 7 a�xsF Prs;denwl ra�„e+ollo-r.N : � �,,1.,+._ f�Oex Sf Hesfrferr#iaJ-Con�+entrrn�vf - 9-00 .dj+6fF1FV�mmel4fG� �X h'14'GGfllfllL fL� MEM&N, mdr - µ.me • .�� ._ �� Page , , � w.4 � i r 4 S r x Page 47 Item#4. 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 ann&ied(i.e. Lot 4,Bleek 1, Shafer-View Esta4es) shall either-be split in Page 48 Page 173 Item#4. division is approved by Ada County,proof of sueh shall be submitted to the Planning Division with the subdivision appheation 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 11-3B-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, 11-3B-7C.3, 11-3B-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 Page 49 Page 174 Item#4. construction standards of ACHD and landscape the remainder with lawn or other vegetative ground cover as set forth in UDC 11-313-7C.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 11-3B-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 11-3B-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 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. Page 50 Page 175 Item#4. 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.T-he qualified open spaee exhibits foF the residentially zoned portions of Apex Northwest Apex Southeast shall be Fe,,4sed pFioF to the Couneil hearing to only depiet areas that qualify per- the standaFds listed in UDC 11 3G 3B.if additional qualified needed,the plat should be Fevised to eompl�- 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 Page 51 Page 176 Item#4. 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 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. Page 52 Page 177 Item#4. 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.meridiancioy.org/WebLink/DocView.aspx?id=189722&dbid=0&repo=MeridianQE&cr=1 Southeast: https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=189784&dbid=0&repo=MeridianCitX D. POLICE DEPARTMENT hyps://weblink.meridiancity.org/WeUink/DocView.aspx?id=190778&dbid=0&repo=MeridianG E. PARK's DEPARTMENT Northeast: https://weblink.meridiancity.org/WeUink/DocView.aspx?id=191486&dbid=0&repo=MeridianCity Southeast: https://weblink.meridiancity.ot-glWebLinkIDocView.aspx?id=191487&dbid=0&repo=MeridianCitX Page 53 Page 178 Item#4. F. WEST ADA SCHOOL DISTRICT(WASD) https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=190290&dbid=0&repo=MeridianCitE G. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) Northwest: https://weblink.meridianciV.org/WebLink/DocView.aspx?id=1909 75&dbid=0&repo=MeridianCitX Southeast: https:llweblink.meridianciV.org/WebLink/DocView.aspx?id=1909 77&dbid=0&repo=MeridianCity H. ADA COUNTY HIGHWAY DISTRICT(ACHD) AZ/RZ: https:llweblink.meridiancioy.org/WebLink/Doc View.aspx?id=191226&dbid=0&repo=MeridianCiby Northwest: (Draft) https:llweblink.meridianciU.org/WebLink/PDF10144da7e98-83a6-4ca0-907b- 56a7e5fda2ca1191501 Southeast: (Draft) https:llweblink.meridiancioy.or zlWebLinkIDocView.aspx?id=191503&dbid=0&repo=MeridianCitX I. BOISE PROJECT BOARD OF CONTROL(BPBC) https:llweblink.meridianciV.org/WebLinklDocView.aspx?id=189951&dbid=0&repo=MeridianCitX J. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) Northwest: https://weblink.meridianciV.orglWebLinklDoc View.aspx?id=190512&dbid=0&repo=MeridianCitX Southeast: https:llweblink.meridiancity.or lWebLink/DocView.aspx?id=190510&dbid=0&repo=MeridianCitX K. CENTRAL DISTRICT HEALTH DEPARTMENT Northwest: https:llweblink.meridianciU.orglWebLink/DocView.aspx?id=190604&dbid=0&repo=MeridianCitX Southeast: https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=190605&dbid=0&repo=MeridianCitX L. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=190598&dbid=0&repo=MeridianCitX X. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. 1n order to grant an annexation and/or rezone,the council shall make the following findings: Page 54 Page 179 Item#4. 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Commission finds the proposed zoning map amendment to R-2—, R-8, R-15 & 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; The Commission finds 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. The Commission finds 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; The Commission 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 The Commission 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. designation in Me Comprehensive P4an and thus is in the best interewt of the Not applicable 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; The Commission finds that the proposed preliminary plats, with recommended conditions, 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; The Commission finds 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, the Commission finds that the subdivision will not require the expenditure of capital improvement funds. Page 55 Page 180 Item#4. 4. There is public financial capability of supporting services for the proposed development; The Commission finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc). (See Section IXfor more information.) 5. The development will not be detrimental to the public health,safety or general welfare; and, The Commission 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. The Commission is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. Page 56 Page 181 Applicant 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 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 7/tem 77 (:> E IDIAN*-----, AGENDA ITEM ITEM TOPIC: 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. A. 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. Page 203 Item#5. C� fIEN , IN1, IDAHO PUBLIC HEARING INFORMATION Staff Contact:Sonya Allen Meeting Date: August 11, 2020 Topic: 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. A. 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. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the City Council Public Hearing Page 204 Item#5. STAFF REPORT C� W T� � COMMUNITY DEVELOPMENT DEPARTMENT f°' ' `� { HEARING 8/11/2020 Legend DATE: 0 Project Lacfl�ian ��I TO: Mayor&City Council FROM: Sonya Allen,Associate Planner fLl 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 5 (to be marketed as `Pinnacle') - C LOCATION: MDA,AZ--,-RZ: generally located east of _a S. Meridian Rd. and north of E. 1 Columbia Rd.,in Sections 31 (S. %2 and --- , NW 1/4) and 32(SW 1/4),Township 3N., Range LE; and Sections 5 (NW 1/4) and 6 (NE 1/4),T.2N.,R.I E. PP(NW):NWC of S. Locust Grove Rd. &E. Lake Hazel Rd.,in the SE 1/4 of Section 31,T.3N.,R.IE PP(SE): SEC of S.Locust Grove Rd. & E. Lake Hazel Rd., in the NW 1/4 of Section 5,T.2N.,R.IE. 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 of land with an n 2 , ^ais*fi^*; 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, 1 I 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 Page 205 Item#5. 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/I I 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,caf6, 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 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(consent agenda on 8/5/20) ' Commission Action (yes/no) Traffic Impact Study(yes/no) Yes Page 2 Page 206 Item#5. 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 Capkal Impravamsnts Flan{CIFY Integrated Fhre Year Work Plan(IFYWPI: Improvements ■ Engte Road is srhe:dWed In the IFYWP 1a he widened in 5-Leases flour I- Ae Hazer Road lei Amite+Rmd an 2023 Eagle Rwa is simacuied in ine IFYWP tb be widened io 5-raves cram kmty Roan to vKA y Rid in 2021 ■ LAkoa HabN hoed 11 Sr3]Bd W Ih Lhe tKYyvF,IQ he wmerrad to 5.darre5 Thot11 Eagla Road to Clwetdale-Rlaad ir-2f]Mb Lake teazel Road is b-ci7eduded in me IFYWP to be w.tlefred to 54ones fFam Cloverdale Moan to Five We Road ■ The anwieA� briri of Lake RUN Road anti Eagle Road as Sclwduled in ihr3 IKYWP tit he whsonen io Blanes an the r Flh leg,A-1me5 on 1Aa SouHa leg,3-ranes pn The wrest leg and d- Iuni�s on the ee9t leg and signalized M�023 The InaersectMn of Lows#Grove R and Vrrtory Road r5 sctiedtAed in the 1FYWP t3 be construcred as a munmane raunoapaut wth slams an the north am south legs surd wanes on the east and west begs in 2021 Lake Hazel Road is listed In t w CIR to be wdoried to 34anes from Locust Grove Road 10 Eagla R4ud between 2020 end 2034 ■ Lake Hazel Road as listed in the UP to he Wdeal&d to 34anes from f Verdian Revd iSH-W to LOtuit GT&eD Load b6lwe+bh 202c arnd 2o3D. Amity Rollo is intim In the CIP to be widened to 5-naves Iram Locust Grove Road to Eagre RoO between-44 and 21331) r The Inlarseum of Lake Hmel Road and L"Aist Grove Road rs listed in ma CIP to l)e rOto G11kitWd-i#3 S.OA lane r0aann9bOdt Wbdenad 1!0 34AMS bh Uaa hOM Ili�g,2,fail$s On IhO south.2-lanes aas[,and 3-,eaves an the west lag with a westbound bvpass Tiglit turn bypass tare berwearl 2112$and 2030 • The rrrelsecrian of Lake Hazel Road FIr1d SH-OP i�Iishad an the C P is bL-widened is 7aane5 on the norlh,youth,west and East legs and sk?nall1ped betweerti NN and 203D ■ The uaterseoon of Louist fimva Road end Amer Road is IiAd Pi tiv UP to wkiened to 4- laners an 1ha nom N.3-lanes on the soulh tag,�_Wnos on the west leg anti d eaves on the ew+ t lag and*$FWali4ed h9tween 7G4 snr 203t7 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 44 SE—3.1 miles to Fire Station 44 • 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 Page 207 Item#5. 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 Errrallm t Gparlr Miles U..ii • #of Students Enrolled Mary MtPheriam Elememtary** 555 M #A SienaflemeMary"' 677 LaG 3.1 Vitsarr Middle khaol 9$9 3QW 4.2 Mountalci View High 5€hml ?1119 U40 2.3 —VLdr1n2 the 2W21 whggl year Mnry MrPherwn's studerit rapidty wJII mcFcw 7?rr 675r due t6Ih0 w-.Nmt cljssroa.n ekp tsion Ilrrderwax_** "'FnraIIrnentatHfsdukEIerrenUrWW jturrmlfycapped.Stwkntsidithlsd yelopmentthatoreInftHIRsda*Ee a ndirw will J�r#tending Siena Fhemen[urq unlde eieihrithnal Is huur to Niminateaueeceo diflgat+iIWARU.'�• • #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 Page 208 Item#5. • Water Quality None • Project Consistent with Yes Water Master Plan • Impacts/Concerns Public Work's 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' }Lacafian 1 flb1 t4A y gnu-C � nnU"R i d-I ig vIV' o�eri srh� ; ..Si ntiar� - i Zoning Map Planned Development Map Legend RIUUT 10 Legend 0 leiPr, "ea- Lacflfi4n 10Prc4ect Lflcflt ion RU r R- ;_ city L n-wk I-L Rl RUIT — Planned Pun-els RU R-8 UT -R. R- - RU T R-8- R E4 T4F - R R-2 fA TA- RUT RUT VUfi k Page 5 Page 209 Item#5. 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 6/19/2020 7/24/2020 newspaper Notification mailed to property owners within 300 feet 6/16/2020 7/21/2020 Applicant posted public hearing notice on site 6/26/2020 7/29/2020 Nextdoor posting 6/16/2020 7/21/2020 V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan) Land Use: The Future Land Use Map(FLUM) contained in the Comprehensive Plan designates approximately 39 aeres of the site as Low„Density Resider is (r PR) 206+/-acres as Medium Density Residential(MDR); 21+/-acres as Medium High-Density Residential(MHDR); and 120+/-acres as Mixed Use—Community(MU-C). 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 developmen4 of single family homes on large and estate lots at gross densities of 3 dwelling units or less per aere. These areas often tfmsifioa bevveen existing Pdfal rvsiden4ial an urban properties. Developments need to r-espeet agrieultural heritage and r-esotffees,r-eeognize view sheds an open spaees, and maintain of improve the ovefa4l atmosphere of the afea. The use of opert spaees, >tirails, and then. ia4e means should ep.4 aee the,.h.,,.aeter 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 Page 6 Page 210 Item#5. 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 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(MSMZdepicts 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. 5 4 } Ma J , - ec . W _ 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 Page 211 Item#5. 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 VI.B). • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems;services are 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. Page 8 Page 212 Item#5. • "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 Park. 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 MSM; 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 Page 9 Page 213 Item#5. 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. Page 10 Page 214 Item#5. • "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. Page 11 Page 215 Item#5. VI. UNIFIED DEVELOPMENT CODE ANALYSIS (LOCI 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. A4mexatien of Lot 4,Bloek 1 of Shafer-View Estates Subdivision eensisting of 40.09 aer-es of land is proposed�A�an R 2 zening distr-iet eensistent with the asseeia4ed FLUM designation of LDR. This 10 — . ly deed r-estFieted as paft of a non faFm development in the Getwty a-Ed was only allowed to be used as open spaee for-a period of not less than 15 years ftem the r-eeerding date of the plat;beeause the B. Annexation&Zoning(AZ)2 No development is proposed at this firae. Aimexa4ian is requested beeause the easterly 10 aer-es of the lot is- needed for-sewer-a-ad aeeess to the proposed developmeft the r-emainder-of the pr-epet4y is not proposed develop as paft of tkis pfojeet. Fulufe development is required to eemply with the dimensional standards e the R 2 zoning dist+iet. The Developer-plans to develop the pr-apet4y between the eelleeter-stfeet and the adjoining Shafer-View S4divisian with 1 aer-e lots as a tFansition a-ad buff-er-to the existing neighbor-hood. Prior-to annexation of the pr-opei4y, a lot division should be appFoved by Ada County in or-deF fO the Applimeant to only develop the eastern portion of the pr-oper-t�-. The ai+nexatiea area is within the Area of City impaet-Boundafy(AOGT).A legal deser-iption for-th-e aanexmien area is ineludedi Seetio VTTT R dwellings,Gede'sfevetiie�--67 '651 1A. Bee-use the R 2 distfiet only allows single family residential detaehed pagEs> nd in > St- does not feel it's neeessafy to r-estfiet develepmen4 of the pr-opeft-y th otigh A P A --Of Page 12 Page 216 Item#5. 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. Page 13 Page 217 Item#5. 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 67-651IA. 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 Page 14 Page 218 Item#5. 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 11-2B-2. Dimensional Standards(UDC jj-): 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 11-2B-3 for the C-C district. Subdivision Design and Improvement Standards (UDC 11-hC-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-313.5 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-31 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 Page 15 Page 219 Item#5. 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 17- _Q: 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 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-0: 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-_0: 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 11-3B-7C.Alternative Compliance may be requested to UDC I1-3B-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 11-313- 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 1I- 3B-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 Page 220 Item#5. Qualified Open Space(UDC 11-12: 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 11-3G3B 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 11-3G3B to ensure consistency with this standard.If additional qualified open space is needed,the plat should be revised to comply. Qualified Site Amenities (UDC 11-10: 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- ): 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_71: 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 Page 221 Item#5. 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. B. The Meridian Planning&Zoning Commission heard these items on July 9,2020.At the public hearing,the Commission moved to recommend approval of the subject MDA, RZ and PP requests. 1. Summary of Commission public hearing_ a. In favor: Jon Wardle b. In opposition:None C. Commenting: Stacia Morgan;Annette Alonso representing the Southern Rim Coalition d. Written testimony: Julie Edwards e. Staff presentinggpplication: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s) testimony a. Opposed to the proposed rezone from R-4 to R-15 for the land along Lake Hazel Rd. between Meridian Rd. &Locust Grove Rd. (not against gher densi , around Page 18 Page 222 Item#5. commercial areas);would like to see the zoning of the"future development"areas remain R-4 rather than be rezoned to R-8;belief that farm land and open space should be preserved as much as possible; concern that current school system does not have the capacity to accommodate all of the students from this development;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 re-evaluate how we want to use our dwindling remaining open spaces &farmland. b. Concern pertainingto o capacity of area schools and ability to accommodate more students from this development; C. Would like pathway provided to Black Rock Subdivision for connectivity. 3. Key issue(s)of discussion by Commission: a. Concern pertainingto o capacity of area schools and the impact of the proposed development on such; b. Supportive of proposed development, community amenities and associated improvements to Locust Grove and Lake Hazel Roads. 4. Commission change(s)to Staff recommendation: a. If revised qualified open space exhibit depicts qualified area less than 10%that the amphitheater in the commercial area be allowed to count toward the requirement through an alternative compliance request to UDC 11-3A-3. 5. Outstandingissue(s)ssue(s)for City Council: a. None Note: The annexation request was pulled from the Commission agenda at the request of the property owner so that it could be re-noticed with a change in zoning from R-2 to R-4. Therefore, it is not moving forward to Council with the MDA, RZ&PP applications. Page 19 Page 223 EXHIBITS A. Master i lan(Revised) IFIELOPIAM �J a t � r L i �ra � f• r r i • i e 20 Item#5. B. Page 21 Page 225 Item#5. C. Rezone Legal Description& Exhibit Map PINNACLE SUBDIVISION ■ +4 ■ ■ ■ ■ R-8 . r i NAP .rrrir�rwafar4rfa..s■..a.awf-�- r-.a-r■.a.-F■aa■.-..-rrrrrrrrr-rr■r■rrrw� ■ ■ °s■■■ fir 4+ �■ : �♦ ' I ' R-4 i ■ j --- -- --- - - -- ----- R 5] ""41 C-C f.■.a■■." k)Pw4nr jw :NAP ........ I I*►y ff {4 R-S IIIII C 1IIIIIIII IIIIIIIIF ■...iri...f�.f.r ............*so I I 9NfiffISN Page 22 Page 226 Item#5. km 9233 WEST STATE STREET I BOISE,lQ 93714 I 20&539.5939 I FAX 2O8,639,G93O March 23,2O2O Project No.20-017 Exhibit A Legal Description for Zane R-1 Apex Subdivision A parcel of land situated in a portion of the West 112 of the Southwest 1/4 of Section 32,Tow nsh1p 3 forth, Stange 1 East, B.MI ,City of Meridian,Ada County, Idaho and being more particularly described as follows: Commencing at a brass cap marking the VVast 1/4 corner of said Section 32,which bears NOO'32'22"W a distance of 2,700.07 feet from a brass cap marking the southwest Garner of so id Section 32,thence fallowing the westerly line afraid Southwest 314 of Section 32,SW'32'22"E a distance of 225.26 feet to a 5/8-inch rebar on the centerline of Farr lateral and being the POINT OF BEGINNING. Thence leaving said westerly line and fol awing said centerline the fallowing courses: 1. 538"43'32"E a distance of 61.71 Feet; 2. S51°12'32"E a distance of 444.04 feet; 3, 56O°36'10"E a distance of 272.66 feet; 4. 586"04'31"E a distance of 2-06.22 feet; 5. 573°45'13"E a distance of 30131 feet; &. S43°15'53"E a distance of 313.74 feet; 7. S2S°01'13"£a distance of V.11 Feet to the easterly line of said West 1/2 of the Southwest 1/4; Thence leaving said centerline and following said easterly line,SOO°08'25"E a distance of 206.12 feet to a 1J2-inch rebar on the easterly boundary of said Farr Lateral; Thence leaving said easterly line and foIFawing 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°5O'4O"W and a chord distance of 22.55 feet to a 1/2-inch retmr; 2. 561°18'54"W a distance of 9 1.61 feet to a 1/2-inch rebar; 3- 122.47 feet along the arc of a circular curve to the right,said curve having a radius of 220.00 feet,a delta angle of 31"53'34",a chord bearing of 577'15'42"W and a chord distance of 120.89 feet to a 1/2-inch rebar; 4. N86"47'31"W a distance of 367.95 feet to a 1/2-inch rebar; S. 58347'06"W a distance of 25.72 feet to a 112-inch rebar; G. 569'57'44"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 11Q.00 feet,a delta angle of 47'20'30",a chord bearing of S46'18'OrW and a chord distance of 88.33 feet; Thence leaving said easterly houndary, N89"42'21"W a distance of543.65 feet to the westerly line of said Southwest 1/4 of Section 32; Thence following said westerly line,NOO'32'22"W a distance of 1,193.68 Feet to the POINT OF BEGINNING. Page 23 Page 227 Item#5. Said parcel contains a total of 22.23 acres,mare or less. Attached hereto is Exhibit 3 and by this reference is hereby made a part of. NL 12459 iiolrar br rZ MCNGEMENT .BRASS W $3S }" 7 E Ufa—INCH :ARNE! 14 1/4 COFINER SECI14n 3PONT 2 6T_7r' C-4Y rJ�6 OCRN)R o 1 6E61NiyING r� ?• 590+39'10'; 8I�` � . P2.94` 59�04'3�'E C 209.22' 41 '0 t $73'46'13'E I � v n J67_51. O a m rV -D T 2 48 llrtieEx;22.2 t AC. WLn _ Portion of 5113232!F4 4, 543r3'53'E ^n + Carr�m 2aning-R-4 313.7-' CLa � W L4 r' 580176 25'E �4�'3i1s c� 1o>t,pfa' o � 5he.4s' �,/�-INCH RE�hR n } SIECfI0Ef1 33 IiNF F&SU LINE -EFAFDrJG MC DISrxE ,~ nor .-i�An�3cro .n r.�rCr u 3J Li W05'13"E 37.13 CURVETIBE �� L2 SWMPZ5'4 209,42 GUMVE RAM4 lVNM ORTA CNbHrrl r �P 1 OF 1 E.3 S01"1$,54-W 91$1 G'1 14-4.V 22.57' S64'24' $SCIQ'40-W 22-W L4 S43'47'99�W 24.7'2 C� 220,00' 12247' 31-§S'3+i' S77'16'i0w f2a.80' L5 S4R5 #l4 }$0.f7 l C.7 114A4" *fLw 0129'39' l l MISS Gp SW C0MER SECTxSN W F45ihEf7d.�.nv[7�5 r�wrrxc [,.a� 4zfsrn!%TJ6TZ rrr-r L�1ffE llf1LEL RD 3E 32 T-M.. RAL aarx LM,0IITL4 rWMt iMLy&UH034+ 6 5 T,2�#.� ft.1� T- ��17410Nid�1 Page 24 Page 228 Item#5. km 9233 WEST STATE STREET I BOISE,Id 83714 1 208.639,6939 1 FAX 208.639.6930 April 2,2020 Project No.20-017 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 1/4 of the Southwest 1/4 of Section 31,Township 3 North, Range 1 East, B.M., City of Meridian,Ada County, Idaho and being more particularly described as follows: BEGINNING at a 5/8-inch rebar rnarking the Center of said Section 31,thence fallowing 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 Cast 1/4 corner of said Section 31; Thence leaving said northerly line and fallowing the easterly line Qf said Southeast 1/4,500"32'22"E a distance of 1,419.94 feet; Thence leaving said easterly line, N89'42'21"W a distance of 1,423.17 feet; Thence 500°15'52"W a distance of 62D.0O feet; Thence N89°42'21'W a distance of 1,198-50 feet to the weste rly line of said Southeast 1/4; Thence foHowing saki westerly line, NUO°16'52"E a distance of 682.44 feet to the Center-South 1/15 corner of said Section 31; Thence leaving said westerly line,S89'52'08"E a distance of 62.50 feet; Thence NOW 16'52"E a distance of 895.00 feet; Thence 199.47 feet along the arc of a circular curve to the left,said curve having a radius of 280.00 feet, a delta angle of 40*48'25",a chord bearing of N20°07'2rW and a chord distance of 195.23 feet; Thence N40'31'33"W a distance of 741-33 Peet; 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°17'49"W and a chord distance of 192.66 feet to the southerly line of said East 1/2 of the Northwest 114 of Section 31; Thence following said southerly line,589'57'15"W a distance of 990.26 feet to a 5/8-inch rebar marking the Center-West 1/26 corner of said Section 31; Thence leaving said southerly line and foi;owing the westerly line of said East 1/2 of the Northwest 1/4, N00"25'36"E a distance of 1,55&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 titre left,said curve having a radius of 58.00 feet,a delta angle of 55"35"50",a chord bearing of S24`49'52"E and a chord distance of 54.10 feet; Thence 546°52"43"E a distance of 45.40 feet; Thence 554'18'10"E a distance of 180.18 feet; Thenre 161.54 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"4+4'26",a chord bearing of 562°1p'23"E and a chord distance of 161.03 feet; Thence 570°02'36"E a distance of 107.80feet; Thence S1957'24"W a distance of 12.00 feet; Thence 570'02'36"E a distance of 14.45 feet; Thence S61'58'05"E a distance of 207.13 feet; Thence S65'32'50"E a distance of 188.57 feet to the easterly line of said East 1/2 of the (northwest 1/4; Page 25 Page 229 Item#5. Thence following said easterly line,S00°38'17"W a distance of 1,140.13 feet to the POINT OF BEGINNING. Said parcel contains a total of 144.78 acres, mare or les5- Attached hereto is Exhibit B and by this reference is hereby made a part ofKL 1 459 A QF 4� • '70 Z.7 NORTH t/a COMER SIMON 31 _ La -13 m ji c 6U X C AI l/ia otlMHER ++ O = S=ON .3 EAST 1J d]I t gjev 6 of w PIGWT OF BEC�1dNG 31 q 3 -IH CH F03kR FJ.LnCL 8C aFTxw 31 dxs n� elkf, a+ x 2601.xr 2CL r, Siff 530111-r ssor�r 31 m < ALUtd YN CAP t rrel WFiT 114 CWFAk SECTOR 37 N*Cr3j'3374 -r Rezone Area:144-78t AC- � ° %REW N OF$1131244SW 4&pcnlnn nI R70242200Q, 51:M4]7200,51l131438440 &51131417251Curcenk26nlre:RUT&R•4Proposed zoning:R-8 0CIL 11 SHEET: r+a�a27114 ts ,17' 1 OF 2 OF SECT" .31 m b I r+tiE11'#2'2l`A' It9d9f]' I 4! .lUU ��r' 1 1'S Nn�FiPa 74/N'fU9F 31Th5kTK 4l if Yrt}r]l All 3r+L1 y.�� ++/��55 W:A]11i $C 1��VYM• '1r1D0113MId]%" r{y jK*.DM 4J]o Page 26 Page 230 Item#5. km 9233 WEST STATE STREET I 901SE,ID 83714 1 208.639.6939 j FAX 20&639,6930 April 29,2020 Project No.20-017 Exhibit A Legal Description for Rezone to R-15 Apex 5uWlvision A parcel of land situated in a portion of the South 1/2 of the Southeast 1J4 of Section 31 and a portion of the Southwest 1/4 of the Southwest 1.14 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 5/9-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 bears N89°42'21"E a distance of 2,640.00 feet from a 5/8-inch rebar marking the Southeast 1/4 corner of said Section 91; 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 6560.00 feet; Thence leaving said westerly line,589°42'21"E a distance of 1,198.50 feet; Thence NOG"16'52"E a distance of 620.00 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 circular curve to the left,said curve staving a radius of 114.00 feet,a delta angle of 33°35'03",a chard bearing of505"50'15"1IV and a chord distance of 63.56 feet to a 1/2-inch rebar; 2. 510"57'45"E a distance of 41.0.17 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 111.75 Feet to a 1/2-inch rebar; 4. 55B'00'310E a distance of 219,85 feet to a 1/2-inch rebar; 5. 569°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 Line,S00°10'02"E a distance of 430.90 feet to the southerly line of the Southwest 1J4 of Section 32; Thence following said southerly line,N89°57'46"W a distance of 641.22 feet; Thence NOO'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 500°16'52"W a distance of 1,154.01 feet; Thence N89°427CW a distance of 587.77 feet; Thence NOD°02'06"W a distance of 494.01 feet to the southerly line of the Southeast 1/4 of Section 31; Thence fallowing said southerly line,N89°42'21"W a distance of 1,370.00 feet to the POINT OF BEGINNING. Page 27 Page 231 Item#5. Said parcel contains a total of 76.93 acres, more or less. Attached hereto is Exhibit B and bythis reference is hereby made a park of. L. � a LEGEND � } FOUND BRASS CAP rQ VA-INCk'I 14TIM REZONE VOLINDARY 0 590 70 15aa "1 TIwo a — - - —SSEECTXN LINE Plan LONE Plan scalp:V 50a CURVE TAKE ❑MWE NA2i1176 L94WI I OELTA CHOROOK EMAD Cu dw 3 et 11k,415' 4%4.4W 33'3S'43' $5`SO'is'4' 5156' 02 1412-OW 11AAM' 4T02 W $Sa`2T08'E M1 75' �? ' �-' JX < # SW42'21'E 197tm x Liu GI 1 15 : r njCMQf3113,j4r.-0a 5S131aSUM. O L $ 311 314177 5 1.53 1323259M.&511r.pfi k 10015 � a w } w orapamdZak nine':R-15 I r4 65�04 31'E 219 O5' a a 569'42'F1'E 119,8.50' 775#2 >YtfS42'21�/1 E MMLAAo Y i ' ss j. MAKT bl 011 ey ' s° �2'U SFIIEM OF 1 rt M NW013'tEI-W a BASIS OF 6E&MC 124.99' 3i 204GA10` AT Ski, it.1 E. 1 7 31 4 Hd9'42'21'W 133a-Ulj` EY r,41.2', km E LAKE FIAHL All d o �4 ESRh45 rAF S RVai EEMIRic LSE COOMER 5/8-INCH RZ SWrH �4 1 OOFMIM SECKW 3! v SECTION 31 NE57 1/16 CORNER/ Ln t SECY a]N g AND 32 iHilY4Fpl .Ta7!f ��7L3t$111k}IESf I� dfrt�■»xGi57s1 H9Br#2`2U�1 I lxcw l7ul a�,.h3r !IM�7QI G�A9 Y'> Page 28 Page 232 Item#5. km 9233 WEST STATE STREET I BOISE,IR 83714 1 208,639.6939 1 FAX 208.639.6930 April 29,2420 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 114 of Section 31,a portion of the Southwest 1/4 of the Southwest 1/4 of Section 32,Township 3 North,Range 1 East,B.M„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 B.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 1/15 corner of said Sections 5 and 32; Thence following the northerly line of said Northwest 1/4,589°57'04"E a distance of 690.66 feet to the POINT OF BEGINNING; Thence continuing along said northerly) line,S89"57'04"E a distance of 641.21 feet to a found 5/8-inch reba r marking the West 1/16 corner of said Sections 5 and 32; Thence leaving said northerly line and following the easterly line of the Northwest 1/4 of the Northwest 1/4 of said Section 5,500601'43"E a distance of 250.92 feet to a point; Thence leaving said easterly line,541"51'13"W a distance of 547.17 feet to a point,- Thence 589°53'42"W a distance of 966.03 feet to a point on the westerly line of said Northwest 1/4; Thence following said westerly line,N00*04'35"W a distance of 167.37 feet to a point; Thence leaving said westerly line,N8T42'20"W a distance of 682.58 feet to a point; Thence NCO'16'52"E a distance of 1,154.01 feet to a point; Thence S8942'21"E a distance of775.42 feet to a point; Thence S47"51'44"E a distance of 797.36 feet to a point; Thence S00°06'18"E a distance of 125.13 feet to the POINT OF BEGINNING. Said parcel contains a total of 43.23 acres,more or less. Attached hereto is Exhibit B and by this reference is hereby made a part of. NIL AM a12 59 A � OF L. 8��'l. .7�v 2-0 Page 29 Page 233 Item#5. RRASS CAP � E/9T 1!s CORER oc SECTIDN 31 ev *a 58Be '21� 775 ' W aj 0 30U fi0O 910 o I1� O II ' az 21 •:, G " ,, � I 2I _ POINT bF COMMENUMEhlT S/8' RE m `w a4 FDLPNP $ CAP 9wDlg'iB`C 'wm 1/i� CORNER y 131 SE CORW =TIOH 31 1,25.13' $E,L' DN55 dG 9 r _ S89'4$'2i T YiL.L R.IE. 991106, _ S69'ST'b4 E 641-21` eo G r 26io-.oa' T2N„ RAE 1,3,51,87' Y w n Z E LAXE I��ML RD � $ PONT 4F BEGINHR�C SA$168 6 OF 9EET Nc _ 2-M.92' Keww NW;43,2�4- �P4nior M 5i731&1725I,SIH2325MG, 4 - �1 si437527300a,&Siw]Ss�OGSS ,� �; � Cumrni Inning:Rhi Vt{mAi:i milt.L-L 04TE It-ni 1,21 Pm]jE[S. �Ja9'4a`K'l�rr rI;' W74E'3�'k SNRET; 1 R7,J7" I LECENO €om aRa r I L9 5la-Dm-,H PoEEm A CAL.CULAR a M WT PE20NE BMMo- A { n�xeens.wrvemn r.,rwr,s 97x1 wF€*#ra*15rSfr $ $ EQ7lNG PARCEL LINE �xcr,iweyurs� EMT;TW I�39+3*N —g�iftipN UP& r M{ice Page 30 Page 234 a Item#5. Northwest: APtx NORTHWEST SAINW-WHIN PRE LINH NMY PLAT L.Ylry A PORTh3NOf FHESWFH 11243F THESOUMEASF LJ4/NO NORTH:JST L)4c6: HF 504NL.+St 311 Or ZOVN 31.tUM5FLP 3M4RtPLMM R 1 GUf, Gam. VTF4F WRIDAMAMA CCU".UMU wularw�� i L.L=LE :ICY, ..`►ate I - , •:.� C ir.e+trw�.l.«we.l I FIN Page 32 Page 236 Item#5. Y t we x ; f ' — ¢ — X '�... ' 1 � a A ty ® iss�w L AL d..::..M Coeur Page 33 Page 237 Item#5. Phasing Plan: APEX Northwest Phasing �an[�,aruQJ ISubjRct#a Ctrpn�R M -- ` r . . it Southeast: APEX SO"EA5t9UBMI51ON PXELIM114AMV PLAT AFAFi}LCFCAXOLruhR mIFlY ilr2T IILrYJMI -313MQ 2CIIMA . IaMTLLAri MURIF{IVJK�3 L-6f.C in YRHvm ACM Wum�T.ID -Olbt . 5 •♦wl�i� ,L_!J- _ 1 6 v x J� 7dk{ mall I I } IN= I #T Isme +��r Page 34 Page 238 Item#5. I' 4 � t5� f r I I I � rl � I i I � �•�I i } 3A. x . . .� jl A 2, r� A .f it _L ;Ljs�r. R rr � w -` rf1 0 Page 35 Page 239 Item#5. Phasing Plan: APEX Southeast Phasing Chance -- E.L KL IIACLL R11. ti \ COMMERCIAL{C-7i: COMMEACLALS&C) E ` f J� E.YOW'Hl Sa. 1 0 � C] Ca Q 0 0 C1j e 15 e � a — C] FSTPXE Si- HEIE1EMILAI.IR 81 y�y E.STAKE R. �§ m A E SPIftE Sf. � _ e O a 0 O 0 0 0 Ulu E INH.EETIUN Vl N W E.AMEdi101i 5'. - 12. o � 4d o 0 U 0 0 43 fii G4 a 8 O e F.AKMEE.ST. .Q E. EC ST. 6 0 fit � E9 6 9 1 L7 '.� 49 C � a a u gry � E.Anvearun�s r- Page 37 Page 241 Item#5. E. Landscape Plan(date: 4/30/2020) Northwest: IMF p. R;Ra`i�ris Mt -x}ia;"ate 2 17, TMSMb - ■�;� j aecx+.lna>Mnrxnro woMig[cu ,. _ __BEL i �d7k S1F!!T nftY I � 1lmaeouFFo�exrs LAHGCVI�ESRE W.A#1 �� m� +�^.mmawt�Tm o'er 4 Apt. All IIII� Page 38 Page 242 Item#5. IT•� 1 ---- �•. I - I I N•Ir---I-------------r- ------- - . ---1.:H:4-;1-} -----------------------�� vrr� .•- �• - • s: I km MATCH UNE-SEESIkEN pk2.9 ~�# ., 1. • � ..-. t r �• �- '�•_ �, _-sue ! Page 39 Page 243 Item#5. Southeast: � . mu uuniunaa{� PPL2.0 'i •��srtir_wrr� _ MY •__ _. .:3— � �i:: ,river w�-�rw r � �� Z - — - -�.. - PPL4.() r =ti PPU.0 _ u•�c�avr�wa,�o ' __•=i^• u[r�gmv�asups+tires LAN KLAPL SM PLANkin h � h _ �J¢o[tihlmusas xprl¢ Page 40 Page 244 Item#5. 1:am.."1 ;, WL S I l y ....... �_�___ti'r____________iLr ,__ _ � _�IL�__ry '1 ___ klhl6difJJf Ri4�l ulke 9CE SHEFT rpio Vic _— �• MAI f lF I IN(-SR 5AET N*3A _7 ii. .a .ter u - : ep ,l7 .. . ,.ri i.. rt.:'..:` ".�....... ............ . _ ._ �rnnx�rx • LAhI HI'+lak NL+IM -We4t UN.Ed-3Ef 5FEUM.9� ; Page 41 Page 245 MATCH LINE-.SEE�H.EFI PrPID 14. il 7 bN r F. ou U09)"L"N Page 42 Item#5. F. Qualified Open Space Exhibit(dated: March May 2020)—REVISED Northwest: ..�.Y,..�.,�w AiIE?4140RTHWL5T SUMVISION OPEN SPACE EXHi6IT 1 ` --42 =ems _:o "_• ,' � a - � MIIY�IRr _ 4 � 1 I11M :i'E; • 1 " 1 x r Page 43 Page 247 Gm#5 Southeast: a ._ .:.:. .......... . ., . . ' ; ( . � - __ �_ ■ | \ � -- - --- -- ---- -— � rm a .. � - . @ - . @ f \ � • ■ - _ k \ . - .� § � .= ■ . � - - G m 2 § \�u \ . . .�. . . - .� LI .__/HOT_CWdTFAMTJO. Page 44 �7ma Item#5. G. Conceptual Building Elevations/Renderings Residential: G0 y" If ; ---- ��r r fl ' I Page 45 Page 249 E _ " LU ' --= - _ f � 7 a�xsF Prs;denwl ra�„e+ollo-r.N : � �,,1.,+._ f�Oex Sf Hesfrferr#iaJ-Con�+entrrn�vf - 9-00 .dj+6fF1FV�mmel4fG� �X h'14'GGfllfllL fL� MEM&N, mdr - µ.me • .�� ._ �� Page , , � w.4 � i r 4 S r x Page 47 Item#5. 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 ann&ied(i.e. Lot 4,Bleek 1, Shafer-View Esta4es) shall either-be split in Page 48 Page 252 Item#5. division is approved by Ada County,proof of sueh shall be submitted to the Planning Division with the subdivision appheation 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 11-3B-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, 11-3B-7C.3, 11-3B-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 Page 49 Page 253 Item#5. construction standards of ACHD and landscape the remainder with lawn or other vegetative ground cover as set forth in UDC 11-313-7C.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 11-3B-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 11-3B-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 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. Page 50 Page 254 Item#5. 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.T-he qualified open spaee exhibits foF the residentially zoned portions of Apex Northwest Apex Southeast shall be Fe,,4sed pFioF to the Couneil hearing to only depiet areas that qualify per- the standaFds listed in UDC 11 3G 3B.if additional qualified needed,the plat should be Fevised to eompl�- 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 Page 51 Page 255 Item#5. 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 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. Page 52 Page 256 Item#5. 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.meridiancioy.org/WebLink/DocView.aspx?id=189722&dbid=0&repo=MeridianQE&cr=1 Southeast: https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=189784&dbid=0&repo=MeridianCitX D. POLICE DEPARTMENT hyps://weblink.meridiancity.org/WeUink/DocView.aspx?id=190778&dbid=0&repo=MeridianG E. PARK's DEPARTMENT Northeast: https://weblink.meridiancity.org/WeUink/DocView.aspx?id=191486&dbid=0&repo=MeridianCity Southeast: https://weblink.meridiancity.ot-glWebLinkIDocView.aspx?id=191487&dbid=0&repo=MeridianCitX Page 53 Page 257 Item#5. F. WEST ADA SCHOOL DISTRICT(WASD) https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=190290&dbid=0&repo=MeridianCitE G. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) Northwest: https://weblink.meridianciV.org/WebLink/DocView.aspx?id=1909 75&dbid=0&repo=MeridianCitX Southeast: https:llweblink.meridianciV.org/WebLink/DocView.aspx?id=1909 77&dbid=0&repo=MeridianCity H. ADA COUNTY HIGHWAY DISTRICT(ACHD) AZ/RZ: https:llweblink.meridiancioy.org/WebLink/Doc View.aspx?id=191226&dbid=0&repo=MeridianCiby Northwest: (Draft) https:llweblink.meridianciU.org/WebLink/PDF10144da7e98-83a6-4ca0-907b- 56a7e5fda2ca1191501 Southeast: (Draft) https:llweblink.meridiancioy.or zlWebLinkIDocView.aspx?id=191503&dbid=0&repo=MeridianCitX I. BOISE PROJECT BOARD OF CONTROL(BPBC) https:llweblink.meridianciV.org/WebLinklDocView.aspx?id=189951&dbid=0&repo=MeridianCitX J. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) Northwest: https://weblink.meridianciV.orglWebLinklDoc View.aspx?id=190512&dbid=0&repo=MeridianCitX Southeast: https:llweblink.meridiancity.or lWebLink/DocView.aspx?id=190510&dbid=0&repo=MeridianCitX K. CENTRAL DISTRICT HEALTH DEPARTMENT Northwest: https:llweblink.meridianciU.orglWebLink/DocView.aspx?id=190604&dbid=0&repo=MeridianCitX Southeast: https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=190605&dbid=0&repo=MeridianCitX L. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=190598&dbid=0&repo=MeridianCitX X. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. 1n order to grant an annexation and/or rezone,the council shall make the following findings: Page 54 Page 258 Item#5. 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Commission finds the proposed zoning map amendment to R-2—, R-8, R-15 & 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; The Commission finds 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. The Commission finds 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; The Commission 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 The Commission 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. designation in Me Comprehensive P4an and thus is in the best interewt of the Not applicable 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; The Commission finds that the proposed preliminary plats, with recommended conditions, 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; The Commission finds 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, the Commission finds that the subdivision will not require the expenditure of capital improvement funds. Page 55 Page 259 Item#5. 4. There is public financial capability of supporting services for the proposed development; The Commission finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc). (See Section IXfor more information.) 5. The development will not be detrimental to the public health,safety or general welfare; and, The Commission 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. The Commission is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. Page 56 Page 260 7/tem 77 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: 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. A. 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. Page 261 Item#6. E IDIAN:-- IDAHO C� PUBLIC HEARING INFORMATION Staff Contact:Sonya Allen Meeting Date: August 11, 2020 Topic: 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. A. 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. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the City Council Public Hearing Page 262 Item#6. STAFF REPORT C� W T� � COMMUNITY DEVELOPMENT DEPARTMENT f°' ' `� { HEARING 8/11/2020 Legend DATE: 0 Project Lacfl�ian ��I TO: Mayor&City Council FROM: Sonya Allen,Associate Planner fLl 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 5 (to be marketed as `Pinnacle') - C LOCATION: MDA,AZ--,-RZ: generally located east of _a S. Meridian Rd. and north of E. 1 Columbia Rd.,in Sections 31 (S. %2 and --- , NW 1/4) and 32(SW 1/4),Township 3N., Range LE; and Sections 5 (NW 1/4) and 6 (NE 1/4),T.2N.,R.I E. PP(NW):NWC of S. Locust Grove Rd. &E. Lake Hazel Rd.,in the SE 1/4 of Section 31,T.3N.,R.IE PP(SE): SEC of S.Locust Grove Rd. & E. Lake Hazel Rd., in the NW 1/4 of Section 5,T.2N.,R.IE. 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 of land with an n 2 , ^ais*fi^*; 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, 1 I 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 Page 263 Item#6. 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/I I 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,caf6, 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 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(consent agenda on 8/5/20) ' Commission Action (yes/no) Traffic Impact Study(yes/no) Yes Page 2 Page 264 Item#6. 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 Capkal Impravamsnts Flan{CIFY Integrated Fhre Year Work Plan(IFYWPI: Improvements ■ Engte Road is srhe:dWed In the IFYWP 1a he widened in 5-Leases flour I- Ae Hazer Road lei Amite+Rmd an 2023 Eagle Rwa is simacuied in ine IFYWP tb be widened io 5-raves cram kmty Roan to vKA y Rid in 2021 ■ LAkoa HabN hoed 11 Sr3]Bd W Ih Lhe tKYyvF,IQ he wmerrad to 5.darre5 Thot11 Eagla Road to Clwetdale-Rlaad ir-2f]Mb Lake teazel Road is b-ci7eduded in me IFYWP to be w.tlefred to 54ones fFom Cloverdale Moan to Five We Road ■ The anwieA� briri of Lake RUN Road anti Eagle Road as Sclwduled in ihr3 IKYWP tit he whsonen io Blanes an the r Flh leg,A-1me5 on 1Aa SouHa leg,3-ranes pn The wrest leg and d- Iuni�s on the ee9t leg and signalized M�023 The InaersectMn of LoCu51 Grove R and Vrrtory Road r5 sctiedtAed in the 1FYWP t3 be construcred as a munmane rounoapaut wth slams an the north am south legs surd wanes on the east and west begs in 2021 Lake Hazel Road is listed In t w CIR to be wdoried to 34anes from Locust Grove Road 10 Eagla R4ud between 2020 end 2034 ■ Lake Hazel Road as listed in the UP to he Wdeal&d to 34anes from f Verdian Road iSH-W to LOtuit GT&eD Load b6lwe+bh 202c arnd 2o3D. Amity Rollo is intim In the CIP to be widened to 5-naves Iram Locust Grove Road to Eagre RoO between-44 and 21331) r The Inlarseum of Lake Hmel Road and L"Aist Grove Road rs listed in ma CIP to l)e rOto G11kitWd-i#3 S.OA lane r0aann9bOdt Wbdenad 1!0 34AMS bh U a hOM Ili�g,2,fail$s On IhO south.2-lanes aas[,and 3-,eaves an the west lag with a westbound bvpass Tiglit turn bypass tare berwearl 2112$and 2030 • The rrrer5ecrian of Lake Hazel Road FIr1d SH-OP i�Ii5Lad an the C P is bL-widened is 7aane5 on the norlh,youth,west and East legs and sk?nall1ped betweerti NN and 203D ■ The uaterseoon of Louist fimva Road end Amer Road is IiAd Pi tiv UP to wkiened to 4- laners an 1ha nom N.3-lanes on the soulh tag,�_Wnos on the west leg anti d eaves on the ew+ t lag and*$FWali4ed h9tween 7420 snr 20aa 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 44 SE—3.1 miles to Fire Station 44 • 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 Page 265 Item#6. 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 Errrallm t Gparlr Miles U..ii • #of Students Enrolled Mary MtPheriam Elememtary** 555 M #A SienaflemeMary"' 677 LaG 3.1 Vitsarr Middle khaol 9$9 3QW 4.2 Mountalci View High 5€hml ?1119 U40 2.3 —VLdr1n2 the 2W21 whggl year Mnry MrPherwn's studerit rapidty wJII mcFcw 7?rr 675r due t6Ih0 w-.Nmt cljssroa.n ekp tsion Ilrrderwax_** "'FnraIIrnentatHfsdukEIerrenUrWW jturrmlfycapped.Stwkntsidithlsd yelopmentthatoreInftHIRsda*Ee a ndirw will J�r#tending Siena Fhemen[urq unlde eieihrithnal Is huur to Niminateaueeceo diflgat+iIWARU.'�• • #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 Page 266 Item#6. • Water Quality None • Project Consistent with Yes Water Master Plan • Impacts/Concerns Public Work's 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' }Lacafian 1 flb1 t4A y gnu-C � nnU"R i d-I ig vIV' o�eri srh� ; ..Si ntiar� - i Zoning Map Planned Development Map Legend RIUUT 10 Legend 0 leiPr, "ea- Lacflfi4n 10Prc4ect Lflcflt ion RU r R- ;_ city L n-wk I-L Rl RUIT — Planned Pun-els RU R-8 UT -R. R- - RUT R-8- R E4 T4F - R R-2 fA TA- RUT RUT VUfi k Page 5 Page 267 Item#6. 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 6/19/2020 7/24/2020 newspaper Notification mailed to property owners within 300 feet 6/16/2020 7/21/2020 Applicant posted public hearing notice on site 6/26/2020 7/29/2020 Nextdoor posting 6/16/2020 7/21/2020 V. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan) Land Use: The Future Land Use Map(FLUM) contained in the Comprehensive Plan designates approximately 39 aeres of the site as Low„Density Resider is (r PR) 206+/-acres as Medium Density Residential(MDR); 21+/-acres as Medium High-Density Residential(MHDR); and 120+/-acres as Mixed Use—Community(MU-C). 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 developmen4 of single family homes on large and estate lots at gross densities of 3 dwelling units or less per aere. These areas often tfmsifioa bevveen existing Pdfal rvsiden4ial an urban properties. Developments need to r-espeet agrieultural heritage and r-esotffees,r-eeognize view sheds an open spaees, and maintain of improve the ovefa4l atmosphere of the afea. The use of opert spaees, >tirails, and then. ia4e means should ep.4 aee the,.h.,,.aeter 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 Page 6 Page 268 Item#6. 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 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(MSMZdepicts 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. 5 4 } Ma J , - ec . W _ 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 Page 269 Item#6. 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 VI.B). • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems;services are 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. Page 8 Page 270 Item#6. • "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 Park. 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 MSM; 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 Page 9 Page 271 Item#6. 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. Page 10 Page 272 Item#6. • "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. Page 11 Page 273 Item#6. VI. UNIFIED DEVELOPMENT CODE ANALYSIS (LOCI 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. A4mexatien of Lot 4,Bloek 1 of Shafer-View Estates Subdivision eensisting of 40.09 aer-es of land is proposed�A�an R 2 zening distr-iet eensistent with the asseeia4ed FLUM designation of LDR. This 10 — . ly deed r-estFieted as paft of a non faFm development in the Getwty a-Ed was only allowed to be used as open spaee for-a period of not less than 15 years ftem the r-eeerding date of the plat;beeause the B. Annexation&Zoning(AZ)2 No development is proposed at this firae. Aimexa4ian is requested beeause the easterly 10 aer-es of the lot is- needed for-sewer-a-ad aeeess to the proposed developmeft the r-emainder-of the pr-epet4y is not proposed develop as paft of tkis pfojeet. Fulufe development is required to eemply with the dimensional standards e the R 2 zoning dist+iet. The Developer-plans to develop the pr-apet4y between the eelleeter-stfeet and the adjoining Shafer-View S4divisian with 1 aer-e lots as a tFansition a-ad buff-er-to the existing neighbor-hood. Prior-to annexation of the pr-opei4y, a lot division should be appFoved by Ada County in or-deF fO the Applimeant to only develop the eastern portion of the pr-oper-t�-. The ai+nexatiea area is within the Area of City impaet-Boundafy(AOGT).A legal deser-iption for-th-e aanexmien area is ineludedi Seetio VTTT R dwellings,Gede'sfevetiie�--67 '651 1A. Bee-use the R 2 distfiet only allows single family residential detaehed pagEs> nd in > St- does not feel it's neeessafy to r-estfiet develepmen4 of the pr-opeft-y th otigh A P A --Of Page 12 Page 274 Item#6. 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. Page 13 Page 275 Item#6. 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 67-651IA. 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 Page 14 Page 276 Item#6. 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 11-2B-2. Dimensional Standards(UDC jj-): 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 11-2B-3 for the C-C district. Subdivision Design and Improvement Standards (UDC 11-hC-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-313.5 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-31 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 Page 15 Page 277 Item#6. 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 17- _Q: 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 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-0: 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-_0: 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 11-3B-7C.Alternative Compliance may be requested to UDC I1-3B-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 11-313- 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 1I- 3B-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 Page 278 Item#6. Qualified Open Space(UDC 11-12: 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 11-3G3B 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 11-3G3B to ensure consistency with this standard.If additional qualified open space is needed,the plat should be revised to comply. Qualified Site Amenities (UDC 11-10: 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- ): 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_71: 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 Page 279 Item#6. 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. B. The Meridian Planning&Zoning Commission heard these items on July 9,2020.At the public hearing,the Commission moved to recommend approval of the subject MDA, RZ and PP requests. 1. Summary of Commission public hearing_ a. In favor: Jon Wardle b. In opposition:None C. Commenting: Stacia Morgan;Annette Alonso representing the Southern Rim Coalition d. Written testimony: Julie Edwards e. Staff presentinggpplication: Sonya Allen f. Other Staff commenting on application:None 2. Key issue(s) testimony a. Opposed to the proposed rezone from R-4 to R-15 for the land along Lake Hazel Rd. between Meridian Rd. &Locust Grove Rd. (not against gher densi , around Page 18 Page 280 Item#6. commercial areas);would like to see the zoning of the"future development"areas remain R-4 rather than be rezoned to R-8;belief that farm land and open space should be preserved as much as possible; concern that current school system does not have the capacity to accommodate all of the students from this development;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 re-evaluate how we want to use our dwindling remaining open spaces &farmland. b. Concern pertainingto o capacity of area schools and ability to accommodate more students from this development; C. Would like pathway provided to Black Rock Subdivision for connectivity. 3. Key issue(s)of discussion by Commission: a. Concern pertainingto o capacity of area schools and the impact of the proposed development on such; b. Supportive of proposed development, community amenities and associated improvements to Locust Grove and Lake Hazel Roads. 4. Commission change(s)to Staff recommendation: a. If revised qualified open space exhibit depicts qualified area less than 10%that the amphitheater in the commercial area be allowed to count toward the requirement through an alternative compliance request to UDC 11-3A-3. 5. Outstandingissue(s)ssue(s)for City Council: a. None Note: The annexation request was pulled from the Commission agenda at the request of the property owner so that it could be re-noticed with a change in zoning from R-2 to R-4. Therefore, it is not moving forward to Council with the MDA, RZ&PP applications. Page 19 Page 281 EXHIBITS A. Master i lan(Revised) IFIELOPIAM �J a t � r L i �ra � f• r r i • i e 20 Item#6. B. Page 21 Page 283 Item#6. C. Rezone Legal Description& Exhibit Map PINNACLE SUBDIVISION ■ +4 ■ ■ ■ ■ R-8 . r i NAP .rrrir�rwafar4rfa..s■..a.awf-�- r-.a-r■.a.-F■aa■.-..-rrrrrrrrr-rr■r■rrrw� ■ ■ °s■■■ fir 4+ �■ : �♦ ' I ' R-4 i ■ j --- -- --- - - -- ----- R 5] ""41 C-C f.■.a■■." k)Pw4nr jw :NAP ........ I I*►y ff {4 R-S IIIII C 1IIIIIIII IIIIIIIIF ■...iri...f�.f.r ............*so I I 9NfiffISN Page 22 Page 284 Item#6. km 9233 WEST STATE STREET I BOISE,lQ 93714 I 2O8.539.5939 I FAX 2O8,639,G93O March 23,2O2O Project No.20-017 Exhibit A Legal Description for Zane R-1 Apex Subdivision A parcel of land situated in a portion of the West 112 of the Southwest 1/4 of Section 32,Tow nsh1p 3 forth, Stange 1 East, B.MI ,City of Meridian,Ada County, Idaho and being more particularly described as follows: Commencing at a brass cap marking the VVast 1/4 corner of said Section 32,which bears NOO'32'22"W a distance of 2,700.07 feet from a brass cap marking the southwest Garner of so id Section 32,thence fallowing the westerly line afraid Southwest 314 of Section 32,SW'32'22"E a distance of 225.26 feet to a 5/8-inch rebar on the centerline of Farr lateral and being the POINT OF BEGINNING. Thence leaving said westerly line and fol awing said centerline the fallowing courses: 1. 538"43'32"E a distance of 61.71 Feet; 2. S51°12'32"E a distance of 444.04 feet; 3, 56O°36'10"E a distance of 272.66 feet; 4. 586"04'31"E a distance of 2-06.22 feet; 5. 573°45'13"E a distance of 30131 feet; &. S43°15'53"E a distance of 313.74 feet; 7. S2S°01'13"£a distance of V.11 Feet to the easterly line of said West 1/2 of the Southwest 1/4; Thence leaving said centerline and following said easterly line,SOO°08'25"E a distance of 206.12 feet to a 1J2-inch rebar on the easterly boundary of said Farr Lateral; Thence leaving said easterly line and foIFawing 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°5O'4O"W and a chord distance of 22.55 feet to a 1/2-inch retmr; 2. 561°18'54"W a distance of 9 1.61 feet to a 1/2-inch rebar; 3- 122.47 feet along the arc of a circular curve to the right,said curve having a radius of 220.00 feet,a delta angle of 31"53'34",a chord bearing of 577'15'42"W and a chord distance of 120.89 feet to a 1/2-inch rebar; 4. N86"47'31"W a distance of 367.95 feet to a 1/2-inch rebar; S. 58347'06"W a distance of 25.72 feet to a 112-inch rebar; G. 569'57'44"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 11Q.00 feet,a delta angle of 47'20'30",a chord bearing of S46'18'OrW and a chord distance of 88.33 feet; Thence leaving said easterly houndary, N89"42'21"W a distance of543.65 feet to the westerly line of said Southwest 1/4 of Section 32; Thence following said westerly line,NOO'32'22"W a distance of 1,193.68 Feet to the POINT OF BEGINNING. Page 23 Page 285 Item#6. Said parcel contains a total of 22.23 acres,mare or less. Attached hereto is Exhibit 3 and by this reference is hereby made a part of. NL 12459 iiolrar br rZ MCNGEMENT .BRASS W $3S }" 7 E Ufa—INCH :ARNE! 14 1/4 COFINER SECI14n 3PONT 2 6T_7r' C-4Y rJ�6 OCRN)R o 1 6E61NiyING r� ?• 590+39'10'; 8I�` � . P2.94` 59�04'3�'E C 209.22' 41 '0 t $73'46'13'E I � v n J67_51. O a m rV -D T 2 48 llrtieEx;22.2 t AC. WLn _ Portion of 5113232!F4 4, 543r3'53'E ^n + Carr�m 2aning-R-4 313.7-' CLa � W L4 r' 580176 25'E �4�'3i1s c� 1o>t,pfa' o � 5he.4s' �,/�-INCH RE�hR n } SIECfI0Ef1 33 IiNF F&SU LINE -EFAFDrJG MC DISrxE ,~ nor .-i�An�3cro .n r.�rCr u 3J Li W05'13"E 37.13 CURVETIBE �� L2 SWMPZ5'4 209,42 GUMVE RAM4 lVNM ORTA CNbHrrl r �P 1 OF 1 E.3 S01"1$,54-W 91$1 G'1 14-4.V 22.57' S64'24' $SCIQ'40-W 22-W L4 S43'47'99�W 24.7'2 C� 220,00' 12247' 31-§S'3+i' S77'16'i0w f2a.80' L5 S4R5 #l4 }$0.f7 l C.7 114A4" *fLw 0129'39' l l MISS Gp SW C0MER SECTxSN W F45ihEf7d.�.nv[7�5 r�wrrxc [,.a� 4zfsrn!%TJ6TZ rrr-r L�1ffE llf1LEL RD 3E 32 T-M.. RAL aarx LM,0IITL4 rWMt iMLy&UH034+ 6 5 T,2�#.� ft.1� T- ��17410Nid�1 Page 24 Page 286 Item#6. km 9233 WEST STATE STREET I BOISE,Id 83714 1 208.639,6939 1 FAX 208.639.6930 April 2,2020 Project No.20-017 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 1/4 of the Southwest 1/4 of Section 31,Township 3 North, Range 1 East, B.M., City of Meridian,Ada County, Idaho and being more particularly described as follows: BEGINNING at a 5/8-inch rebar rnarking the Center of said Section 31,thence fallowing 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 Cast 1/4 corner of said Section 31; Thence leaving said northerly line and fallowing the easterly line Qf said Southeast 1/4,500"32'22"E a distance of 1,419.94 feet; Thence leaving said easterly line, N89'42'21"W a distance of 1,423.17 feet; Thence 500°15'52"W a distance of 62D.0O feet; Thence N89°42'21'W a distance of 1,198-50 feet to the weste rly line of said Southeast 1/4; Thence foHowing saki westerly line, NUO°16'52"E a distance of 682.44 feet to the Center-South 1/15 corner of said Section 31; Thence leaving said westerly line,S89'52'08"E a distance of 62.50 feet; Thence NOW 16'52"E a distance of 895.00 feet; Thence 199.47 feet along the arc of a circular curve to the left,said curve having a radius of 280.00 feet, a delta angle of 40*48'25",a chord bearing of N20°07'2rW and a chord distance of 195.23 feet; Thence N40'31'33"W a distance of 741-33 Peet; 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°17'49"W and a chord distance of 192.66 feet to the southerly line of said East 1/2 of the Northwest 114 of Section 31; Thence following said southerly line,589'57'15"W a distance of 990.26 feet to a 5/8-inch rebar marking the Center-West 1/26 corner of said Section 31; Thence leaving said southerly line and foi;owing the westerly line of said East 1/2 of the Northwest 1/4, N00"25'36"E a distance of 1,55&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 titre left,said curve having a radius of 58.00 feet,a delta angle of 55"35"50",a chord bearing of S24`49'52"E and a chord distance of 54.10 feet; Thence 546°52"43"E a distance of 45.40 feet; Thence 554'18'10"E a distance of 180.18 feet; Thenre 161.54 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"4+4'26",a chord bearing of 562°1p'23"E and a chord distance of 161.03 feet; Thence 570°02'36"E a distance of 107.80feet; Thence S1957'24"W a distance of 12.00 feet; Thence 570'02'36"E a distance of 14.45 feet; Thence S61'58'05"E a distance of 207.13 feet; Thence S65'32'50"E a distance of 188.57 feet to the easterly line of said East 1/2 of the (northwest 1/4; Page 25 Page 287 Item#6. Thence following said easterly line,S00°38'17"W a distance of 1,140.13 feet to the POINT OF BEGINNING. Said parcel contains a total of 144.78 acres, mare or les5- Attached hereto is Exhibit B and by this reference is hereby made a part ofKL 1 459 A QF 4� • '70 Z.7 NORTH t/a COMER SIMON 31 _ La -13 m ji c 6U X C AI l/ia otlMHER ++ O = S=ON .3 EAST 1J d]I t gjev 6 of w PIGWT OF BEC�1dNG 31 q 3 -IH CH F03kR FJ.LnCL 8C aFTxw 31 dxs n� elkf, a+ x 2601.xr 2CL r, Siff 530111-r ssor�r 31 m < ALUtd YN CAP t rrel WFiT 114 CWFAk SECTOR 37 N*Cr3j'3374 -r Rezone Area:144-78t AC- � ° %REW N OF$1131244SW 4&pcnlnn nI R70242200Q, 51:M4]7200,S1l131438440 &51131417251Curcenk26nlre:RUT&R•4Proposed zoning:R-8 0CIL 11 SHEET: r+a�a27114 ts ,17' 1 OF 2 OF SECT" .31 m b I r+tiE11'#2'2l`A' It9d9f]' I 4! .lUU ��r' 1 1'S Nn�FiPa 74/N'fU9F 31Th5kTK 4l if Yrt}r]l All 3r+L1 y.�� ++//'��'55 W:A]11i $C 1��V5.rM• '1r1D0113MId]%" r{y jK*.DM 4J]o Page 26 Page 288 Item#6. km 9233 WEST STATE STREET I 901SE,ID 83714 1 208.639.6939 j FAX 20&639,6930 April 29,2020 Project No.20-017 Exhibit A Legal Description for Rezone to R-15 Apex 5uWlvision A parcel of land situated in a portion of the South 1/2 of the Southeast 1J4 of Section 31 and a portion of the Southwest 1/4 of the Southwest 1.14 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 5/9-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 bears N89°42'21"E a distance of 2,640.00 feet from a 5/8-inch rebar marking the Southeast 1/4 corner of said Section 91; 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 6560.00 feet; Thence leaving said westerly line,589°42'21"E a distance of 1,198.50 feet; Thence NOG"16'52"E a distance of 620.00 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 circular curve to the left,said curve staving a radius of 114.00 feet,a delta angle of 33°35'03",a chard bearing of505"50'15"1IV 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 111.75 Feet to a 1/2-inch rebar; 4. 55B'00'310E a distance of 219,85 feet to a 1/2-inch rebar; 5. 569°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 Line,S00°10'02"E a distance of 430.90 feet to the southerly line of the Southwest 1J4 of Section 32; Thence following said southerly line,N89°57'46"W a distance of 641.22 feet; Thence NOO'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 500°16'52"W a distance of 1,154.01 feet; Thence N89°427CW a distance of 587.77 feet; Thence NOD°02'06"W a distance of 494.01 feet to the southerly line of the Southeast 1/4 of Section 31; Thence fallowing said southerly line,N89°42'21"W a distance of 1,370.00 feet to the POINT OF BEGINNING. Page 27 Page 289 Item#6. Said parcel contains a total of 76.93 acres, more or less. Attached hereto is Exhibit B and bythis reference is hereby made a park of. L. � a LEGEND � } FOUND BRASS CAP rQ VA-INCk'I 14TIM REZONE VOLINDARY 0 590 70 15aa "1 TIwo a — — — —SSEECTXN LINE Plan LONE Plan scalp:V 50a CURVE TAKE ❑MWE NA2i1176 L94WI I OELTA CHOROOK EMAD Cu dw 3 et 11k,415' 4%4.4W 33'3S'43' $5`SO'is'4' 5156' 02 1412-OW 11AAM' 4T02 W $Sa`2T08'E M1 75' �? ' �-' JX < # SW42'21'E 197tm x Liu GI 1 15 : r njCMQf3113,j4r.-0a 5S131aSUM. O L $ 311 314177 5 1.53 1323259M.&511r.pfik10015 � a w } w orapamdZa�nir*:R-15 I r4 65eoo 31'E 219 O5' a a S69'42'F1'E 119,8.50' 775#2 >YtfS42'21�/1 E MMLAAo Y i ' ss j. MAKT bl 011 ey ' s° �2'U SFIIEM OF 1 rt M NW013'tEI-W a BASIS OF 6E&MC 124.99' 3i 204GA10` AT Ski, it.1 E. 1 7 31 4 Hd9'42'21'W 133a-Ulj` EY r,41.2', km E LAKE FIAHL All d o �4 ESRh45 rAF S RVai EEMIRic LSE COOMER 5/8-INCH RZ SWrH �4 1 OOFMIM SECKW 3! v SECTION 31 NE57 1/16 CORNER/ Ln t SECY a]N g AND 32 iHilY4Fpl .Ta7!f ��7L3t$111k}IESf I� dfrt�■»xGi57s1 H9Br#2`2U�1 I lxcw l7ul a�,.h3r !IM�7QI G�A9 Y'> Page 28 Page 290 Item#6. km 9233 WEST STATE STREET I BOISE,IR 83714 1 208,639.6939 1 FAX 208.639.6930 April 29,2420 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 114 of Section 31,a portion of the Southwest 1/4 of the Southwest 1/4 of Section 32,Township 3 North,Range 1 East,B.M„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 B.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 1/15 corner of said Sections 5 and 32; Thence following the northerly line of said Northwest 1/4,589°57'04"E a distance of 690.66 feet to the POINT OF BEGINNING; Thence continuing along said northerly) line,S89"57'04"E a distance of 641.21 feet to a found 5/8-inch reba r marking the West 1/16 corner of said Sections 5 and 32; Thence leaving said northerly line and following the easterly line of the Northwest 1/4 of the Northwest 1/4 of said Section 5,500601'43"E a distance of 250.92 feet to a point; Thence leaving said easterly line,541"51'13"W a distance of 547.17 feet to a point,- Thence 589°53'42"W a distance of 966.03 feet to a point on the westerly line of said Northwest 1/4; Thence following said westerly line,N00*04'35"W a distance of 167.37 feet to a point; Thence leaving said westerly line,N8T42'20"W a distance of 682.58 feet to a point; Thence NCO'16'52"E a distance of 1,154.01 feet to a point; Thence S8942'21"E a distance of775.42 feet to a point; Thence 547"51'44"E a distance of 797.36 feet to a point; Thence S00°06'18"E a distance of 125.13 feet to the POINT OF BEGINNING. Said parcel contains a total of 43.23 acres,more or less. Attached hereto is Exhibit B and by this reference is hereby made a part of. NIL AM a12 59 A � OF L. 8��'l. .7�v 2-0 Page 29 Page 291 Item#6. RRASS CAP � E/9T 1!s CORER oc SECTIDN 31 ev *a 58Be '21� 775 ' W aj 0 30U fi0O 910 o I1� O II ' az 21 •:, G " ,, � I 2I _ POINT bF COMMENUMEhlT S/8' RE m `w a4 FDLPNP $ CAP 9wDlg'iB`C 'wm 1/i� CORNER y 131 SE CORW =TIOH 31 1,25.13' $E,L' DN55 dG 9 r _ S89'4$'2i T YiL.L R.IE. 991106, _ S69'ST'b4 E 641-21` eo G r 26io-.oa' T2N„ RAE 1,3,51,87' Y w n Z E LAXE I��ML RD � $ PONT 4F BEGINHR�C SA$168 6 OF 9EET Nc _ 2-M.92' Keww NW;43,2�4- �P4nior M 5i731&1725I,SIH2325MG, 4 - �1 si437527300a,&Siw]Ss�OGSS ,� �; � Cumrni Inning:Rhi Vt{mAi:i milt.L-L 04TE It-ni 1,21 Pm]jE[S. �Ja9'4a`K'l�rr rI;' W74E'3�'k SNRET; 1 R7,J7" I LECENO €om aRa r I L9 5l8-Dm-,H PoEEm A CAL.CULAR a M WT PE20NE BMMo- A { n�xeens.wrvemn r.,rwr,s 97x1 wF€*#ra*15rSfr $ $ EQ7lNG PARCEL LINE �xcr,iweyurs� EMT;TW I�39+3*N —g�iftipN UP& r M{ice Page 30 Page 292 a Item#6. Northwest: APtx NORTHWEST SAINW-WHIN PRE LINH NMY PLAT L.Ylry A PORTh3NOf FHESWFH 11243F THESOUMEASF LJ4/NO NORTH:JST L)4c6: HF 504NL.+St 311 Or ZOVN 31.tUM5FLP 3M4RtPLMM R 1 GUf, Gam. VTF4F WRIDAMAMA CCU".UMU wularw�� i L.L=LE :ICY, ..`►ate I - , •:.� C ir.e+trw�.l.«we.l I FIN Page 32 Page 294 Item#6. t we x ; f ' — ¢ — X '�... ' 1 � a A ty ® iss�w L AL d..::..M Coeur Page 33 Page 295 Item#6. Phasing Plan: APEX Northwest Phasing �an[�,aruQJ ISubjRct#a Ctrpn�R M -- ` r . . it Southeast: APEX SO"EA5t9UBMI51ON PXELIM114AMV PLAT AFAFi}LCFCAXOLruhR mIFlY ilr2T IILrYJMI -313MQ 2CIIMA . IaMTLLAri MURIF{IVJK�3 L-6f.C in YRHvm ACM Wum�T.ID -Olbt . 5 •♦wl�i� ,L_!J- _ 1 6 v x J� 7dk{ mall I I } IN= I #T Isme +��r Page 34 Page 296 Item#6. I' 4 � t5� f r I I I � rl � I a A f $ 1 an�az:vsoa� V Fa 36 A X I E .61 - rr & — � w rf1 0 Page 35 Page 297 Item#6. Phasing Plan: APEX Southeast Phasing Chance -- E.L KL IIACLL R11. ti \ COMMERCIAL{C-7i: COMMEACLALS&C) E ` f J� E.YOW'Hl Sa. 1 0 � C] Ca Q 0 0 C1j e 15 e � a — C] FSTPXE Si- HEIE1EMILAI.IR 81 y�y E.STAKE R. �§ m A E SPIftE Sf. � _ e O a 0 O 0 0 0 Ulu E INH.EETIUN Vl N W E.AMEdi101i 5'. - 12. o � 4d o 0 U 0 0 43 fii G4 a 8 O e F.AKMEE.ST. .Q E. EC ST. 6 0 fit � E9 6 9 1 L7 '.� 49 C � a ca ° a u gry � E.Anvearun�s r- Page 37 Page 299 Item#6. E. Landscape Plan(date: 4/30/2020) Northwest: IMF p. R;Ra`i�ris Mt -x}ia;"ate 2 17, TMSMb - ■�;� j aecx+.lna>Mnrxnro woMig[cu ,. _ __BEL i �d7k S1F!!T nftY I � 1lmaeouFFo�exrs LAHGCVI�ESRE W.A#1 �� m� +�^.mmawt�Tm o'er 4 Apt. All IIII� Page 38 Page 300 Item#6. IT•� 1 ---- �•. I - I I N•Ir---I-------------r- ------- - . ---1.:H:4-;1-} -----------------------�� vrr� .•- �• - • s: I km MATCH UNE-SEESIkEN pk2.9 ~�# ., 1. • � ..-. t r �• �- '�•_ �, _-sue ! Page 39 Page 301 Item#6. Southeast: � . mu uuniunaa{� PPL2.0 'i •��srtir_wrr� _ MY •__ _. .:3— � �i:: ,river w�-�rw r � �� Z - — - -�.. - PPL4.() r =ti PPU.0 _ u•�c�avr�wa,�o ' __•=i^• u[r�gmv�asups+tires LAN KLAPL SM PLANkin h � h _ �J¢o[tihlmusas xprl¢ Page 40 Page 302 Item#6. 1:am.."1 ;, WL S I l y ....... �_�___ti'r____________iLr ,__ _ � _�IL�__ry '1 ___ klhl6difJJf Ri4�l ulke 9CE SHEFT rpio Vic _— �• MAI f lF I IN(-SR 5AET N*3A _7 ii. .a .ter u - : ep ,l7 .. . ,.ri i.. rt.:'..:` ".�....... ............ . _ ._ �rnnx�rx • LAhI HI'+lak NL+IM -We4t UN.Ed-3Ef 5FEUM.9� ; Page 41 Page 303 MATCH LINE-.SEE�H.EFI PrPID 14. il 7 bN r F. ou U09)"L"N Page 42 Item#6. F. Qualified Open Space Exhibit(dated: March May 2020)—REVISED Northwest: ..�.Y,.. .,�w AiIE?4140RTHWL5T SUMVISION OPEN SPACE EXHi6IT 1 ` --42 =ems _:o "_• ,' � a - � MIIY�IRr _ 4 � 1 I11M :i'E; • 1 " 1 x r Page 43 Page 305 Gm#e Southeast: a ._ .:.:. .......... . ., . . ' ; ( . � - __ �_ ■ | \ � -- - --- -- ---- -— � rm a .. � - . @ - . @ f \ � • ■ - _ k \ . - .� § � .= ■ . � - - G m 2 § \�u \ . . .�. . . - .� LI .__/HOT_CWdTFAMTJO. Page 44 �7me Item#6. G. Conceptual Building Elevations/Renderings Residential: G0 y" If ; ---- ��r r fl ' I Page 45 Page 307 E _ " LU ' --= - _ f � 7 a�xsF Prs;denwl ra�„e+ollo-r.N : � �,,1.,+._ f�Oex Sf Hesfrferr#iaJ-Con�+entrrn�vf - 9-00 .dj+6fF1FV�mmel4fG� �X h'14'GGfllfllL fL� MEM&N, mdr - µ.me • .�� ._ �� Page , , � w.4 � i r 4 S r x Page 47 Item#6. 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 ann&ied(i.e. Lot 4,Bleek 1, Shafer-View Esta4es) shall either-be split in Page 48 Page 310 Item#6. division is approved by Ada County,proof of sueh shall be submitted to the Planning Division with the subdivision appheation 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 11-3B-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, 11-3B-7C.3, 11-3B-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 Page 49 Page 311 Item#6. construction standards of ACHD and landscape the remainder with lawn or other vegetative ground cover as set forth in UDC 11-313-7C.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 11-3B-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 11-3B-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 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. Page 50 Page 312 Item#6. 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.T-he qualified open spaee exhibits foF the residentially zoned portions of Apex Northwest Apex Southeast shall be Fe,,4sed pFioF to the Couneil hearing to only depiet areas that qualify per- the standaFds listed in UDC 11 3G 3B.if additional qualified needed,the plat should be Fevised to eompl�- 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 Page 51 Page 313 Item#6. 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 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. Page 52 Page 314 Item#6. 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.meridiancioy.org/WebLink/DocView.aspx?id=189722&dbid=0&repo=MeridianQE&cr=1 Southeast: https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=189784&dbid=0&repo=MeridianCitX D. POLICE DEPARTMENT hyps://weblink.meridiancity.org/WeUink/DocView.aspx?id=190778&dbid=0&repo=MeridianG E. PARK's DEPARTMENT Northeast: https://weblink.meridiancity.org/WeUink/DocView.aspx?id=191486&dbid=0&repo=MeridianCity Southeast: https://weblink.meridiancity.ot-glWebLinkIDocView.aspx?id=191487&dbid=0&repo=MeridianCitX Page 53 Page 315 Item#6. F. WEST ADA SCHOOL DISTRICT(WASD) https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=190290&dbid=0&repo=MeridianCitE G. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) Northwest: https://weblink.meridianciV.org/WebLink/DocView.aspx?id=1909 75&dbid=0&repo=MeridianCitX Southeast: https:llweblink.meridianciV.org/WebLink/DocView.aspx?id=1909 77&dbid=0&repo=MeridianCity H. ADA COUNTY HIGHWAY DISTRICT(ACHD) AZ/RZ: https:llweblink.meridiancioy.org/WebLink/Doc View.aspx?id=191226&dbid=0&repo=MeridianCiby Northwest: (Draft) https:llweblink.meridianciU.org/WebLink/PDF10144da7e98-83a6-4ca0-907b- 56a7e5fda2ca1191501 Southeast: (Draft) https:llweblink.meridiancioy.or zlWebLinkIDocView.aspx?id=191503&dbid=0&repo=MeridianCitX I. BOISE PROJECT BOARD OF CONTROL(BPBC) https:llweblink.meridianciV.org/WebLinklDocView.aspx?id=189951&dbid=0&repo=MeridianCitX J. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) Northwest: https://weblink.meridianciV.orglWebLinklDoc View.aspx?id=190512&dbid=0&repo=MeridianCitX Southeast: https:llweblink.meridiancity.or lWebLink/DocView.aspx?id=190510&dbid=0&repo=MeridianCitX K. CENTRAL DISTRICT HEALTH DEPARTMENT Northwest: https:llweblink.meridianciU.orglWebLink/DocView.aspx?id=190604&dbid=0&repo=MeridianCitX Southeast: https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=190605&dbid=0&repo=MeridianCitX L. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=190598&dbid=0&repo=MeridianCitX X. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. 1n order to grant an annexation and/or rezone,the council shall make the following findings: Page 54 Page 316 Item#6. 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Commission finds the proposed zoning map amendment to R-2—, R-8, R-15 & 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; The Commission finds 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. The Commission finds 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; The Commission 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 The Commission 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. designation in Me Comprehensive P4an and thus is in the best interewt of the Not applicable 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; The Commission finds that the proposed preliminary plats, with recommended conditions, 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; The Commission finds 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, the Commission finds that the subdivision will not require the expenditure of capital improvement funds. Page 55 Page 317 Item#6. 4. There is public financial capability of supporting services for the proposed development; The Commission finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc). (See Section IXfor more information.) 5. The development will not be detrimental to the public health,safety or general welfare; and, The Commission 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. The Commission is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. Page 56 Page 318 C � wE N DIAN --- IDAHO Future Meeting Topics Meeting Notes: