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CC - Staff Report Commission's Recommendation to City Council 1-11 STAFF REPORT E IDIANn-=- COMMUNITY DEVELOPMENT DEPARTMENT A H O HEARING 1/11/2022 Legend DATE: TO: Mayor&City Council FROM: Alan Tiefenbach _ . 208-884-5533 SUBJECT: MDA, PP, RZ-H-2021-0086 /001 Apex East Subdivision / LOCATION: Parcel#51405120902, located on the south side of E. Lake Hazel Road ' between S. Locust Grove Road and S. el" Eagle Road V1 , -'91 I. PROJECT DESCRIPTION Request to rezone 32.21 acres of land from R-4 to the R-8 zoning district,development agreement modification to create a new DA to develop the proposed preliminary plat consisting of 97 residential building lots and 14 common lots. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 32.21 Future Land Use Designation Medium Density Residential 8-12 du/acre Existing Land Use(s) Vacant Proposed Land Use(s) Single Family Residential Lots(#and type;bldg./common) 97 building lots, 11 common lots,3 common driveway lots Phasing Plan(#of phases) 2 phases Number of Residential Units(type 97 of units) Density(gross&net) 3 du/ac gross, 5.1 du/ac net Open Space(acres,total 7.05 acres of qualified open space(21.89%) [%]/buffer/qualified) Amenities Two one-acre parks,tot lot,picnic area,pathway along the southern property line. Physical Features(waterways, Farr Lateral parallels the east property line. hazards,flood plain,hillside) Neighborhood meeting date;#of September 1,2021,no attendees attendees: History(previous approvals) AZ H-2015-0019,DA Inst.2016-007075 Page 1 B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) No Access(Arterial/Collectors/State Access will occur from S. Recreation Ave(a new Hwy/Local)(Existing and Proposed) collector)via E.Lake Hazel Rd. Stub Street/Interconnectivity/Cross Two stubs—one to the south and one to the east(both Access connect to presently undeveloped properties). Existing Road Network E.Lake Hazel Rd Existing Arterial Sidewalks/ None along the subject property.25 ft.wide buffer is Buffers required along E.Lake Hazel Rd.,20 ft.wide buffer required along S.Recreation Ave. 10 ft.pathways will be constructed along E.Lake Hazel Rd. and both sides of S. Recreation Ave. Proposed Road Improvements The applicant will be constructing S.Recreation Ave. from E.Lake Hazel Rd.to a cul-de-sac at the south property line. Fire Service • Distance to Fire Station 3.1 miles to Fire Station 4.Will be adjacent to Fire Station 7 when it is constructed. • Fire Response Time Presently>5 minutes,will change when Fire Station 7 is completed. • Resource Reliability >78% • Risk Identification 2,resources are not adequate • Accessibility Yes • Special/resource needs Aerial device will be required • Water Supply 1,000 gpm required • Other Resources None Police Service • No comments Wastewater • Flow is committed • Applicant must ensure no sewer services pass through infiltration trenches. Water • Distance to Water Services 0 • Pressure Zone 5 • Water Quality No concerns • Project Consistent with Yes Water Master Plan • Comments • Eliminate the water main in E Wickham St. and install it in the common driveway at the northwest corner into S Recreation Ave. • Coordinate with the CDA project to stub water main from S Recreation Ave.to the common drive. Page 2 1 1 1 Hill Nil ,Nil 11 - IYIIIII ; ..�.IIIIII �_ IIIIII �` � 1111111- I:IIIIII - _ � � :bi".•.i�: ■.I ,�G.III =+.� III ■Irr�_a�`aa:��---- �- �III HI!I�JM��1 Inlu �u` �IIIIII AlAKE . . E"LI -_ a v - In _IIII . ' :-• W n4 Milk ON IIIII -- � IIIII -_ 111 -- 111 IIIII '�I II IIII IYuw � IYuw�_ - IIIIII 11 C I IIIII IIIIII 1 �=1_ Illli 1111111 I�IIIIII 1111111=11IIY_ �_11 II ■■ - 1 IIIII ■■ IIIIII� Illll = s II III ■■ . 11 +1� I I ■■ n11 -71pi111!uI�I�IN AJLI 11 11�11 IIIII IIIIII:JI. ,�I II 1�11 1, IIIII IIIIII ,II uuuuuu 111E I .mom =uuu - E - 1111 IIII IIIII ` - IIIII IIfOY Yml - � � I =uu =IIII 2-111 �I11 -IIII- K, _ IIIIIIII IIIIIUIII = II . i_ III. APPLICANT INFORMATION A. Applicant Representative: Josh Beach,Brighton Development Inc.—2929 W.Navigator Wy,Boise,ID 83713 B. Owner: Brighton Development—2929 W.Navigator Wy,Boise,ID 83713 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 11/30/2021 Radius notification mailed to properties within 300 feet 11/12/2021 Nextdoor posting 11/28/2021 Sign Posting 12/02/2021 V. STAFF ANALYSIS The property was annexed and zoned R-4 as part of the South Meridian Annexation(H-2015-0019). This annexation consisted of 1322.14 acres of land.There were numerous development agreements associated with this annexation; each development agreement was specific to the property being annexed. The subject property is governed by the Murgoitio Development Agreement(Inst.#2016-007075). This DA allows County operations to continue until the property is developed.At the time the property was annexed,the City anticipated the rezone and platting of the subject property. Prior to any development,the DA requires a development plan be approved and anew DA created at no cost to the applicant. A. Development Agreement Modification Section 4.2 of the development agreement states"no change in the uses specified in this Agreement shall be allowed without modification of this agreement." Section 20.1 of the DA states "no condition governing the uses and/or conditions governing re- zoning of the subject property herein provided for can be modified or amended without the approval of the City Council after the City has conducted public hearing(s) in accordance with the notice provisions provided for a zoning designation and/or amendment in force at the time of the proposed amendment." Section 5.1.2 of the development agreement states `future development of the property shall comply with all bulk, use and development standards of the R-4 zoning district." The purpose of this DA Modification is to include the proposed preliminary plat,landscape plan and proposed elevations as the approved development plans for the property. If the property were rezoned to R-8 to allow the development as proposed,the new DA should require compliance with the preliminary plat,landscape plan and conceptual building elevations in the Exhibit section below. Page 4 B. Zoning: This application proposes to rezone from R-4 to R-8. The property to the west(Discovery Park)is zoned R-4. To the east of the property is land still within Unincorporated Ada County. To the north of the property(across E. Lake Hazel Rd.)is R-40 and R-15 zoning. The R-8 Zoning District requires a minimum lot size of 4,000 sq. ft. and minimum street frontage of 40 ft. The Preliminary Plat Data Table for this proposal indicates a minimum lot size of 6,967 sq. ft. and an average lot size of 8,485 sq. ft. These are lot sizes which are smaller than the Keep subdivision to the east,but larger lot sizes than the Impressive East Ridge and Lavender Heights Subdivisions across E. Lake Hazel Rd. to the north. The lot sizes are well within the FLUM designation of MDR,which allows densities of between 3-8 dwelling units per acre. The minimum 40 ft. street frontage is exceeded on all lots. C. Future Land Use Map Designation(https://www.meridiancity.org/compplan) This property is designated Medium Density Residential on the City's Future Land Use Map (FLUM)contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. As mentioned in the zoning section above,the gross density is 3 du/acre and the net density is 5.1 du/acre. This is well within and on the low end of the designated density for the site. Therefore, Staff finds the proposed preliminary plat and requested R-8 zoning district to be generally consistent with the Future Land Use Map designation of Medium Density Residential. D. Comprehensive Plan Policies(https://www.meridiancity.or /g compplan): • Encourage a variety of housing types that meet the needs,preferences, and financial capabilities of Meridian's present and future residents. (2.01.02D) The building elevations show a single-family attached product proposed for this development. Single-family attached housing tends to result in a more affordable product, which is a more attainable product for first time home buyers and/or younger families. This contributes to the variety of housing types that meets the needs,preferences, and financial capabilities of Meridian's present and future residents. With new subdivision plats,require the design and construction of pathway connections,easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities."(2.02.01A) The proposed plat depicts 5 ft. wide detached sidewalks on both sides of roads internal to the subdivision, with 8 ft.parkways. There are also 10 ft. wide pathways on E. Lake Hazel Rd., along both sides of S. Recreation Ave., and running along the south property line to the Farr Lateral east of the site. The pathways provide a necessary link to the greater pathway system and provide pedestrian access to Discovery Park across the street although staff believes a segment of the southernmost pathway needs a slight realignment as described in the pathways section below. • "Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity."(2.02.01D) As mentioned above, 5 ft. wide detached sidewalks are provided along all internal roadways, and there are 10 ft. wide pathways along both sides of S. Recreation Ave., E. Lake Hazel Rd. and the south perimeter of the property to the Farr Lateral. The sidewalks stub to the east and south, and Page 5 the pathways provide connectivity to Discovery Park on the opposite side of S. Recreation Ave. and future development to the south. "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) The development can be adequately served by critical public facilities and urban services. Water and sewer will be extended from S. Recreation Ave. at the west. • 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) This development does not take access from E.Lake Hazel Rd. (an arterial road). Two points of access are proposed from S. Recreation Ave., a new collector that will be constructed by the applicant and will also provide access to Discovery Park and the South Meridian Fire Station No 7 and Police substation. Two internal stubs to the south and east are being provided. E. Existing Structures/Site Improvements: The property is presently vacant. F. Proposed Use Analysis: Single-family dwellings are listed as a principal permitted use in the R-8 zoning districts in UDC Table 11-2A-2. Per UDC 11-513-8, design review is required for all new attached residential structures of more than one unit. G. Dimensional Standards(UDC 11-2): The preliminary plat and future development is required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 district.All proposed lots and public streets appear to meet UDC dimensional standards per the submitted preliminary plat. This includes minimum lot size of 4,000 sq. ft., and required street frontages of at least 40 ft. Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3. UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft,although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided.No block length exceeds 750 ft. Three common driveways are proposed with this subdivision. The applicant has provided common drive exhibits which demonstrate no more than 3 units are served whereas a maximum of 4 units are allowed. The common driveways meet the minimum width of 20' and does not exceed the maximum length of 150'. The common driveways show landscaping of at least five feet wide along one side of each common driveway. The elevations that were submitted suggest single family attached, although the plat as submitted does not reflect an even number of lots and does not indicate which lots would contain the attached product. Prior to Council,the applicant should revise the plat to depict the single family attached lots(zero setback side lot lines). Page 6 H. Access(UDC 11-3A-3): The property abuts E. Lake Hazel Rd.to the north, although it will not take access from this road. Lake Hazel Road is improved with 2-travel lanes and there is no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Lake Hazel Road. Lake Hazel Road is planned to be widened to 5-lanes from Locust Grove Road to Eagle Road between 2036 and 2040. The plat proposes two access points from a new collector road(S. Recreation Ave.)which parallels the west property line. Primary access will occur at approximately the middle of the subject property's western property line(shown as E. Wickham Street).There will be a second southern access which will align with a drive aisle into Discovery Park(shown on the plat as E. Ambition Dr). S.Recreation Ave. will also provide primary access to Discovery Park as well as the South Meridian Fire Station No 7 and Police Substation.Two stub streets are proposed at the southeast portion of the property; one stubbing to the south and one stubbing to the east. Per an Interagency Cooperative Development Agreement(Instr. 2016-007073), Brighton Development is required to construct S. Recreation Ave. (the new north/south collector)from a cul-de-sac at the south property line to Lake Hazel Road. They will also be required to install 10 ft. wide pathways on both sides of this collector. ACHD has responded a traffic impact study is not required and has not submitted additional comments as of time of this staff report. I. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 1I- 3C-6 for single-family dwellings based on the number of bedrooms per unit. Future development should comply with these standards. J. Pathways ( UDC 11-3A-8): The Meridian Pathways Master Plan shows a 10 ft.wide multiuse pathway running along the site's northern property line and turning north(crossing E. Lake Hazel Rd.)at the site's eastern property line. The Pathways Plan also shows a 10 ft. wide multiuse pathway along the western side of S. Recreation Ave. The Plan shows another 10 ft. wide pathway connecting from S. Recreation Ave to the Farr Lateral along the southern property line. The landscape plan indicates 10' ft. wide pathways along all these alignments. In addition,although not shown on the pathway plan nor required by ACHD,the development also proposes a 10 ft. wide pathway on the east side of S. Recreation Ave. as well. Staff does think the southern pathway(connecting to the Farr Lateral) should align with the eastern entrance into Discovery Park on the opposite side of S. Recreation Ave. (see the color landscape plan in Section VII). Staff has concerns the westernmost segment of the pathway will encourage people to cross S. Recreation Ave. out of a designated crosswalk or"cut across"the open space in the vicinity of the Williams Pipeline Easement. Staff recommends the plat and landscape plan be revised to provide a more direct and aligned connection between the southernmost pathway and the entrance into Discovery Park. Sidewalks(UDC 11-3A-17): Five-foot detached sidewalks are proposed along internal streets in accord with the standards listed in UDC 11-3A-17. All detached sidewalks include parkways which are meet the minimum 8 ft. with and are landscaped as required per I I-3A-17. Page 7 K. Parkways (UDC 11-3A-17): Parkways are provided between the detached sidewalks and road on both sides of all local roads. As mentioned above, all parkways meet the requirements of 11-3A-17 and 11-3B-7 including at least 8 ft. in width and landscaped with at least 1 tree per 35 feet. L. Landscaping(UDC 11-3B): UDC 11-2A-6 requires 25 ft. wide buffers along arterial roads(E. Lake Hazel Rd.) and 20 ft. wide buffers required along collector roads (S. Recreation Ave). The landscape plan reflects a buffer of more than 75 ft. along E. Lake Hazel Rd., and a buffer of at least 50 ft. in width along S. Recreation Ave. The detached pathways are in these buffers,there are parkways of at least 8 ft. in width,and the landscape buffers meet the minimum planting requirements of 1 tree per 35 linear feet. Internal sidewalks also contain parkways of at least 8 feet in width. As described below, there are three parks provided with this subdivision that meet the density requirements of 1 tree per 8,000 sq. ft. The landscape plan indicates there are no healthy existing trees meeting the preservation requirements on the property. M. Qualified Open Space (UDC 11-3G): 11-3G-3 has recently been revised to require 15%of qualified open space for properties within the R-8 zoning district. The applicant has submitted an open space exhibit which reflects 21.8% (7.05 acres)of qualified open space. This includes two one-acre parks at the south perimeter of the property, a'/z-acre park toward the center of the development, 100%of the collector buffers, '/2 of the arterial buffer, and several trail corridors meeting the minimum requirements of 20 ft. in width, 50 ft. long and with an access at each end. The open space exhibit includes the 55 ft. wide Farr Lateral easement along the eastern property line.UDC 11-3G-3B states protective buffers a minimum of ten feet(10')in width dedicated for active access along laterals or ditches may count toward meeting the open space minimum requirements. However, as presently shown, staff is unsure this area provides the"active access" required to be counted as qualified open space.Because this lateral is behind existing homes, staff also has concerns regarding visibility and whether this area would comply with Crime Prevention Through Environmental Design(OPTED) standards. As a condition of approval, staff is recommending that prior to Planning Commission,the plat and landscape plan be revised to provide access to some or all of the open area shown along the Farr Lateral. Only areas accessible and useable to the residents as open space should be included on the open space exhibit. Also, if this area is to be credited as qualified open space, it should be landscaped as required by UDC 11- 3B unless otherwise prohibited by the irrigation district. N. Qualified Site Amenities (UDC 11-3G): Based on the area of the proposed plat(32.1 acres), 6 amenity points are required. This application proposes two open space parks larger than one-acre (6 points),a'/2 acre parcel at the center,a picnic area(2 points), a tot lot(1 point),and more than'/z mile of multi-modal pathway (4)points. This application exceeds the minimum requirements. O. Waterways(UDC 11-3A--A): The Farr Lateral runs along the eastern property line. The applicant has requested a waiver from UDC 11-3A-6 which requires piping the lateral with the explanation that piping the lateral would be cost-prohibitive. The landscape plan reflects turf sod in this area. Coordination will be ongoing with the irrigation district managing the waterways to meet their requirements. Page 8 P. Fencing(UDC 11-3A-6, 11-3A-7): The landscape plan includes a fencing plan. 6 ft.high wooden fencing is provided along the S. Recreation Ave. landscape buffer, and along the side of interior trail connections adjacent to residential lots (leaving them visible from the roads). Open style metal fencing is provided along the portions of the open spaces visible from the internal roads,and along the portions of the Farr Lateral that are not visible from E. Lake Hazel Rd. The fencing appears to meet the requirements of 11-3A-6 and 11-3A-7. Q. Utilities (UDC 11-3A-21): Public services are available to accommodate the proposed development. Water and sewer will be extended from S. Recreation Ave to the east. A 75 ft.wide Williams Pipeline Easement is indicated at the southwest corner of the property. The plat contains this easement within common lots. The landscape plan shows these common lots landscaped with sod. There are no trees shown within this easement. R. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant has submitted building elevations of the single-family attached homes for this project(see Section VI.F below). The single-family attached homes are depicted as one and two-story structures with attached garages and a variety of architectural elements and finish materials including gabled roofs, covered porches, dormers,and lap siding. The submitted sample elevations appear to meet design requirements for single-family homes but do not include elevations of the sides or rears of structures. A large number of the houses will be very visible from E. Lake Hazel Rd. and S.Recreation Ave. Therefore, staff recommends a condition that the rear and/or sides of 2-story structures that face E. Lake Hazel Rd. and S. Recreation Ave. incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays, banding,porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. Single-family attached structures require administrative design review approval prior to applying for a building permit. VI. DECISION A. Staff: 1. Staff recommends approval of the requested rezoning, development agreement modification and preliminary plat with the conditions noted in Section VIII.per the Findings in Section IX. Page 9 B. The Meridian Planning&Zoning Commission heard this item on December 16.2021.At the public hearing.the Commission moved to deny the subject rezoning,preliminary=nlat and development agreement modification request. 1. Summary of the Commission public hearing: a. In favor: Josh Beach and Mike Wardle b. In opposition:None C. Commenting: Josh Beach and Mike Wardle.Josh Beach noted the elevations that were submitted were the wrong elevations and the development would be entirely single family detached. d. Written testimony: None e. Staff presenting application: Alan Tiefenbach f Other Staff commenting on application:None 2. Key issue(s)of public testimony: a. Wendy representing the Southern Rim Coalition commented that people are very disappointed with the"steps ups"that were occurring. She mentioned citizens were not aware of the development agreement that anticipated future rezonings. She mentioned too much R-4 property was being rezoned to R-8, and allowing this rezoning would set a precedent for additional requests for R-8 zoning. b. Several other citizens testified in opposition with concerns beingdensity,ensi , and precedent that would be set by continuing to rezone from R-4 to R-8. 3. Key issue(s)of discussion by Commission. a. Commissioners expressed concerns with lots in the vicinity of the common drive at the northwest portion of the property and there could be future issues with parkin trash services. They also commented it appeared too many lots were"squeezed in there."They suggested eliminating the common drive and creating more"pie shaped" lots in this area and/or putting—a"knuckle"in there. b. Commissioners suggested the applicant make additional adjustments in the circle surrounding Lot 1,Block 6 to create more useable open space. c. Commissioners commented that they would prefer the common drives to be eliminated. d. Commissioners suggested puttingapathway adjacent to the Farr Lateral Easement, directly behind all the houses to the east. e. Commissioners did not support the precedent of continuing to rezone R-4 property to R- 8. f. Commissioners noted most of this alreadv met R-4 standards, so they would prefer it just be reconfigured to meet R-4. 4. Commission change(s)to Staff recommendation: a. Commissioners recommended denial. Page 10 VII. EXHIBITS A. Rezoning Exhibit(date: 10/11/2021) Exhibit A Legal Qescription for Rezone to R8 A parcel of Jand being a portion of Government Lot 2 and a portion of the Southwest lf4 of the Northeast 1/4 of Section 5,Township 2 1\13rth,mange ! East,B.M., City of Meridian, Ada County,Idaho being more particularly described as follows: Beginning at a brass cap marking the North 1/4 corner of said Section 5,which bears N89'56'45"W a distance of 2,659.06 feet from an aluminum cap marking the Northeast corner of said Section 5,thence following the northerly line of said Government Lot 2,S89'55'45"E a distance of 287.51 feet to a 5/8- inch rebar; Thence leaving said northerly line,500'00'42"IN a distance of 104.38 feet to a point on the centerline ❑f the Farr Lateral, said point being witnessed by a 5/8-inch rebar which hears N00"00'42"E a distance of 40.76 feet from said point; Thence following said centerline the following five(5)courses-. 1. 569"11'54"E a distance of 194.76 Feet; 2. 153,61 feet along the arc of a curve to the right,said curve having a radius of 200.00 feet,a delta angle of 44*00'19",a chord bearing of 547'11'44"E and a chord distance of 149.86 feet; 3. 525'11'35"E a distance of 135.17 feet; 4. 522°29'45"E a distance of 1,518.71 feet; 5. 549"59'18"E a distance of 27.38 feet; Thence leaving said centerline,500"59'12'T a distance of 31.97 feet to a 5/8-inch rebar; Thence N65'00'09"W a distance of 64-53 feet to a 5/8-inch rebar; Thence N46°01'4VW a distance of 379.52 feet to a 5/8-inch rebar; Thence S68"35'58"W a distance of 694.76 feet to a 5/9-inch rebar; Thence S42"57'43"W a distance of 108.59 feet to a 5/8-inch rebar; Thence N78'31'11"W a distance of 191.55 feet to a 5/8-inch rebar on the westerly line of the Northwest 1/4 of said Section 5,- Thence following said westerly line, NOo"07'10"E a distance of 1,854.56 feet to the POINT OF BEGINNING. Said parcel Contains a total of 32.21 acres, more or less,and is subject to all existing easements and/or rights-of-way of record or implied. Attached hereto is Exhibit B and by this reference is made a part hereof. .12459Q 2 Page 11 RE CORNER SECTION 5 E. Lake Hazel Rd. rOUND ALUMIN4CAPWIS of BEARINr.NB9'56'45"W 2659,06' POINT OF BEGINNING 287.51' �0,78' WG2371.55'— N 1/4 CORNEA? SECTION S L PL5 4998 FOUND BRASS CAR 25' PRESCMIRTIVE RIGHT-OF-WAY i Unplatted Rezone Area: 32.21± i�aa}� RanchAC Subdivision 5CS Investments LLC S1405120902 (Portion) Current Zoning: R4 CL FARR LATERAL Proposed Zoning: R8 l I LINE TAB LE 0. LINE REARING (DISTANCE °q Ll WD0'42"Vf 104..�8 �s! T 55911 54"E 194.76 w � L3 S2 11'35-E 135.17 ` 1 CP o L4 549'59'18"Z 27.38 0 L5 $0'59'12"E 31.97 L6 N65'00'09"W 54.53 L7 S42'57'43'W 1 G8.58 Un latted L8 N7631'!VW w,tf � L4 Unplatte La ti N 0 300 Sao 900 Plan Scale: 1" -300' Page 12 B. Preliminary Plat(date: 10/11/2021) iE54�ENIaYL I asr gE>sT �urrtxrw. �'� I IF35 suBer.7510.4 N6.I — M —— I 'WPTEfTrt74�GrRCr. �f l"1 Y'l xk IITy1 + i�4iZxY+DO �y ti� i 4 01 t� I � r1� I � ll � CD I 4'/ a 5i I IfElP w61rh51C f �y EUrl,c4aT tJ 5 SL#9521Z-014 Y} I Jlf*�HI"ram"IA � Y u � 5 • � � Y Y I _ C, h5 Y J �Q Ilk � ', 4I � Yr r SU451313d1 I I , Page 13 C. Phasing Plan(Date: October 2021) P1r LA Lf1Jl Jvwvl Y IJIVIY r llLLI IVI I IVf1R I rLPM1I A PARCEL OF LAND BEING A PORTION OF GOVERNMENT LOT 2 AND A PORTION OF THE SOUTHWEST 1/4 OF THE NORTHEAST 1/4OFSECTION S,TOWNSHIP 2 NORTH,RANGE 1 EAST,BOISE MERIDIAN,ADA COUNTY,IDAHO. ' I I Ef ellleln4 1,9P�59vF•Afi xulSF ruifllxi w. E 11 — Immu+awulr L o u:`x� ` P9]RCPDX]GIAC! - fll�:,fN.h•� i} i 5lrtY 1121U \\\ ■ ScoWsS•PIZ L\ I { 4 tti �I.anlb ixrt Y ` ��'4qv !. hti # Phase 1 39 Count •Phase 2 58 Count `` 1 Y 0 0 r i + + I rA - - , � I ,� I KElv:.lm,nlL�w rs. NlW�lxr Hxa � 9 _ '- "Ldd RrpR MiRGNn � N =SIMS11N10 I �1 P� 3 F•v�tea..•:' 4 � ' r ` IL !•�q WIyNRE �� ■ i � I MAMPf•�N S EiJINI Ip 1KRNIIl IRYtlKw ICI f ! E�%f n W A dl • 4h` R i • • IN , � I , w � I Page 14 Color Landscape Plan(date: 10/1 l/2021) -.. � NABRIGHTON CONCEFRIAI,SL1&EM0 CHANGE , I • I _ I ieuoernip� 1 .� Staff recommends this pathway line up with the eastern entrance into Discovery Park Page 15 D. Fence Exhibit(date: 10/11/2021) SYMBOLS DESCRIPTION t 6' HEIGHT STAINED CEDAR. SEE PPL4.0-6. I ¢: ` 5' HEIGHT OPEN VISION METAL FENCE. SEE PPL4.0-5. 5 5 11111 {f � 5 k 5 'J afY�, 7 �i1 W' 45 r5• k L'J � 4�.1 e1 1 x q 1 I tit I LAM) eFrwxi F E.wIdJWl51. C4 br x C i x ti PRELIMINARY PLAT FENCE EXHIBIT i iltl 25h 3..8 Page 16 If this is going to be credited as qualified open space,there should be a connection E. Common Open Space Exhibit(date: 10/ 21) to useable open space along the Farr Lateral in this area LL- LEGEND is PARKWAY (OVALIFIED OPEN SPACE) I � 4�• `6 COMMON LOT (QUAURED OPEN SPACE:) I k S ib' 0• k - COMMON LOT (NOT OUALFED OPEN SPACE) I � , 9 0-9 I 6 0- nunsnoxo- 3 � � einni ° 55k � � _ Ls' C � ;kt @ L � I 0. ti I` ti I t O r} CD O �%, If this is going to be 6s 'tit credited as qualified � • ' hk open space,there t should be a -0 0 + f f connection to useable fi open space along the Farr Lateral in this area _231 1 - � fug a�ooe x h I } l 0 BlflCN3 \ M4 V I{S1403 EMTa CO LLC ' 13=3M Page 17 F. Common Driveway Exhibits (date: 10/11/2021) RE4R _—FI ~fl ' sLael:i q¢A M y ml ( of LkRoNt w / �o a o N LOT N 11 °N-BUILDABLE BLANI'f" \J LOT WITH A"O NNET ♦ �' -r\ ♦. - INGRES5rE°RE55 W 'v EASEUEMT IN FAVdk OF LOTS 12, 13.AND 1q. { - COMMON DRIVE BUCK I W E FOR LET 15 EILACK I TO L T SIEE TO BE LOCATED F THE h E THE �O S��\ I4 CDMMCN DRIVE PKUPEflTYHALINE ?p w SIDE r LOT$2°PRIER IS RESF'DNSI9LE L — � — FOR INSTALLING AND MAINTAIF41NC :,7 y LANDSCAPING AND IRRIGATION IN 11 r� THFSE AREAS OVIL°ING EWELDPE. z S TYPICAL. ORWN�YLOCATED FOR LOT 10 DLOG( I ID BE THES ON CO iON DRIVE SIDE "� l OF THE SHARED CDI.IMDN DRNE m SO-I.S,ST 1 PROPERLY LINE 1" 3- °'WH EH PRINTED T®A AT 11"if17" rl n 1 n W , R ry F— Rua� �— Rua� i�— _ Rua 1 (—— _ aEw� I II I III I ml I �II I �II I ofI III E4aCMI Qo %m t Im s 24 IS Fa sMX L , a COMMON'. 10' FRONT DRIVE E ' c COMMON.'-;l. " I S SIDE DRIVE .B0.5EK'A� I've e� - 9.Ag5PWAY oRIwETunv sl� 1 1 a FVR LOT / �El-LOC 1 t"m eiR ON THE T Via. � L NTH 1 SNE{_ iY gyp' 56E o THE f aPP0311E q0 I LOT q3 VMNER IS COMMON I of OF 2a' RE5PON5ELE FOR DRIVE THE r I Ply' I�TMWNG N10 PROPEJiIY F OMNON � E�IILOING INMO ENVELOP[. LJNOSGPMIN U!C VRPERrr O ISEN—T.IN TIE ClEOSTEISIX IYl.L � - �.'.: III m IcN N LINE OF THE SHARED EOMMCH WtYE , I`ry E5E gRu5 1 LOr 29 C.ER PRCPfRTT IJNE 51aE� iAi� �W� E RESPE FOR oz PSHDAIp I INs TA nLLINowt AND MMNINMNG R I L41 TH nNRRIcmuN IN IN THESE _ Tt Tt I '� LON�iMON ILOA wt a eILEE ORIVEWRY FOR LOT AC EDOK i INRREaS EG 5 TASEMENI IN VOR O CN hIE OPPOSf1E I ®LOTS 24-28 AND 40-04,I11.01 1 F Lon a^"a"T•PLeFpcR I WY op PERESrvnnRHn roMNon -w'WHEN PRINrEo AT Ii AFT RO- D 18 G. Conceptual Elevations (date: 10/11/2021) -40 0000 0000 7 T ogao oQ o 0000 000Q - i 0 000� o000 ooQ� E=oQo op�r o000 000� o000 , ''` 000 o000 L. Page 19 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Prior-io approval of the afmexa4ion or-dinanee, a DA shall be efitefed into bet-ween the city-of develepef. The PA shall be signed by t4e pr-opei4y owner-and f:etumed to the Pla*ffifig Division withi ineor-por-ate the following a. Futefe development ef the Pr-epei4y shall eemply with the er-diamees in the Meridian City Code in eff-eet at the time of develepmetA. Fiitufe developmefft of this site shall eemply with the pr-elimiffafy pla4,phasing plan, !a-adseape plan and eoneeptual building zn fft oa he b. The r-ear-andler-sides of 2 stery stmetii es that faee E.Lake Hazel Rd. or-S. Reefea4io Ave shall ineor-por-a4e ai4ieulation thfough ehanges in two or-more of the following: menotenotis wall planes and r-eef lines. Single stefy s4tuettffes are exempt fr-em this approval prior-!a applying for-a building pefmit. the fifst phase of eenstmetion. �'v`iS�6t3� a. The pW should ifidiea4e whieh lots will eefftain single family a4aehed(zero side le l4tes } > , e. All uWity easements r-efleeted on the u4ility plan shall be ineluded on the plat d. Prior-te Commission,the pla4 a-ad!a-ndseape plan shall be revised to pfevide aeeess to some or-all of the opeft area shovffi alefig the Faff L4er-al. Only areas aeeessible an useable as open spaee to the r-esideffts for-aetive A' should be inelude oft the open spaee e)diibit. a-ad aligned eemeetien between the set4hemmest pathway a-ad the eatfanee into Diseevei- y Pafk at the west. > , and o s listed if C fa:+:eft No. 2 above, and the following additio Page 20 a. if the Fafr-L4er-al-Easefnen�is to be efedited as"alified open s-paee, it should be v. PTrvri6 the-Commission should ivviae details of the-pienie area,tot let,and ry eaeeess easemefft for-the multi use pathway alefig S. Reer-ea4iefi qualified amenities. 4. Prior-te signatufe on the final plat by the Git-y Engineer-,the applieant shall s4fnit a pu ., E. Lake 14azel Rd. a*d the seuthem pr-epefty line te the Plafming Divisien for-approval by City Cotineil DG 1r B c U 1 3 a-a b, i t mr 11 ma ��eEe-t�e�ee€-a�^�e t�� , EEirsistelit with the sta-ndai'�S as set foAh i Tzrr vPC 11 3A 7 and 11 3A 6B, as appli-eable. 9. The developmet#shall eemply with all subdivision design and impr-ovemef4 sta-adafds as set > ineluding btA not limited te driveways, easements,bleeks, 10. Off stfeet par-king is r-evir-ed to be provided in aeeor-d with the sta-adar-ds listed in UDG Table 11 3C 6 fer-single family a aehed dwellings based on the attmber-ef bedr-eems per-tiflit. All eommon driveways shall meet the r-equir-efneffts of 11 6c 2 D ifieluding a perpetual. ifigress,legfess easemefft being filed with the Ada Gotff4y ReeE)Fder-,whieh shall inelude-a 12. Development within the Williams Pipeline easement shall eemply with the Williams stfeet drainage EEufses, as Set fet4h in UPC 11 3z 6 tifiless-` =ed by City GE)UReil. a 1 fifi ,r rpiict-zn aeeEr-d with UPC 1-1-6B-7-. Site Speeifie Conditions of Approval Eliminate the w4er-main in East Alie-kham Stfeet. z. 3. Ensure ne sewer-set=viees Page 21 General Conditions of Approval provide setwiee outside of a publie right of way. MinimtHn eover-ever-sewer-mains is Offee feet, if eover-from top of pipe to sub gr-ade is less than tIffee feet than altemate ma4er-ials shaI4 2. Per-Meridian City Code(NIGG),the appheant shall be responsible to insta4l sewer-a-ad wa mains to a-ad thfough this development. Appheant fna-y be eligible fef a r-eimbnfseme right of way(inelude all water-setwiees and hydr-ants). The easement wiEhhs shall be 20 feet wide for-a single u4ility, or-30 feet wide for-two. The easements shall net be de -Ate'd vi-Au fei:ms. The easement shall be gr-aphieally depieted on the plat for-r-efer-eftee puTeses. StIbmit the easement(marked EXHIBIT A) a-ad an 8 1�2"* 11"fnap with beafings a-ad dista-mees (mafked EXHIBIT B) for-,eyiew BotL, exhibits,ti,,st be sealed,e e and d e by., Pf:ofessionctrl.•,•�••l-rsnccStffvcyv,• DO NOT D1~'(`ORD. Add a note to the plat f4er-efleing this plan appr-OVA available,4. The City of Nler-idia-a r-eqt*ifes that pr-esstifized iffigatien systems be stipplied by a year- r-eu single peint eenneetion to the enlinafy water-system shall be feqttifed. if a single point the eommon afeas prior-t p to fveeivifig development..la . .,1 5. All existing stmettifes that afe r-eqii-ifed to be removed shall be pfief to signatafe on the fi plat by the City Engineer, Aft),stfuetwes that afe allowed!a r-emain shall be sublieet to ef:ossing of:laying adjaeent and eentigiaous to the af:ea being subdivided shall be addf:essea per-UDG 11 3A 6. In per-fefming stieh work,the appheant shall eemply with 1dahe Code 4 2 7. Aft),wells that will net eentinue to be used ffmst be pr-oper-15,abandoned aeeef:difig to 1da Well Gensti-detion Standafds Rules administered by the 1daho Department ef Wate Resetifees. The Develepef's Engineer-shall pr-ovide a statement addressing whether-thefe are any existing wells in the development, and if so,how they will eentifnie to be used, o 8. Aft),existing septie systems within this pf:ejeet shall be removed ffem sel=Viee pef Cit� Page 22 — aetiva4ed,read base approved by the Ada County Highway Distriet and the Final Plat for-this 9. Stfeet signs are to be in-plaee, sanitary SeWeF and Water system shall be approved an ,;will be Fe"ired for all tMeomplet feneing> •, prior-te signature on the final pla4. !I. All ifflffOvemefAs related to publie life, safety and health shall be eempleted prior-to oee"aney ef the stitiettifes.Where approved by the City Engineer-, an evffief may post fifial pla4 as set 6rth i rzrr ovC1 5C-3✓B--. fees,ifispeetien as detemiified dUFifig the plafl review. > appFE)Val letter, with the AmeFiea-ns with Disabili4ies Aet cmd the Fair Reusing Aet-. PeFrait4ing that may be required by the AA%iy Corps E)f-Engineers. 15. Develeper sha4l eeer-dinate mailbox leea-tions with the Meridian Post Offiee-. 16. Compaetion teSt results shall be submitted to the Meridian BUilding DepaAffiefft fOr-all 17. The design efigifleff shall be required te eet4ify that the street eeftteFlifle e!eVatiE)Hs are se miniffwm of 3 feet above the highest established peak gretmdwatef elevmiea. This is to drainage faeility within this prej eet that de not fall tmder the jtifisdietien ef aff iffiga4io distFiet OF AG14D. The de Shall provide eertifiea4ioa thM the f4eilities have been installed in aeeOFda-nee with the appFOved design plans. This eeFtifiea4ien will be require per-the City of Meridian Au4eGAD standards. These feeefd drawings ffmst be r-eeeived a pFojeet. 20. A stfeet light plan will need to be ineWded in the ei-vil eenstmetien plans. Stfeet light plan eopy i.f the standards e n be F utea „amE)upA of � 0 infifastriaettife prier-to fina4 pla4 signattife. This siffety will be verified by a line item ees Page 23 iffeveeable lettef ef efedit, eash deposit or-bond. Appliean4 mttst file an applieatien for-Stifety, 22. The City of Meridian r-e"ir-es tha4 the evi%ef post to the City a waffafAy swety in the ame of estima4e provided by the&A%er-to the City. The sur-eb,ea-H be posted in the fofm of for-dur-atieft of two years. This sufety will be verified by a line item eest estifna4e provided by eash depesit or-bond.Appliean4 must file an applieatien for-stifety,W-hieh ea-H be 93tind en the C. MERIDIAN FIRE DEPARTMENT https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=243086&dbid=0&repo=MeridianC Lty D. ACHD https:llweblink.meridianciU.or lWebLink/Doc View.aspx?id=243094&dbid=0&repo=MeridianC Lty E. NAMPA&MERIDIAN IRRIGATION DISTRICT https:llweblink.meridianciU.or lWebLinkIDocView.aspx?id=244628&dbid=0&repo=MeridianC hty F. BOISE PROJECT BOARD OF CONTROL https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=244307&dbid=0&repo=MeridianC G. DEPARTMENT OF ENVIRONMENTAL QUALITY https:llweblink.meridiancity.org/WebLinkIDocView.aspx?id=244320&dbid=0&repo=MeridianC hty Page 24 IX. FINDINGS A. 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 rezoning of the subject site with an R-8 zoning designation is not consistent with the Comprehensive Plan MDR FLUM designation for this property. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Commission finds the lot sizes and layout proposed will not be consistent with the purpose statement of the residential districts that more diverse housing opportunities will be provided consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Commission finds that the proposed zoning map amendment would be detrimental to the public health, safety, or welfare. Commission considered oral or written testimony that was provided when determining this finding. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Commission finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation(as applicable)is in the best interest of city This property is already within the City. B. PRELIMINARY PLAT(UDC 11-611-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15- 2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Commission finds the proposed plat is generally not in conformance with the comprehensive plan. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Commission finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. Page 25 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Commission finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; Commission finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Commission finds the proposed development will be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8- 30-2005, eff. 9-15-2005) The Farr Lateral parallels the eastern property line, but are not natural features.According to the landscape plan, there are no healthy trees onsite meeting the requirements for preservation. Page 26