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2022-01-20 PLANNING AND ZONING COMMISSION MEETING (AMENDED) City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, January 20, 2022 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Rhonda McCarvel Commissioner Nick Grove Commissioner Andrew Seal Commissioner Maria Lorcher Commissioner Nathan Wheeler Commissioner Steven Yearsley ABSENT Commissioner Bill Cassinelli ADOPTION OF AGENDA - Adopted CONSENT AGENDA \[Action Item\] - Approved 1. Approve Minutes of the January 6, 2022 Planning and Zoning Commission Meeting ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 2. Public Hearing for Quartet South Subdivision (H-2021-0088) by Brighton Development, Inc., Located on Parcels S043432586 and S0434325410, at the Northeast Corner of W. Ustick Rd. and N. Black Cat Rd. Applicant Requests Continuance to February 3, 2022 A. Request: Annexation of 67.61 acres of land with the R-8 (48.83 acres) and R-15 (18.78 acres) zoning districts. B. Request: Preliminary Plat consisting of 229 single-family residential lots, 2 multi- family lots with 140 townhouse units, and 42 common lots. - Continued to February 3, 2022 3. Public Hearing Continued from December 16, 2021 for Verona Live/Work (H-2021- 0080) by J-U-B Engineers, Inc., Located at 3020 & 3042 W. Milano Dr., Near the Northeast Corner of Ten Mile Rd. and McMillan Rd. Application Requires Continuance A. Request: A Conditional Use Permit for 16 vertically integrated residential units within four (4) buildings on 1.75 acres in the L-O zoning district. - Continued to February 3, 2022 4. Public Hearing Continued from December 16, 2021 for Moshava Village Subdivision (H- 2021-0067) by JUB Engineers, Inc., Located at 4540 W. Franklin Rd. and 4490 W. Franklin Rd. Applicant Requests Withdrawal of Application A. Request: Annexation of 5.14 acres of land with the R-15 zoning district. B. Request: Preliminary Plat consisting of a total of 30 single-family residential building lots and 3 common lots on 6.48 acres of land. - Request to Withdraw Application Approved 5. Public Hearing Continued from November 18, 2021 for Jamestown Ranch Subdivision (H-2021-0074) by Walsh Group, LLC, Located Near the Southeast Corner of the N. Black Cat and W. McMillan Rd. Intersection at 4023 W. McMillan Rd. and parcels S0434223150, S0434212970, S0434212965, and S0434212920. A. Request: Annexation and Zoning of 80 acres of land with a R-8 zoning district. B. Request: A Preliminary Plat consisting of 294 building lots and 25 common lots. - Continued to February 17, 2022 6. Public Hearing Continued from December 2, 2021 for Lennon Pointe Community (H- 2021-0071) by DG Group Architecture, PLLC, Located at 1515 W. Ustick Rd. A. Request: Annexation of 10.41 acres of land with a request for C-C (2.01 acres) and R-15 (8.3 acres) zoning districts. B. Request: Preliminary Plat consisting of 44 building lots (43 single-family residential and 1 multi-family residential), 1 commercial building lot, and 2 common lots on 8.8 acres of land in the proposed C-C and R-15 zoning districts. C. Request: A Conditional Use Permit for a multi-family development consisting of a total of 18 units on 1.18 acres in the proposed R-15 zoning district. - Recommended Approval to City Council 7. Public Hearing for Pine 43 Pad G (H-2021-0097) by CSHQA, Located at 1492 N. Webb Way A. Request: Conditional Use Permit for a drive-through establishment within 300 feet of a residential zoning district on 5.31 acres of land in the C-G zoning district. - Approved ADJOURNMENT - 7:10 p.m. Item 1. Meridian Planning and Zoning Meeting January 20, 2021. Meeting of the Meridian Planning and Zoning Commission of January 20, 2021, was called to order at 6:02 p.m. by Chairman Andrew Seal. Members Present: Chairman Rhonda McCarvel, Commissioner Andrew Seal, Commissioner Nick Grove, Commissioner Steven Yearsley, Commissioner Maria Lorcher and Commissioner Nate Wheeler. Members Absent: Commissioner Bill Cassinelli. Others Present: Adrienne Weatherly, Kurt Starman, Bill Parsons, Joe Dodson, and Dean Willis. ROLL-CALL ATTENDANCE X Nate Wheeler X Maria Lorcher X Rhonda McCarvel X Nick Grove _X Steven Yearsley Bill Cassinelli X Andrew Seal - Chairman Seal: Okay. We will go ahead and call the meeting to order. Good evening. Welcome to Planning and Zoning Commission meeting for January 20th, 2022. At this time I would call the meeting to order. The Commissioners who are present for this evening's meeting are at City Hall and on Zoom. We also have staff from the city attorney and clerk's office, as well as the City Planning Department. If you are joining us on Zoom this evening we can see that you are here. You may observe the meeting. However, your ability to be seen on screen and talk will be muted. During the testimony portion of the meeting you will be unmuted and, then, be able to comment. Please note that we cannot take questions until the public testimony portion. If you have a process question during the meeting, please, e-mail cityclerk@meridiancity.org and they will reply as quickly as possible. If you simply want to watch the meeting we encourage you to watch the streaming on the city's YouTube channel. You can access it at meridiancity.org/live. With that let's begin with the roll call. ADOPTION OF AGENDA Seal: Okay. The first item on the agenda is the adoption of the agenda. With that we have Quartet South Subdivision, H-2021-0088, and Verona Live/Work, H-2021-0080, will be open for the sole purpose of continuing to a regularly scheduled meeting. They will be open for that purpose only. So, if there is anybody here tonight to testify for those particular -- particular applications, we will not be taking testimony this evening. We will also be hearing a motion for Moshava Village Subdivision, H-2021-0067, to be withdrawn. Can I get a motion to adopt the agenda? Meridian Planning&Zoning Commission Item 1. January 20,2022 5 Page 2 of 25 Wheeler: So moved. Yearsley: Mr. Chair? Seal: Oh. You are correct. I missed one. We also have -- look at my notes here. Jamestown Ranch Subdivision, H-2021-0074, will also be opened only for continuance. Now can I get a motion to adopt the agenda? Wheeler: So moved. Yearsley: Second. Seal: It has been moved and seconded to adopt the agenda. All in favor say aye. Opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the January 6, 2022 Planning and Zoning Commission Meeting Seal: The Consent Agenda. We have one item on the Consent Agenda. That's to approve the minutes of the January 6th, 2022, Planning and Zoning Commission meeting. Can I get a motion to accept the Consent Agenda as presented? McCarvel: So moved. Yearsley: Mr. Chair, I move to accept -- or adopted the Consent Agenda. Seal: Do I have a second? McCarvel: Second. Wheeler: Second. Seal: Okay. It's been moved and seconded to adopt the Consent Agenda. All in favor say aye. Opposed? Okay. Motion carried. MOTION CARRIED: SIX AYES. ONE ABSENT. ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] Seal: So, the public hearing process. At this time I will explain the public hearing process. We will open each item individually and begin with the staff report. Staff will report their findings on how the item adheres to our Comprehensive Plan and Unified Development Meridian Planning&Zoning Commission Item 1. January 20,2022 6 Page 3 of 25 Code. After staff has made their presentation the applicant will come forward to present their case and respond to staff comments. They will have 15 minutes to do so. After the applicant has finished we will open the floor to public testimony. Each person will be called on only once during their public testimony. The Clerk will call the names individually of those who have signed up on our website in advance to testify. You will, then, be unmuted in Zoom or you can come to the microphones in chamber. Please state your name and address for the record. You will have three minutes to address the Commission. If you have previously sent pictures or a presentation to the meeting it will be displayed on screen and our Clerk will run the presentation. If you have established that you are speaking on behalf of a larger group, like an HOA, where others from that group will allow you to speak on their behalf, you will have up to ten minutes. After all those who have signed up in advance have spoken we will invite any others who may wish to testify. If you wish to speak on the topic you may come forward in chambers or if on Zoom press the raise hand button in the Zoom app. Or if you are only listening on a phone, please, press star nine and wait for your name to be called. If you are listening on multiple devices, such as a computer or a phone, please, be sure to mute the extra devices, so we do not experience feedback and we can hear you clearly. When you are finished if the Commissioners -- if the Commission does not have any questions for you you will return to your seat in chambers or be muted on Zoom and no longer have the ability to speak and, please, remember we will not call on you a second time. After all testimony has been heard the applicant will be given another ten minutes to come back and respond. When the applicant has finished responding to questions and concerns we will close the public hearing and the Commissioners will have the opportunity to discuss and, hopefully, be able to make a final decision or recommendations to City Council as needed. ACTION ITEMS 2. Public Hearing for Quartet South Subdivision (H-2021-0088) by Brighton Development, Inc., Located on Parcels S043432586 and S0434325410, at the Northeast Corner of W. Ustick Rd. and N. Black Cat Rd. A. Request: Annexation of 67.61 acres of land with the R-8 (48.83 acres) and R-15 (18.78 acres) zoning districts. B. Request: Preliminary Plat consisting of 229 single-family residential lots, 2 multifamily lots with 140 townhouse units, and 42 common lots. Seal: At this time we would like to open the public hearing for Quartet South Subdivision, H-2021-0088 for continuance. Yearsley: Mr. Chairman? Seal: Commissioner Yearsley, go ahead. Meridian Planning&Zoning Commission Item 1. January 20,2022 7 Page 4 of 25 Yearsley: I move we continue file number H-2021-0088 to the hearing date of February 3rd, 2022. McCarvel: Second. Seal: All right. Get to my notes here. It has been moved and seconded -- it is moved and -- moved and seconded to continue file number H-2021-0088, Quartet South Subdivision, to the date of February 3rd, 2022. All in favor say aye. Any opposed? Okay. Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. 3. Public Hearing Continued from December 16, 2021 for Verona Live/Work (H-2021-0080) by J-U-B Engineers, Inc., Located at 3020 & 3042 W. Milano Dr., Near the Northeast Corner of Ten Mile Rd. and McMillan Rd. A. Request: A Conditional Use Permit for 16 vertically integrated residential units within four (4) buildings on 1.75 acres in the L-O zoning district. Seal: I will now open Verona Live/Work, H-2021-0080, for continuance. McCarvel: Mr. Chair? Seal: Go ahead. McCarvel: Do you maybe want to check the itinerary for February 3rd. It feels like we had a pretty big stack on there already. Do you want both of them? Seal: They were discussed previously and I think February 3rd is -- McCarvel: Okay. Seal: -- kind of where we landed on it. Dodson: That's correct, Mr. Chair. If February 3rd is -- should be better than the 17th. Seal: Okay. Yearsley: Mr. Chair, I move that we continue application H-2021-0067 to the hearing date of February 3rd, 2022. Wheeler: 0080. Yearsley: Oh. Sorry. I'm on the wrong one. Sorry. 0080. My apologies. Meridian Planning&Zoning Commission Item 1. January 20,2022 $ Page 5 of 25 Seal: Do I have a second? McCarvel: Second. Seal: It is moved -- moved and seconded to continue file number H-2021-0080, Verona Live/Work, to the date of February 3rd, 2022. All in favor say aye. Any opposed? Okay. The motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. 4. Public Hearing Continued from December 16, 2021 for Moshava Village Subdivision (H-2021-0067) by JUB Engineers, Inc., Located at 4540 W. Franklin Rd. and 4490 W. Franklin Rd. A. Request: Annexation of 5.14 acres of land with the R-15 zoning district. B. Request: Preliminary Plat consisting of a total of 30 single-family residential building lots and 3 common lots on 6.48 acres of land. Seal: We will now open file number H-2021-0067 for Moshava Village Subdivision. We would like to get a motion to accept the applicant's request to withdraw. Yearsley: So moved. McCarvel: Second. Seal: It has been moved and seconded to accept the applicant's request to withdraw on file number H-2021-0067. All in favor say aye. Any opposed? That motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. 5. Public Hearing Continued from November 18, 2021 for Jamestown Ranch Subdivision (H-2021-0074) by Walsh Group, LLC, Located Near the Southeast Corner of the N. Black Cat and W. McMillan Rd. Intersection at 4023 W. McMillan Rd. and parcels S0434223150, S0434212970, S0434212965, and S0434212920. A. Request: Annexation and Zoning of 80 acres of land with a R-8 zoning district. B. Request: A Preliminary Plat consisting of 294 building lots and 25 common lots. Seal: We will now open Jamestown Ranch Subdivision, H-2021-0074, for continuance. I believe we discussed the date of February 17th. Meridian Planning&Zoning Commission 191 Item 1. January 20,2022 Page 6 of 25 Wheeler: Mr. Chair? Seal: Commissioner Wheeler, go ahead. Wheeler: Give this a try here that I move to continue file number H-2021-0074 to the hearing date of February 17th -- is that the hearing date that we were looking at for that one? Okay. For the -- yeah. Just move it to the hearing date of February 17th. Seal: 2022? Wheeler: 2022. Lorcher: Second. Seal: Okay. It has been moved -- moved and seconded to continue file number H-2021- 0074, Jamestown Ranch Subdivision, to the date of February 17th, 2022. All in favor say aye. Any opposed? Okay. Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. 6. Public Hearing Continued from December 2, 2021 for Lennon Pointe Community (H-2021-0071) by DG Group Architecture, PLLC, Located at 1515 W. Ustick Rd. A. Request: Annexation of 10.41 acres of land with a request for C-C (2.01 acres) and R-15 (8.3 acres) zoning districts. B. Request: Preliminary Plat consisting of 44 building lots (43 single- family residential and 1 multi-family residential), 1 commercial building lot, and 2 common lots on 8.8 acres of land in the proposed C-C and R-15 zoning districts. C. Request: A Conditional Use Permit for a multi-family development consisting of a total of 18 units on 1.18 acres in the proposed R-15 zoning district. Seal: Okay. I would like to open the public hearing for Item No. H-2021-0071, Lennon Pointe Community, which was continued from 12/2/2021. We will begin with the staff report. Dodson: Thank you, Mr. Chair, Members of the Commission. I'm not sure if you want me to go into much detail with the existing -- or I should say the plan, considering we have seen this before. I guess just quickly, the site is about 8.8 acres of land, currently zoned RUT. It's located at the southeast corner of Linder and Ustick. The applications before you tonight are annexation, zoning, preliminary plat and a conditional use permit. A private street application was also submitted with the application, but that is administrative Meridian Planning&Zoning Commission Item 1. January 20,2022 Flo] Page 7 of 25 approval from the director/staff. At the previous hearing the Commission continued the project for the following reasons: To create a better solution to the transition between the proposed multi-family building and the neighborhood to the east. I guess for reference this is the previous site plan. Secondly, to modify the attached units along the east boundary of the site to be front loaded, instead of facing the east. And also to revise the plat to match any changes to the overall conceptual site plan and there were some other nuanced discussions that occurred and even some specifics, but I don't want to go into too much detail right now. Following the Commission hearing in December the applicant sent me revised plans last week, to which I wrote a staff -- or a staff memo to the Commission, dated January 14th. So, I hope you all were able to read that. That has much more of the detail in it and outlines the specific conditions and provisions that I recommended revising based on the new site plan, which is this one. So, quickly, the changes that they made was along the east boundary they changed the design of these to be front loaded. So, they are just matching the required setbacks on the east side, which in an R-15 zone is a 12 foot rear setback. On the revised plan they are showing that the buildings are approximately 18 and a half feet from the rear property line, though that's not a setback, it's just where the building is. They added the required covered parking here. They removed this cut through area between the commercial and the multi- family, because there was a point of discussion regarding some issues there. They also changed the multi-family units here. They are no longer four stories, they are proposed three story units and they removed the end unit altogether, rather than just stepping it down to two stories. So, now this gap is approximately 44 feet between the fence line and the building. The -- I have some revised elevations of those three story units as well. They also moved the dog park from the southeast area of the site to the southwest area of the site to be further away and part of the larger open space area. They also removed one of the townhome lots on the west side here. It used to be six. They removed one in order to pull it out of the floodway and, then, also include a new drive aisle here to connect a private street with the entrance off of Linder. This is not something that was necessarily discussed, but in the grand conversation of cut through traffic and making sure residents, as well as commercial, have specific areas to go, I believe that's why the applicant proposed that. It is not required by code, but as I noted in my memo, Commission can agree or disagree and the -- the proposed provision for that is open ended. So, it will work either way. They also added a ten foot multi-use pathway here, which was discussed by Mr. Chair as -- to connect to the other segment of it and, lastly, they made this lot match the minimum lot size requirements. So, they covered most of what was discussed at the previous Commission hearing and if there are any questions I will stand for those now. Seal: Okay. Would the applicant like to come forward? Good evening. Please state your name and address for the record. A.Wheeler: Andrew Wheeler. 2923 North Arthur Circle, Boise, Idaho. 83703. And, Mr. Chair, Members of the Commission, thank you again for taking a second look at this property and this proposal. Joe, do I have control of -- Dodson: Yeah. But I got to find your presentation. Meridian Planning&Zoning Commission Item 1. January 20,2022 Fill Page 8 of 25 A.Wheeler: So, as Joe was saying on our previous hearing, it was concluded that the -- we were about 90 percent there. Everyone liked the site plan. It needed a little bit of tweaking, a little massaging to get it over that hump and overcome a couple of hurdles and some objections that were brought up which were -- were valid and we feel that we have addressed each and come up with a solution that solves those problems and provides more housing for the City of Meridian in a comprehensive way in the mixed use community zone. So, as Joe was saying, a couple of the edits that were -- the factors that were brought up as issues were primarily centered around traffic and circulation and building height and privacy. So, to address the circulation -- and we can point to the slide when I get there in a minute, but the access -- commingling circulation of the residents through the commercial was a primary concern and so providing that 20 foot private drive will allow residents to go directly to Linder without ever having to circulate through the commercial and as well as -- here we go. Okay. The little screen on there. Yeah. Yeah. Okay. Well, we will roll with this. So, this is a -- the view of coming into the property from the west and we will get more into the renderings. So, let's look at -- just to familiarize everyone with the existing conditions, which I don't want to spend too much time on this, but, you know, this image shows the intricate connection or network of local streets which provide multiple access points onto Linder and Ustick. A couple challenges with the site with the Kellogg drain, the floodway, the arterial streets and getting access onto those and onto there, bringing in the connection of the local streets and the existing single family on the east. Those are the primary concerns with the site and challenges to design within. A few images looking north on Linder. This is looking southeast to the Creason Lateral and the Five Mile Drain. The Creason Lateral. I'm going to kind of flip through here just quickly. This is the existing single family development to the east. Joe, is there a way to remove that red? Oh, it's just on this, so -- never mind. Okay. Here is a view looking at -- off of Pebblestone looking west and, then, the northeast corner, the existing single family and the height differential with -- differential, which we will get into a little bit later. There are three zones of-- the commercial in the upper left, multi-family in the upper right and, then, residential in the main part in the bottom and this graph shows the -- or image shows the rerouting of the Kellogg Drain underground and the floodway in the southeast -- southwest corner. The public road that is coming through the site, that's a requirement of ACHD, and all of the roads would be private. So, we can talk on the site plan here for a minute. In addressing the traffic and circulation -- so, we provided that 20 foot drive to allow residents -- residents to have direct access onto Linder and not have to circulate through the commercial space. We do have signage on there to -- to dissuade commercial users from pulling into the site that would be residents only, no through traffic signage and, then, looking off of -- coming off of Ustick through Building A in the upper right we closed off that drive aisle connection as well and we also do provide signage as you are entering that, so users won't take an early right and thinking they are going to the commercial, there will be signage there saying resident only, no through access. And as far as the building height issue, Building A was redesigned. We -- we lost -- went from four stories to three. We completely lost the eastern unit and made that a pedestrian plaza, so another additional amenity to the project. We redesigned the building to have -- to be flat apartments, because before they were two story units, so now they are just nine unit buildings, three story -- three units on each level, with two and three bedroom and a one bedroom in the middle, primarily because of the daylight, with the one bedroom Meridian Planning&Zoning Commission Item 1. January 20,2022 F12 Page 9 of 25 unit and we went with single unit garages. On the east side for the single family we provided a little bit wider units to allow a front entry door and have that front loaded. So, the rear of that on the far east is just backyard, so we got rid of that walkway, which was previously encouraging more traffic and eyeballs and there is more people on that side and less privacy, so this provides more privacy. And, then, we moved the dog park, which was brought up in that -- in our last meeting that the dog park was kind of small and tight when we had it in the southeast corner. We moved that over to the southwest corner and the dog park fence would share the fence that's a requirement of Nampa-Meridian Irrigation District to block off the Creason Lateral, so that will just be a continuation. That will be part of that larger dog park. And, then, Building B on the west, we moved that -- moved that up and lost a lot. Lost one lot. So, if we look at open space, this actually increased by about 3,000 square feet from -- with the addition of the pedestrian plaza in the northeast corner and losing a lot in the -- on the west end from Building B. Our parking, we are still well over the required. At the commercial we are required 24 stalls and we are providing 25. At the multi-family we are required 33 and we are providing 35. And at the single family we are required 173 and we are providing 197. Here is an image of the aerial site. So, I won't spend too much time on the building design, since this is the second time we have addressed this project. The -- this is the commercial building. Be metal panel, concrete masonry and concrete wainscot on the bottom with -- and mostly glass. This being a drive-through use and this is the second building, the smaller commercial, which is intended to be a sandwich shop. Could be an ice cream parlor. It could be a multiple of uses to serve that community. This is the view looking south. This is Ustick. So, you are seeing Building A -- the two Building A's on the left and, then, the commercial on the right and, then, here is a view looking south at the commercial corner. This is sitting on the northwest corner and here is the view showing that MEW throughout the middle of the site and commercial on the right. These are the floor plans for Building A, which would have a corridor on the back on the second and third level that is how those tenants would ingress and egress the units, with garages on the ground level with direct access. And, then, on the elevation -- this elevation is slightly different than the one Joe showed earlier. We had modified the patios to angle those roofs down to not only reduce the height and the appearance of the height, but also provide a little more articulation along Ustick and a little more rhythm. Here is an enlarged view of that plaza showing that 44 feet to the building and, then, again, this is a similar slide we looked at before, with the grading plan, where the existing grade is at 25/75 for the single family home and we are proposing a finished grade at 25/72. So, we are -- we are already three feet below the existing single family. And here is a view of that plaza and Building A, so this would be in the northeast corner. This is entering the site from West Pebblestone. And, then, here is an image showing the resident only signage. It's kind of small to see in here, but that white sign on the left. So, to prevent any circulation of commercial users from going through the -- through the drive aisle and intending to go to the commercial space. This is looking at that Ustick entry, looking north. And Building B we have five lots and the materials were changed a little bit in -- in this to provide some shake siding and just a little bit different of a design aesthetic, which will be further refined in design review. And here is an image of that. And this also shows the ten foot bike path addition on the western boundary to try to get pedestrian traffic off of Linder as much as possible and connect to the existing bike path in the northeast corner -- or, excuse me, northwest corner of that Meridian Planning&Zoning Commission Item 1. January 20,2022 F13 Page 10 of 25 intersection. And this is looking at the -- it's sitting in the southwest corner looking north. Building C. These were widened slightly, as Joe mentioned, to meet the minimum lot size requirements and dropped to a two story unit from a three story unit, which was previously proposed. And here is a view of the -- that Building C on the right and, then, the dog park on the left. An aerial view of that southeast corner -- southwest corner. And, then, we have our elevations of the single family, two story units. And this is the image of the -- through the MEW in the center of the site. So, this is providing a lot of, you know, connectivity between residents and allowing residents to interact with one another and not have everything be front garages. A view of that same space. And these are the single -- the three single family homes in the southeast corner. And this was where we previously had the dog park, which is now removed, so it's just additional open space, which is, you know, very usable and a nice scale for, you know, more intimate uses, you know, picnic outside, whatever you are -- you might want to be doing in that space. Again similar to the northeast corner on the grades, the existing grades are 25/75 and our proposed grades are 25/72. So, here as well we are three feet below the adjacent homes. This section shows what Joe was mentioning about our 18 foot eight inch setback to the building and, then, our second story patios are actually 22 feet back, as well as three feet below. So, there is ample separation between there and without the -- or with the removal of the pathway that previously was there this will be a lot more quiet, landscaped, and provide more privacy. This is a view of the east end looking west. A view of the south looking north. And a view of the west side looking east. And there you can see that 20 foot drive that connects to the -- the access point to the commercial. With that I will stand for questions. Seal: Thank you very much. Are there any questions for the applicant or staff at this point? Lorcher: Mr. Chair? Seal: Commissioner Lorcher, go ahead. Lorcher: The existing farmhouse -- do you own the entire parcel? Your developer? A.Wheeler: Yes. Lorcher: The existing farmhouse that is there, is it going to be destroyed or is it going to be moved? A.Wheeler: That's in discussions right now. We haven't made a final decision. Lorcher: My second question is that I follow Zillow a little bit and yesterday a parcel at the corner of -- 1.47 acres at Ustick and Linder came up for sale. How does that work into the development? A.Wheeler: Can you repeat that question? Meridian Planning&Zoning Commission Item 1. January 20,2022 F14 Page 11 of 25 Lorcher: So, Zillow -- so, I get notifications when properties go up for sale in Meridian, just because I'm curious -- A.Wheeler: Yeah. Lorcher: -- and so the corner parcel -- 1.47 acres at the corner of Ustick and Linder on the northeast corner -- or southeast corner, which is yours, came up for sale. A.Wheeler: You are talking about the corner of our property? Lorcher: Right. Where you have the commercial building. A.Wheeler: Yeah. Yeah. Lorcher: So, are you selling that off or is it part of your development? A.Wheeler: Well, it's part of the development. The intent is to potentially find a buyer that would want to put a different use in there. So, we are -- you know, we are open right now on what use is actually going to go in there and so it's exploring options at this point. Lorcher: Okay. I mean it did say commercial vacant land for sale. A.Wheeler: Yeah. Lorcher: And so -- A.Wheeler: And the intent would be that whatever does go in there, whether -- whether our client builds it and -- or another client does, that it would meet the requirements set by the Commission and City Council, as well as going through a CUP in the future and, you know, a higher level of design. Lorcher: Okay. I was just kind of curious when I saw this come up for the agenda tonight and, then, I also saw that for sale, I was wondering how that was all tying in together. Thank you. Seal: Anymore questions for the applicant or staff? Okay. At this time we will take public testimony. A.Wheeler: Thank you. Seal: Thank you very much. Weatherly: Mr. Chair, we have one person signed in and that's Caryn Bitler. Bitler: I'm Caryn Bitler. I live at 3055 Northwest 13th Street in Meridian. Okay. Hello, everybody. Meridian Planning&Zoning Commission Item 1. January 20,2022 F15 Page 12 of 25 Seal: Go ahead. And thank you. Bitler: Okay. My concerns with the suggestions are as followed: The townhomes that are proposed for the east side of the development, we still feel that they should be single family detached homes or patio homes to alleviate density. Also the mixed use plan will increase traffic noise, congestion, pollution, crime and we suggest you limit the residential to detached homes, patio homes. Also the mixed use should only be considered for 40 acre parcels, of which this is not. One Commissioner mentioned the eight acre parcel should not be considered for this project. That means eight acres would not support the mixed use development and I just want you guys to do what's right only. Also, both Commissioners Yearsley and Cassinelli stated their support for detached homes and patio homes on the eight parcel acre -- the eight acre parcel on December 2nd and we support developing these types of homes. And also the patio homes can attract another demographic, which would be the older group, and I think that would be attractive to the area. Also negative impacts would be in perpetuality, that's why we suggest the -- the single family homes. Also -- they are also building townhomes just a few blocks away on Ustick and also a big development is going in on the northeast corner of Linder and Ustick and also we are concerned about building close to the flood zone. I know that you guys have discussed it -- discussed it, but I just wanted to say that our neighbors are feeling the same way. And also the person that owned the property next to the farm, I did go to his house after our meeting during Christmastime and I did speak with him directly and he was very upset, he was not for what was going on. He knew things would happen, but he wasn't happy about it. I asked why he didn't show. He said he was busy. So, that's how it goes. Also we are concerned about the flood zone as evidenced on the map that I provided your people. And it was provided by the Public Works staff and also Creason Creek was built on existing farmland and it's expected that all the homes would receive a high groundwater and that affected our crawl spaces of our entire community. We have come to realize that all communities that are built or will be built on existing farmland will have the problem of high groundwater. Although the corner of the upper edge of my lot is not in the flood zone per se, we did have flooding and it would -- and also my neighbors to the north of us who are not in a flood zone, they had worse flooding and everything was addressed. But, basically, I know they want to pipe the Kellogg Drain, which is in the flood zone, which there is extreme concern for these -- any and all buildings, because you really shouldn't build anything in that area. And the last thing I wanted to say that it makes no sense to have any kind of construction in a flood zone and it says to utilize -- utilize it as open space and when you still look at what he did and you compare what I sent -- what I sent -- and this was from Andrew Korn, who is in charge of flooding and he even said he didn't understand why things were being built in this flood zone. So, that just raised extreme concern. And when I put this over the architect's revived drawing you could still see in the red thatched area he still has homes. Townhomes. I'm not saying that we should have single story homes, as he mentioned before. I said single family detached dwellings, which means they could be two story, they could be one story, but to be detached and I just hope that you consider this. Thank you. Seal: Thank you. Madam Clerk, do we have anybody else signed up? Meridian Planning&Zoning Commission Item 1. January 20,2022 F16 Page 13 of 25 Weatherly: We do not, Mr. Chair. Seal: Oh. Come -- come right up. Just need to have you state your name and address for the record. Sindon: Yes. My name is Carissa Sindon. I live at 914 North 8th Street, Apartment B4, in Boise. 83702. Okay. Hello. My parents used to own this property, so I grew up on that corner and I listened remotely to the hearing last time and I just wanted to give my perspective as to what my family has experienced with the growth in Meridian and I'm definitely for this development and a lot of the things that people were saying last time is traffic -- the complaints were traffic, losing views, quality of life, et cetera. When I grew up there in the early '80s there was a two way stop. Stop signs on Ustick and Linder. So, there was no stoplights or anything and we used to have a barn. That barn is now gone, because of the widening of the road and my parents have moved -- moved about 15 years ago, because of the traffic, because they lost their views. Their quality of life was diminished. You can't have a farm life there anymore. So, I just wanted to give that perspective, because I think it's inevitable that the land will be developed. That's just the way Meridian is going right now and I think that the development that they have proposed with the open space and the dog park and I think they are being very thoughtful about it and it will provide housing. I think it's good and I just wanted to let you know that perspective, because I'm a native Idahoan, been here for 40 years, and that's -- we used to have a farm there and there is not a farm there anymore. So, thank you very much. Seal: Thank you. Come on up. Please state your name and address for the record. Stinnett: Pamela Stinnett. 3036 Northwest 13th Street in Meridian. And I'm not impacted by people viewing into my backyard, because I'm on the other side of the street, but I see that the housing is encroaching on the people that are right across the street from me. My issues, though, go beyond that. They go further than just the -- the impact on our development, because one of many developments, but it's going to impact all the other developments, including the other one that's going across the street, because as it is getting out of the subdivision is really tough. You are fighting -- if you have to go south you can't go out on Linder without dying and if you try to go -- you know, if you come out of 12th Street it's also very difficult. If you have to -- wiggle through and go through Crossfield, it's still not much better, but, then, you are holding them up. The problem is that -- Grove: I'm sorry, I can't hear you. Stinnett: Oh, I'm sorry. Oh, I'm sorry. I meant to put it higher. Sorry. Didn't stop to think that she was shorter than I was. Anyway. So, the problem that I have is traffic in the surrounding areas, because you have all these other developments. Another problem I have, which I don't think many people really thought much about, because the gentleman that talked about the schools said, well, they are at 20 percent now, but they could see themselves being okay at 80. Well, with all the developments going in the school is not going to be at 80, it's going to be over a hundred. It's going to be impacted greatly. So, Meridian Planning&Zoning Commission Item 1. January 20,2022 F17 Page 14 of 25 you are going to have a lot of kids putting a lot of burden on that school and I, honestly, think that's going to impact the quality of their education and those kids are going to be -- some kids from our neighborhood, as well as a new development. Additionally, I want to make sure if they do -- if this development goes through as -- whether as planned or if you make adjustments to it, are we going to be able to walk through their dog park or is that going to be -- are there going to be limitations? Because, you know, to me that precludes us easily going -- you know, we have to go all the way around to go to another park or to walk down the street going, you know, around, if that -- if that's going to be an issue and it just seems to me that there should not be a limitation on who can use that open space. So, those are the main things. But I do think it's going to impact quality of life, safety issues, traffic issues. I already -- when I first moved in three years ago I could get to Cole Road and Franklin in 15 minutes easy, sometimes 12. Now it takes me 45 and it's just going to get worse and I don't expect it to stay perfect, but I do think that -- my time is up. Thank you so much for listening. Seal: Thank you very much. Do we have anybody else in chambers that would like to come forward and -- no? Nobody online raising their hand? Weatherly: I don't see anybody, Mr. Chair. Seal: Okay. Would the applicant like to come back forward? Dodson: Mr. Chair? Seal: Go ahead. Dodson: I would like to make a couple comments first just to clear up some of the -- Seal: Absolutely. Please do. Dodson: Regarding the floodplain or floodway, yeah, like 90 percent of the site is in some kind of flood zone. It's a very--that's why I know that this property hasn't been developed, because it's going to take a lot of work to get it out of there. However, what they are going to do with the Creason Lateral and piping the Kellogg Drain will immediately change that entire facet of that, which is good for the neighboring sites as well. There is also a geotech that was done and specific construction recommendations within that, which we have a condition already in there that says that they have to meet those specific recommendations. So, we should be handled on that. I have full faith that we -- we will monitor that as we do with any project that's in the floodway. There was another point and I forgot. I will come back around. Seal: Okay. Dodson: Thank you. Seal: Thanks. Meridian Planning&Zoning Commission Item 1. January 20,2022 F18 Page 15 of 25 A.Wheeler: Thanks, Joe. That's very helpful and on the details as always. So, to address a couple of these -- these issues, to speak about the floodway, I mean, first of all, yes, we are dealing with a site that is challenging and has taken a lot of creativity and thought and, you know, time to put a solution that's viable here. We are staying completely out of the floodway and we are designing the homes to be a foot above the base flood elevation. So, that's how we are addressing the flood concerns. As far as the detached homes on the east -- Joe, can we pull up to my presentation there. Just wanted to get to one of those beginning slides. While Joe is pulling that up, you know, the comment was that, you know, height doesn't matter, that it's the width and being detached. When we pull up a map here you will see that the existing single family lots are about just as wide as two of our lots as is. So, we are no much wider in our single structure than the existing homes that are there, which are two stories in some cases as well and much wider than what we are proposing. So, I feel that from a massing perspective we are aligned to what is already existing on the eastern boundary. Regarding the use of the site -- yeah, just to move on to that point -- go back to the very beginning here. Yeah. So, you can see on the right there is -- those black lines on the very far edge are the property lines of the existing single family and approximately, you know, encompass two of our lots. So, to put a visual to that. As far as regarding the use of the area, that will be determined at a later point through an HOA of how that will be managed, whether the dog park will be open, whether the play structures will be open. At a minimum the --the ten foot pedestrian path, which we already had provided and, then, we have extended that further to the northeast -- or northwest to the bike parking, would be available and usable by -- by anyone. So, that is a part that would be used for anyone on the site, not to mention any of the commercial uses that go in there, that would -- you know, could become a very viable, desirable place to go for the existing residents. I would just urge that the council take consideration to this development and consider the challenges that we have ran into, the needs of the City of Meridian for housing and the time, effort, energy and thought that's gone into this project to bring something that's going to solve a complex problem in a sophisticated way. So, with that I will stand for questions. Seal: Joe, did you remember what you forgot? Dodson: I do. Yeah. It was regarding the -- the dog park, just to say that the multi-use pathway, as Andrew covered, will be shared for sure regionally, but the use of the open space typically is not shared between developments, only because only one HOA is paying for that area and to maintain that area -- the same as these residents won't be able to use the Creason Creek open space. Technically. Does it happen? Sure. I'm sure it does. But that's just typically how it goes. But if this HOA wants to do that they are more than welcome to keep that open. But, again, that's not -- not usually something that the city puts their hands on. Seal: Okay. Thank you. A.Wheeler: Thank you. Meridian Planning&Zoning Commission Item 1. January 20,2022 F19 Page 16 of 25 Seal: Thank you very much. Actually, I should have asked -- did you have a question? No? No more questions? Okay. At this time can I get a motion to close the public hearing for Item No. H-2021-0071? McCarvel: So moved. Wheeler: Second. Seal: It's been moved and seconded to close the public hearing for Item No. H-2021- 0071. All in favor say aye. Opposed? Okay. Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Seal: Comments? Wheeler: Mr. Chair? Seal: Commissioner Wheeler, go ahead. Wheeler: I -- some of the concerns that were brought up -- I'm not as concerned on the floodplain issue, because I know that there is going to be -- like staff has said about the engineering requirements and things of that nature on that, plus the developer doesn't want to put his money into something that's going to be sunken later and he's trying to get a return out of it. So, I know that they are going to do what they can in order to build it up and take care of those issues with that. The transitional piece on the eastern side with the townhomes, I think that that makes a nice little segue or transitional part on the eastern side of the property as it goes from some commercial there next to a -- if we count the decel lanes, you know, six lanes or into a residential subdivision there. That seems -- that seems to be a good use of that eastern side of it and I like the use of that open space and created with a dog park in that cornered area there, that's going to be interesting, especially with the way that they are also tying it into the --the pathways there. So, this is -- seems to be a good project that, you know, for corner of six lanes by six lanes with stoplights and everything, it seems like it's a -- a good use of space. Seal: Okay. Anybody else want to jump in? Lorcher: Mr. Chair? Grove: Mr. Chair? Seal: Commissioner Lorcher, I think you were first. Lorcher: I will agree with Commissioner Wheeler. This is going to be developed like everybody had said. It would be nice that everybody was a hundred percent in agreement. All four corners are going to be residential with a little bit of commercial into it and as long as the floodplain issues are resolved -- have been resolved and there is Meridian Planning&Zoning Commission Item 1. January 20,2022 F20 Page 17 of 25 connectivity with the pathways. Going opposite direction on either Linder and Ustick is always going to be a problem, unless more lights are done. I know I go out of my way to turn right and not try to turn left at any given time, even if it means going around the block for safety reasons, because people just jut out from everywhere. Sometimes that can be inconvenient, but it can also be a safety concern. But the transition I agree with Commissioner Wheeler, from 12th Street and 13th Street over to that--with those building lots seems like a good transition. Seal: Commissioner Grove, did you want to jump in? Grove: Awesome. Thank you, Mr. Chair. A couple of thoughts that I have on this. I appreciate the changes that the applicant made in coming back to us with a revised plan. It looks like they -- they put some real thought into how to address the concerns that we had and they were able to do in a way that I hadn't fully foreseen and I like the changes. I think the -- that open space is -- is very large for a development of this size and it looks great, kind of coming off that arterial road and being able to see that large open space. The future land use map shows this is mixed use and I think this is a good way to show that intent of what the future land use map shows as mixed use. Getting the diversity of housing types in there is -- is a great option and I think we need to have those options as we continue to grow. You know, when I moved here from Boise years ago I moved here because it was a great -- you know, we had all the awards for being a great family city, a place for families to move and raise and grow your family and I think having those options of different types of houses, different price points, things like that really helped build the strength of our community. So, I applaud them and the types of choices that they made for this. I also think that the movement that they put for traffic for the commercial space makes a lot of sense and they have really done a good job of both separating and integrating at the same time, so I'm in favor of this project. Seal: Okay. Commissioner Yearsley? Commissioner McCarvel? Anything to add? Any motions to be made? Yearsley: Mr. Chair? Seal: Commissioner Yearsley, go ahead. Yearsley: You know, I think they did a fairly decent job trying to meet most of the concerns. For me personally I just don't like it. I guess it comes down to personal preference. I think they should have put single family homes at least on the east side to provide a different -- a better transition. But -- but overall I think it's -- it works and I won't -- I will just leave it at that. Seal: Commissioner McCarvel? McCarvel: Mr. Chair, after considering all staff, applicant, and public testimony, I move to recommend approval to the City Council of file number H-2021-0071 as presented in Meridian Planning&Zoning Commission Item 1. January 20,2022 F21 Page 18 of 25 the staff report for the hearing date of December 2nd, 2021 -- or January. Let's do January 17th, 2022. Dodson: January 20th, 2022. Seal: Twenty. One more time. McCarvel: 20th? You want the 20th. I was just picking days out of the air. January 20th, 2022. Seal: It's almost like this is the last time you are going to do that. McCarvel: Almost. Wheeler: I second that. I think. I think. Seal: It's been moved and seconded to approve Item No. H-2021-0071. Dodson: Mr. Chair? Seal: Oh, Joe. Dodson: Real quick. Just want to make sure we are clear. Do they need to include the -- with the modifications of my memo in there? Starman: I understood the motion to incorporate that, but maybe I will ask the maker of the motion is that -- was that your intent? McCarvel: To include all the staff notes? Starman: Correct. Dodson: Thank you. Starman: I think we are good. Seal: All right. It has been moved and seconded to approve Item No. H-2021-0071 to include the staff notes. All in favor say aye. Any opposed? Yearsley: Nay. Seal: Got that? Weatherly: For the record, Commissioner Yearsley, was that a nay? Yearsley: That was a nay. Meridian Planning&Zoning Commission Item 1. January 20,2022 F22 Page 19 of 25 Weatherly: Thank you. Seal: Okay. Motion carries. MOTION CARRIED: FIVE AYES. ONE NAY. ONE ABSENT. 7. Public Hearing for Pine 43 Pad G (H-2021-0097) by CSHQA, Located at 1492 N. Webb Way A. Request: Conditional Use Permit for a drive-through establishment within 300 feet of a residential zoning district on 5.31 acres of land in the C-G zoning district. Seal: All right. Okay. So, at this time I would like to open the public hearing for Item No. H-2021-0097 and we will begin with the staff report. Parsons: Thank you, Chair, Members of the Commission. Next item on the agenda this evening is the Pine 43 Pad G conditional use permit. This site consists of 5.31 acres of land. It's currently zoned C-G and it's located at 1492 North Webb Way. This property was pre-platted and a development agreement modification was approved in 2017. So, this site has not been formerly final platted yet, but it is part of the Pine 43 pre-plat and staff has not -- again has not received a final plat to create this particular parcel, so in -- by that not being completed the applicant would be required to develop the entire five acre site for this building to be constructed on it. I would mention to the Commission that we have approved a -- what's called a staff level certificate a zoning compliance and design review for one of the office -- or for one of the retail buildings on this site already. It's currently under construction. So, the applicant is aware of those conditions and proceeding with those as set forth as stated in the staff report. As you can see here this project is part of a larger mixed use community designated area. This small commercial area was anticipated to support a residential -- Yearsley: Mr. Chair? Bill, can you share your screen? Parsons: Oh. I'm sorry. I thought Joe had that shared for you. You know what they say when you assume things. Is that better for you? I thought you could read my mind. We have been working together so long. Perfect. Everything else clear now? So, there is the mixed use area that I was talking to you about and, again, this is just -- what the applicant's proposing this evening is consistent with the concept plan tied to that development agreement. So, here is that one pad site. It's in the southwest corner of that 5.3 acre site. Again, the pad site to the north of this is under construction, along with those frontage improvements and the -- the associated parking. So, as staff pointed out in the staff report, they need to final plat it if they just want to develop this single parcel, but because they haven't final platted and because we have already approved all of the site work under certificate of zoning compliance, the applicant's basically complying with the conditions of this particular conditional use permit. Again, the -- the reason why we are here for a conditional use is because the associated drive through is within 300 feet Meridian Planning&Zoning Commission Item 1. January 20,2022 F23 Page 20 of 25 of a residential district. So, currently Pine 43 Apartments, Phase 2, which is zoned R-40 is directly to the south of this. The only thing that's separating it is a commercial drive aisle along the south boundary and that's -- that's the purpose of why we are here tonight is the code requires you to take access on that. Staff did note in the staff report that the associated drive through does comply with all the specific use standards. Really minor modifications. The applicant has agreed to putting up a six foot solid wall along the landscape buffer here along the south boundary to help mitigate some of the noise to the adjacent residential and that will be reviewed and verified at the time they modify their certificate of zoning compliance for this particular site. I would also note here that there is -- access points have been approved for this development as well. There is one here north of it and, then, again, a shared drive aisle with the multi-family to the south and the commercial to the north here. As part of the overall Pine 43 development the applicant was required to provide cross-access for this development. So, they will have to provide evidence of that prior to getting occupancy of this particular development. Because this site does abut a residential district the code does restrict the hours of operation from 6:00 a.m. to 11:00 p.m. and the applicant's agreed to those conditions as well. So, they are meeting code as far as hours of operation. I would mention to you that this is for -- this -- the -- the commercial building is a multi-tenant building, approximately 9,800 square feet and the drive-through tenant will be a restaurant use. I know Mr. Cassinelli is not here tonight and he's a proponent of parking. Staff analyzed the parking as part of the staff report. Because a restaurant use is going into this space the code requires one stall for every 250 square feet of gross floor area. Staff has done the analysis based on that ratio. It appears there is 48 parking stalls to accommodate that use, including additional uses that may go into this development. So, if you look in -- in the lower corner -- southwest corner of the -- this site plan you can see the -- the keynote or, basically, a vicinity map and you can see how there is shared parking and there will be additional parking and commercial buildings on this particular property. Here is the landscape plan. The applicant's required to provide a 20 foot buffer along North Webb Way, which is occurring, as I mentioned to you, and, then, also a landscape buffer is required adjacent to residential uses, which has also been addressed in the staff report. The applicant has provided conceptual elevations. As part of the DA for this project the applicant was required to have elevations that was complementary to the residential that was occurring, so it was supposed to be a -- a consistent development -- development theme throughout the Pine 43 development. This architecture that they are proposing is similar to the existing building that's under construction currently and we reviewed with the previous certificate of zoning compliance. I have had a chance to look at the public record. There has been no public testimony on this particular application. Staff is recommending approval with the conditions in the staff report and with that I would stand for any questions you may have. Seal: Thank you, Bill. At this time would the applicant like to come forward. Good evening. Please state your name and address for the record. Brozo: My name is Mandie Brozo with CSHQA, 200 Broad Street, Boise, Idaho. 83702. Good evening. Pressures off, since everyone left. Got the mic at the right height, so -- thank you, Mr. Chair, Commission Members. We are here to present the Pad G multi- Meridian Planning&Zoning Commission Item 1. January 20,2022 F24 Page 21 of 25 tenant retail. Right now it's only one drive through, unlike some of the other ones you have seen that I have tried to put multiple drive throughs in one, but it's just one. We are doing a very dense landscape buffer between us and the residents to the south and, then, all of the residents' windows actually face east-west, so the wall, all the landscaping, will hopefully help buffer any kind of traffic that you have going through that site. Seal: Okay. Brozo: And design review and CZC will be able to develop the elevations and anything else you guys want to see. Seal: Okay. Any questions for the applicant or staff? Lorcher: Mr. Chair? Seal: Commissioner Lorcher, go ahead. Lorcher: The multi -- the building is going to have multiple businesses in it. Which -- which way does the front door face? On Webb Way? Brozo: It faces north towards Fairview. Lorcher: Towards Fairview. But there is a building in front of it; correct? Brozo: It's along the corner of--the hard corner of North Webb and Fairview and so there is shared parking between the two and that building on the corner actually faces south inwards towards -- so these buildings face each other. Lorcher: Okay. So, there will be a sight line from Fairview to be able to see your businesses and what their signs are? Brozo: Yeah. One of the access points that actually wasn't addressed is that right there that is directly off of Fairview. Lorcher: And that's an access point to be able to get into this commercial area? Brozo: Correct. Lorcher: Okay. Thank you. Seal: Commissioner Mr. Wheeler, go ahead. Wheeler: Thank you, Mr. Chair. Mandie, I have got a question for you here. I'm just -- I'm looking at the site plan here. I'm seeing that the drive aisle that's going around onto -- it looks like from the west side and, then, it comes around to the backside of the building -- is that correct? Is that -- that's how I'm understanding it; right? And that looks like it's Meridian Planning&Zoning Commission Item 1. January 20,2022 F25] Page 22 of 25 a drive aisle like for drive throughs for any sort of retail or commerce or food or anything like that, that's the access for. Is that what I'm understanding? Brozo: Technically that's just for the drive through. Wheeler: Okay. Okay. So, is that -- but that's not like a loading area or anything like this, this is actually for like retail pickup kind of -- things like that, like the drive through; correct? So, you could actually have -- because there is multiple spaces in this building and multiple retail, you could have multiple windows delivering off this backside, is that the way you are seeing it or not? Brozo: We are seeing it as the one drive through for the restaurant tenants and, then, anybody else who would have to use that back rear loading would be parking not in that drive aisle. Wheeler: Okay. Okay. And where would that -- what would that look like with them not being in that drive aisle and having access for loading on the rear? Brozo: So, not actually knowing what the tenants are going to be for this space, hopefully deliveries are happening during, you know, regular business hours. They do have that drive aisle directly to the east. It is wide enough and we could possibly make it wider -- Wheeler: Okay. Brozo: -- if we needed to for them to stop a truck, unload, get to the back of the spaces or provide front entry loading. Wheeler: Very good. Okay. Thank you. Yearsley: Mr. Chair? Seal: Go ahead. Yearsley: Man, I think you missed your mark. I would have gone for two drive throughs in this. I think this is prime for a lot of restaurant space given the commercial behind you, but -- so, that was my only comment. Brozo: There is still time. I mean -- Seal: All right. Any other questions for applicant or staff? No? All right. At this point we will take public testimony if anybody is signed up. Weatherly: Mr. Chair, we do have one person signed in, Carissa Sindon. I do believe that name was --yeah -- stated on the first one, so besides that I don't see anybody online or signed up. Meridian Planning&Zoning Commission Item 1. January 20,2022 F26 Page 23 of 25 Seal: Okay. Anybody else in chambers? Okay. Unless you have anything else to add? All right. Thank you. Okay. At this point can I get a motion to close the public hearing for Item No. H-2021-0097. Wheeler: So moved. Yearsley: Second. Seal: It's been moved and seconded to close the public hearing for Item No. H-2021- 0097. Whoever wants to jump in go right ahead. McCarvel: Second. Should we vote on it? Seal: Oh. That's -- that's true. So, it has been moved and seconded to close the public hearing for Item No. H-2021-0097. All in favor say aye. Opposed? Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Seal: Now you can jump in. It seems like I'm talking a lot tonight. Yearsley: It's only just begun. Seal: Well, yes. Oh, yes. Yearsley: Mr. Chair? Seal: Commissioner Yearsley, go right ahead. Yearsley: I think they have done a great job. I like the idea of the screen wall along the backside. I think that makes a lot of sense and -- and will help for the residents to the south. So, yeah, with this I -- like I said, I still think they should have went for another drive through and I will stand at that. Wheeler: Mr. Chair? Seal: Commissioner Wheeler, go ahead. Wheeler: I have a question with that. I'm going to kind of dovetail on what Commissioner Yearsley is talking about here and ask staff about that. If we were to make a motion -- is there a way that we could include something like that, like including up to two different drive through access points on the -- or is that something that we are not able to do? Parsons: I keep -- I almost called you Madam Chair. Apologies. Mr. Chair, Members of the Commission, technically this has been advertised for a single drive through. So, wouldn't advise us to add another drive through to your recommendation. Plus we haven't had a chance to analyze that and do some of that analysis for you. Certainly if the Meridian Planning&Zoning Commission Item 1. January 20,2022 F27 Page 24 of 25 applicant wants to propose another drive through on the site it can come back at that time and they can take that up with the Commission. But tonight we are only acting on one and that's what I would recommend we stay with. Wheeler: Thank you. Yearsley: Mr. Chair? Seal: Commissioner Yearsley, go ahead. Yearsley: After considering all staff, applicant, and public testimony I move to recommend approval to City Council -- no. Actually, this is we approve. Seal: This is for approval. Correct. Yearsley: Recommend approval of File No. H-2021-0097 as presented in the staff report -- staff report for the hearing date of January 20th, 2022, with no modifications. Wheeler: I second. Seal: It has been moved and seconded to approve Item No. H-2021-0097. Did I say recommend to approve? Sorry. It has been moved and seconded to approve Item No. H-2021-0097 with no modifications. All in favor say aye. Any opposed? Okay. Motion carries. MOTION CARRIED: SIX AYES. ONE ABSENT. Yearsley: Mr. Chair? Seal: Commissioner Yearsley. Yearsley: Before I -- or we end this meeting I just want to officially say that I really enjoyed working with Rhonda both of my terms, so -- and you will be missed, so -- and I would recommend that we let her, with a tear in her eye, make the last motion. McCarvel: I wouldn't have had one until you said that, but I learned everything I know from Commissioner Yearsley. Seal: We look forward to welcoming you back. Grove: And, Rhonda, I'm sorry I'm not there in person. McCarvel: Yeah. I don't think this is a very stellar way to start off your term is vice-chair. Mr. Chair, I move we adjourn. Yearsley: Second. Meridian Planning&Zoning Commission Item 1. January 20,2022 F28 Page 25 of 25 Seal: Is has been moved and seconded to adjourn. All those in favor say aye. Any opposed? Motion carries. Thank you, everyone. MEETING ADJOURNED AT 7:10 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED 2 1 3 12022 ANDREW SEAL - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK Item 1. 4 (:> E IDIAN*-----, AGENDA ITEM ITEM TOPIC: Approve Minutes of the January 6, 2022 Planning and Zoning Commission Meeting Meridian Planning&Zoning Commission Item 1. January 6,2022 F54 Page 50 of 50 McCarvel: And Commissioner Grove does not get a vote. Yearsley: Man, this is awesome. This went very fast. I'm -- I'm -- I'm excited about it. McCarvel: It has been moved and seconded to vote Commissioner Grove as Vice-Chair for 2022. All those in favor say aye. Opposed? Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Yearsley: Madam Chair? McCarvel: Yes, Commissioner Yearsley. Yearsley: I move we adjourn. Cassinelli: Second. McCarvel: And third. It has been moved and seconded to adjourn. Everybody say aye. Opposed. Motion carries. MEETING ADJOURNED AT 8:51 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED 1-20-2022 RHONDA MCCARVEL - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK E K IDIAN:--- iuAn Planning and Zoning Presentations and outline Planning & Zoning Commission Meeting January 20, 2022 Item #6: Lennon Pointe Community AZ, PP, CUP AERIALZONING Maps– Proposed Site Plan Revised Site Plan Revised family -Multi Building Elevations & Renderings Item #7: Pine 43 Pad G AERIALZONINGFLUM Conditional Use Permit– Site Plan Landscape Plan Building Elevations Changes to Agenda:  Item #2: Quartet South (H-2021-0088) – Applicant requests continuance to February 3, 2022.  Item #3: Verona Live/Work (H-2021-0080) – Application requests continuance to February 3rd.  Item #4: Moshava Village (H-2021-0067) – Applicant requests withdrawal.  Item #5: Jamestown Ranch (H-2021-0074) – Application requires continuance to allow Staff time to review revised plans. Item #6: Lennon Pointe Community (H-2021-0071) Continued from 12/2/2021 P&Z hearing Application(s):  Annexation and Zoning, Preliminary Plat, and Conditional Use Permit; Private Street application was also submitted but is an administrative approval. Size of property, existing zoning, and location: This site consists of 8.8 acres of land, zoned RUT, located at the SEC of Linder 7 Ustick. History: N/A Comprehensive Plan FLUM Designation: Mixed-use Community (MU-C, 6-15 du/ac) Summary of Request: Annexation of 10.41 acres of land with a request for C-C (2.01 acres) and R-15 (8.3 acres) zoning districts; Preliminary Plat consisting of 44 residential building lots (43 single-family residential and 1 multi-family residential), 1 commercial building lot, and 2 common lots on 8.8 acres of land in the proposed C-C and R-15 zoning districts; Conditional Use Permit for a multi- family development consisting of a total of 18 units on 1.18 acres in the proposed R-15 zoning district. Note: The Applicant has also received private street approval in a portion of the project; this application is reviewed and approved by the Director so Commission action is not required. The subject site has existing City of Meridian zoning in all directions. The site is directly bordered to its north and west by arterial streets, Ustick and Linder Roads, respectively. Development of the surrounding areas are ongoing with detached single-family to the east and south in Creason Creek Subdivision and multiple office buildings being constructed to the north across Ustick Road. C-C zoning and an ambulance service exist to the west across Linder Road. In addition to the existing land uses around the property, the subject site contains two major waterways and a large area of floodplain that traverse a large segment of the southern half of the site, the Creason Lateral and the Kellogg Drain. The Applicant is proposing to pipe the Kellogg Drain and reroute it to make more area of the site usable as well as provide open space and pathways in the southwest corner of the site and along the west boundary. The proposed land uses are attached single-family, townhomes, multi-family residential, and commercial. These land uses are consistent with those outlined in the MU-C future land use designation definitions when properly integrated with both internal and external uses. Overall, Staff finds the proposed site design does integrate the proposed uses in appropriate manners. Specifically, the Applicant has proposed their multi-family residential product along Ustick and the commercial buildings at the hard corner of the Ustick and Linder intersection which places the most intense uses closest to the arterials. Therefore, the single-family uses are proposed on the remaining area of the site that makes up approximately 70% of the site area. The Applicant is proposing the single-family portion of the site as all two-story except for the 6-unit townhomes along Linder and one additional 3-plex near the southwest corner of the site; these buildings are proposed as 3-story units. In addition to site design and proposed uses, certain densities are required to be met for residential projects within the MU-C future land use designation (6-15 du/ac). The proposed project as shown is approximately 7.35 du/ac, meeting the gross density requirement. Overall, Staff finds the project is consistent with the Comprehensive Plan and the future land use designation of Mixed-Use Community. However, Staff finds some revisions to the site plan should occur to better transition from the existing single-family to the east. Specifically, the height disparity between the proposed 4-story multi-family building along Ustick and the proposal to have alley-loaded homes along the east boundary. The existing detached single-family home in Creason Creek directly adjacent to the site is a single- story home with an upstairs bonus room. Despite the separation of the side yard of the single-family home and a proposed micro-path area of 20 feet wide between the two uses, Staff finds the height disparity of the existing home and the proposed 4-story multi-family building is not an adequate transition. Staff is recommending the top two (2) units directly adjacent to Creason Creek are removed so there is approximately 65 feet (includes landscaping and unit width) of separation between the existing home and the 4-story portion of the multi-family building. Applicant has provided revised elevations with the loss of one (1) unit adjacent to the east boundary. Staff recommends the units along the east boundary to be front-loaded instead of utilizing the public street as an alley. Staff recommends a new preliminary plat condition of approval to address this prior to City Council. It should read similar to: “Applicant shall revise the site plan to show those units along the east boundary (Lots 1-12, Block 2) to be front-loaded units and remove the shared pedestrian access along the east boundary; and revise the plat to show the property lines of these lots going all the way to the east boundary for the rear yards of these homes.”  Proposed residential uses are allowed uses within requested R-15 zoning district. Future commercial uses will be analyzed when future applications are submitted for this area.  Dimensional standards: o Commercial lot meets dimensional standards. o Multi-family meets all standards except for the height—Applicant’s revised elevations of these buildings show compliance with the 40’ height limit of the R-15 zoning district. o Single-family area of the site meets dimensional standards except for the center lot of the 3-plex (Lots 8-10, Block 1).  Multi-family Specific Use Standards - Each multi-family unit is proposed as a two-story unit with the units on levels 1 & 2 differing from those on levels 3 & 4. o Lower units provide at least 132 square feet of private open space in the form of private patios; upper units provide at least 251 square feet of private open space per unit in the form of private patios. o Each unit is proposed as being greater than 1,200 square feet so 350 square feet per unit of common open space is required. Based on original number of 18 units, 6,300 square feet of common open space should be provided to satisfy this requirement. Open space for the project is shared throughout the development and the Applicant is proposing open space in excess of code requirements for both the single-family and the multi-family portions of the project. o 18 units = at least 2 amenities from two categories—the Applicant is proposing a shared plaza and public art from Quality of Life and Open Space categories to satisfy this requirement.  A minimum of 10% qualified open space meeting the standards listed in UDC 11-3G-3B is required for the single-family portion of the site. Based on the proposed plat of 8.75 acres, a minimum of 0.88 acres of qualified common open space should be provided to satisfy this requirement. According to the Applicant’s revised open space exhibit, approximately 1.64 acres of qualified open space is proposed (approx. 18.7%). The majority of the qualified open space consists of the large open space area in the southwest corner of the site, the large central mew, and half of the required arterial street buffers. This area exceeds the minimum UDC requirements. Staff finds the proposed open space is adequate in amount and placement to satisfy all code requirements.  Based on the area of the proposed plat (8.75 acres), a minimum of one (1) qualified site amenity is required to be provided. Applicant proposed three (3) qualified amenities (correction to staff report that states 2)—a 10-foot multi-use pathway segment, a children’s play structure, and a fenced dog park area. The proposed amenities exceed the minimum UDC standards.  Applicant is proposing pedestrian facilities throughout the entire site that include attached sidewalks, micro-paths, and a multi- use pathway segment. All of these facilities connect and integrate the site offering more than adequate pedestrian circulation. All proposed sidewalks/pathways meet UDC standards.  Project meets all off-street parking requirements per submitted plans. Future building permits for single-family will verify compliance with off-street parking standards based on the number of bedrooms per unit.  Access from the adjacent arterials (N. Linder Road and W. Ustick Road) is proposed via one 25-foot wide driveway connection to each arterial street. o The driveway to Ustick Road will be restricted to right-in/right-out, per ACHD, and passes through the multi-family portion of the project where it connects to the parking drive aisle for the multi-family units and then connects to the proposed private street. o The driveway access to Linder Road is a temporary full access and is located approximately 360 feet south of the Linder/Ustick intersection. ACHD has approved both of these arterial access points through review of driveway analyses made by the Applicant’s traffic engineer. No Traffic Impact Study (TIS) was required because less than 100 residential units are proposed. o The other public access points to the site are proposed via extending a public local street through the site. N. Zion Park Avenue is being extended from the south property boundary and W. Pebblestone Drive is being extended from the east property boundary in the northeast corner of the site and is shown to connect for a completion of the public road system in this development. o Applicant is proposing a private street through a portion of the residential area (west half). According to the submitted plans, the Applicant is proposing this private street to be at least 26 feet wide and be within a 30-foot easement on the plat. The proposed private street and local street are functioning as alleys for a majority of the proposed residential units as the main entrance to each home is located opposite of the garage access. Complies with UDC standards. o Applicant is proposing three (3) detached homes in the southeast corner of the site. These lots take access from a common drive off of the local street extension, N. Zion Park Avenue. The proposal for the number of units and access complies with code requirements. Changes since 12/2 hearing: See Staff Memo to Commission dated 1/14/2022 – - Commission continued the project for the following reasons: create a better solution to the transition between the proposed multi-family building and the neighborhood to the east; modify the attached units on the east side of the site to be front-loaded; revise the plat to match any changes to the overall conceptual site plan. Written Testimony: John & Caryn Bitler – Concerns over the type of residential units proposed being different than the existing homes in Creason Creek, inclusion of multi-family, height disparity of proposed units to the existing homes, and the increase of noise and traffic, etc. Helen & Eder Santana – Similar concerns as above. Staff Recommendation: Staff recommends approval of subject applications per the conditions in the staff report. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2021-0071, as presented in the staff report for the hearing date of December 2, 2021, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2021- 0071, as presented during the hearing on December 2, 2021, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2021-0071 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #7: Pine 43 Pad G (H-2021-0097) Application(s):  CUP Size of property, existing zoning, and location: This site consists of 5.31 acres of land, zoned C-G, located at 1492 N. Webb Way. History: A DA exists for this property that governs future development. Comprehensive Plan FLUM Designation: Mixed Use – Community (MU-C) Summary of Request: A CUP is proposed for a drive-through establishment in the C-G zoning district within 300' of a residential zoning district. The proposed drive-through is associated with a restaurant use in a 9,800 square foot multi-tenant building. The residential district (and future multi-family apartments) directly abuts the site at the south boundary. This site currently consists of 5.31-acres of land. A preliminary plat was approved which includes this site; however, a final plat has not yet been approved to create the lot for this site, which is intended to consist of 0.88-acre. If the portion of this site that is the subject of this application develops prior to a final plat being recorded to subdivide the overall property, the Developer is responsible for constructing all of the street buffer improvements on the existing parcel along N. Webb Way & E. Fairview Ave. Access is proposed from (2) future driveways via N. Webb Way along the north and south boundaries of the site. A cross- access/ingress-egress easement is required to be granted to the property to the south for interconnectivity. Parking (48 spaces) is proposed for the site in excess of the minimum standards for restaurants (i.e. 1 per 250 s.f.). A buffer to future residential uses is proposed on the south side of the proposed drive-through lane. The site design is consistent with the specific use standards for drive-through establishments. A 6’ tall sight obscuring fence is proposed on the south side of the building to screen the drive-through window from the future residential use to the south as required. because the property is zoned C-G & abuts a future residential use to the south, the business hours of operation for the proposed use are limited to 6:00 am to 11:00 pm. Conceptual building elevations for the proposed single-story structure were submitted that incorporate a mix of materials consisting of wood siding, corrugated metal siding, stucco, concrete, metal, glazing and stone accents. Final design shall be consistent with the design standards listed in the ASM & with the DA. Written Testimony: Mandie Brozo, CSHQA (Applicant’s Representative) – In agreement with staff report Staff Recommendation: Approval w/conditions Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2021-0097, as presented in the staff report for the hearing date of January 20, 2022, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2021- 0097, as presented during the hearing on January 20, 2022, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2021-0097 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item 2. 55 (:> E IDIAN*-----, AGENDA ITEM ITEM TOPIC: Public Hearing for Quartet South Subdivision (H-2021-0088) by Brighton Development, Inc., Located on Parcels S043432586 and 50434325410, at the Northeast Corner of W. Ustick Rd. and N. Black Cat Rd. Applicant Requests Continuance to February 3, 2022 A. Request: Annexation of 67.61 acres of land with the R-8 (48.83 acres) and R-15 (18.78 acres) zoning districts. B. Request: Preliminary Plat consisting of 229 single-family residential lots, 2 multi-family lots with 140 townhouse units, and 42 common lots. Item 2. F56 (:�N-WE IDIAN IDAHO PUBLIC HEARING INFORMATION Staff Contact:Alan Tiefenbach Meeting Date: January 20, 2022 Topic: Public Hearing for Quartet South Subdivision (H-2021-0088) by Brighton Development, Inc., Located on Parcels SO43432586 and SO434325410, at the Northeast Corner of W. Ustick Rd. and N. Black Cat Rd. A. Request: Annexation of 67.61 acres of land with the R-8 (48.83 acres) and R- 15 (18.78 acres) zoning districts. B. Request: Preliminary Plat consisting of 229 single-family residential lots, 2 multi-family lots with 140 townhouse units, and 42 common lots. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the Planning and Zoning Commission Public Hearing Item 3. 57 (:> E IDIAN*-----, AGENDA ITEM ITEM TOPIC: Public Hearing Continued from December 16, 2021 for Verona Live/Work (H- 2021-0080) by J-U-B Engineers, Inc., Located at 3020 & 3042 W. Milano Dr., Near the Northeast Corner of Ten Mile Rd. and McMillan Rd. Application Requires Continuance A. Request: A Conditional Use Permit for 16 vertically integrated residential units within four (4) buildings on 1.75 acres in the L-0 zoning district. Item 3. F58 (:�N-WE IDIAN:-- IDAHO PUBLIC HEARING INFORMATION Staff Contact:Joseph Dodson Meeting Date: January 20, 2022 Topic: Public Hearing Continued from December 16, 2021 for Verona Live/Work (H-2021- 0080) by J-U-B Engineers, Inc., Located at 3020 & 3042 W. Milano Dr., Near the Northeast Corner of Ten Mile Rd. and McMillan Rd. A. Request: A Conditional Use Permit for 16 vertically integrated residential units within four (4) buildings on 1.75 acres in the L-0 zoning district. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the Planning and Zoning Commission Public Hearing Item 3. ■ STAFF REPORTC�,WEIIDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING December 16,2021 Legend DATE: IrnI U Project Location TO: Planning&Zoning Commission - ' -- FROM: Joe Dodson,Associate Planner - ®EH 208-884-5533 SUBJECT: H-2021-0080 Verona Live/Work—CUP LOCATION: 3020&3042 W. Milano Drive,near the northeast corner of Ten Mile Road and McMillan Road in the SW 1/4 of the SW U r 1/4 of Section 26,Township 4N,Range 1 W. � �� I. PROJECT DESCRIPTION Conditional Use Permit for 16 vertically integrated residential units within four(4)buildings on 1.75 acres in the L-O zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 1.75 acres Future Land Use Designation Office Existing Land Use(s) Vacant Proposed Land Use(s) Vertically Integrated Residential Project Neighborhood meeting date;#of September 9,2021;at least four(4)attendees attendees: History(previous approvals) Verona Subdivision(AZ-03-005);Verona Subdivision No. 3 Rezone(RZ-05-006);Verona Subdivision No. 3 FP(FP- 05-046);DA Mod(MI-08-006,DA Inst.#108101152). B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Not at time of report publication • Requires ACHD Commission No Action es/no Page 1 •• • • 1 ■■■■111 ITIY -m • • - • • • n on 111 � - s son on■Il111■ � • - • • • ` a.■lrrr IIIr � W z ' _ - MCM-I�L-L-AN MCM3L-L-AN �-r 111111 � ��Ir1111■r■m■ 1 t Nil ■■� 111N ! Its r • ` a �_. NINE ON MEN i 1 it ii mm■l1 - . - ■ ■■1 - . - ■■■l1 mo■111 m■■IBM I mom ■111 !lout' 111NO■m1111 r111111 IIIP■m1111■ 11� 00111M a 11� 111■■m11m■■. . ■_�IIi ■■■■ IN■m11111■■1 ■■1■■.r 11111111 ■ul■.�� 1l111111 � �11111/�ip��11111111■ �'': III■►�~a��ml1111111 ri1� YJ =NONE► a /11111111 III /•a�� J ■ ��■i mrrr IIIr � W�jtIU!� ■��m111 mmmll !■■.■ •luIIIII Mill in J ■ �, 11■�■■■11111111 �lmlm 11111 in 111LU 1 1 • .�+�, ■11111► m11111111 pp ■� Z ' ■►1p�Illll Pi• •_ �- �_ eat %Illllllllllm �1'iii: _■ F 1 NJ' � Illy 11� 1 + cm :::L-L-AN ndl 111111 °�Ir11mlm 111111 � _„� IImlmr■ mrl: __ME C. nni _ ., q ■1111 IIm _ - - lN!!!I IN �� 1111111111` •'• '� mill 1 �� INI INIIIIIIIII ■hi mill I" .0 i .E Ir1111 - a MC Imm� •Ir11tm1 � p� I11111 ■�� a IIm� Ir1ltml 'nnnl 00 ••:i i NOONIN 'nrrn= M!■ul u■■ 1 ■■11 he eaae� . ■■1 Item 3. 61 III. APPLICANT INFORMATION A. Applicant: Wendy Shrief,JUB Engineers, Inc.—250 S. Beechwood Avenue, Suite 201,Boise,ID 83709 B. Owner: Primeland Investment Group LLC 1140 S. Allante Avenue, Boise, ID 83709 C. Representative: Same as Applicant IV. NOTICING Planning&Zoning Posting Date Newspaper Notification 11/30/2021 Radius notification mailed to properties within 300 feet 12/2/2021 Site Posting Date 12/2/2021 NextDoor posting 12/6/2021 V. COMPREHENSIVE PLAN (Comb. Plan) This property is designated Office on the Future Land Use Map(FLUM) in the Comprehensive Plan. This designation is meant to provide opportunities for low-impact business areas. These uses would include professional offices,technology and resource centers; ancillary commercial uses may be considered(particularly within research and development centers or technological parks). Sample zoning include L-O. The property was annexed and zoned in 2003 to the R-8 zoning district. In 2005, a rezone application was approved to change the zoning to the current L-O zoning district. Consistent with this rezone, a final plat was approved for six(6)office lots as part of Verona Subdivision No. 3. In 2008 applications were submitted to allow for the potential of including a church on these lots and was tied to a modified DA(MI-08-006). The DA from 2008 is the relevant agreement for this site but did not have a concept plan for these lots. In lieu of a concept plan,the DA references specific limitations to the allowed commercial area and included a provision that a minimum of three(3) office buildings in this office development. This provision has been satisfied with the existing development of three(3)office buildings. In addition, specific elevations were included as part of the DA that the current proposal generally complies with. Staff notes, despite no Development Agreement Modification being required,the relevant DA contemplates all commercial uses within the subject office lots. Instead of solely commercial uses,the Applicant proposes to develop the site with 16 vertically integrated residential (UDC 11-4-3-41)units across four(4)buildings on two vacant parcels in the L-O zoning district. Two buildings are proposed on each parcel with each parcel also having off- street parking lots in addition to the two-car garages proposed for each unit. Vertically integrated residential projects incorporate commercial spaces and residential uses within one structure and most often include commercial space on the first floor and residential on the floor or floors above. In this project,the Applicant is proposing a small commercial space at the front of the building on the first floor with the proposed residential portion of the units being both behind and above the commercial space. Therefore,the Applicant is proposing a two-story concept for these vertically Page 3 Item 3. 62 integrated buildings with the vehicular access for each unit proposed to be from the rear via a two- car garage for each unit. Vertically integrated residential projects are defined as follows in UDC 11-1A-1: "The use of a multi-story structure for residential and nonresidential uses where the different uses are planned as a unified,complementary whole and functionally integrated to share vehicular and pedestrian access and parking."This use is a conditional use within the L-O zoning district because they incorporate a residential component within a zoning district primarily intended for office uses. However,code allows for this type of use,as noted,through a conditional process with the assumption that appropriate commercial and residential uses can be located within this district and type of development area when appropriately designed. As part of that analysis, adjacent uses should also be taken into account. To the west of the subject sites sit two vacant L-O parcels; further to the west and abutting Ten Mile Road are two office buildings. Because of common ownership of the land,the Applicant is showing an office building directly to the west on the vacant office lot along the north boundary but this building is not part of the proposal and is shown only for reference. To the east and north of the subject sites are detached single-family residential that are part of the Verona Subdivision. To the south is approximately 10 acres of C-G zoned property that includes a number of commercial properties under development. The existing use is on the hard corner of McMillan and Ten Mile and is a fuel service station and convenience store. Directly to the south and across W. Milano,the largest commercial parcel has approvals for a 164 unit 55 and older multi-family development. Staff anticipates future residents of that site could utilize some of the future services provided within the commercial spaces of the proposed vertically integrated buildings. Because the proposed use is adjacent to a mixture of existing and planned uses(residential,office, commercial,etc.), Staff finds it should be an appropriate use in this Office FLUM designation for the reasons noted above. However, Staff does have concerns over the overall viability of the proposed commercial component of these units based on the proposed floor plans and the relatively small area of commercial proposed in each unit.While reviewing this project,Staff recommends Commission determine whether the proposal meets the intent of Vertically Integrated and if the proposed design is desired in the City and in this specific geographic area.Further analysis for the proposed use is below in the Comprehensive Plan policy analysis as well as in Section VII. The following goals and policies in the Comprehensive Plan are applicable to the proposed development: • "Plan for an appropriate mix of land uses that ensures connectivity, livability, and economic vitality."(3.06.02) The proposed use will contribute to the mix of uses in this area and should add to the livability and economic vitality of the community by providing the opportunity for residents to live and work in close proximity to the same physical space. • "Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine,play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability."(3.06.02B) The subject site is not part of or directly adjacent to a mixed-use area but is adjacent to a number of commercial and residential uses. Therefore, this area can largely function as a mixed-use area and the inclusion of vertically integrated structures, when properly designed, only furthers that element of this area. The proposed use would allow neighborhood serving commercial uses in close proximity to residential neighbors to the Page 4 Item 3. 63 east and north thereby reducing vehicle trips and enhancing livability of the area. • "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 proposed vertically integrated residential project is shown with a residential design in order to better blend with the existing neighborhood to the north and east. The Applicant intentionally proposed this building design but Staff finds this design may impede the commercial viability of the commercial spaces for anyone besides the residential tenant. This can work but it is not a guarantee every residential tenant will also want a commercial space. Therefore, with the current design and in these instances, the commercial space may sit empty and never activate the commercial areas as intended with a vertically integrated use. Some of the expected and allowed uses allowed in these structures are as follows: arts, entertainment or recreation facility; artist studio; daycare facility; drinking establishment; education institution;financial institution; healthcare or social assistance; industry, craftsman; laundromat;personal or professional service; restaurant; and retail. With the proposed size of the commercial suites, Staff anticipates a number of these uses would not be viable. Further analysis and recommendations are in subsequent sections below. • "Locate smaller-scale,neighborhood-serving commercial and office use clusters so they complement and provide convenient access from nearby residential areas, limiting access to arterial roadways and multimodal corridors."(3.07.02B) As discussed above, the proposed use and design of these buildings should provide for smaller-scale, neighborhood serving commercial and office uses. Staff finds, if properly designed, the proposed use would provide convenient access from adjacent residential areas and capture some vehicle trips that would otherwise utilize the arterial roadways. • "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 vertically integrated residential project would be a new housing type within this area of the City. In fact, Staff is not aware of this type of use within at least a mile of this property in all directions. The addition of a new housing type in this area helps provide for a diversity in housing for different income levels and housing preferences. VI. UNIFIED DEVELOPMENT CODE UD The proposed use,vertically integrated residential project, is listed as a conditional use in the L-O (Limited Office)zoning district per UDC Table 11-2B-2. Compliance with the dimensional standards listed in UDC Table 11-2B-3 for the L-O district is required and are met per the submitted plans except for the drive aisles proposed to access the garages for each unit. The submitted site plan shows the drive aisles adjacent to the garages as 20 feet wide which does not comply with UDC 11-3C-5 standards for two-way drive aisles.A two-way drive aisle, applicable throughout the site, requires a minimum width of 25 feet. The Applicant should revise the plans to show compliance with this standard at the time of Certificate of Zoning Compliance (CZQ submittal. Page 5 Item 3. 64 VII. STAFF ANALYSIS As discussed above in Section V,the proposed vertically integrated residential project is considered an appropriate use and meets the development guidelines listed for the Office designation if properly designed. Staff has noted concerns with the proposed floor plan and elevations of the building in regards to the use and long-term viability of the commercial component to this project.According to the Applicant, the commercial spaces of the units will be leased with the residential units therefore, removing the potential of a non-resident utilizing the commercial suite and somewhat minimizing some of the concerns of the long-term viability of the space. In consideration of this information, it is logical the Applicant would propose a relatively small commercial space for each unit(approximately 165 square feet). The submitted conceptual floor plans would indicate the commercial suite in each unit being equal to a home office instead of a standalone commercial space—this design is not specifically prohibited or discussed in the specific use standards for this use or its definition. However, the proposed unit design is what creates concern and Staff finds it does not fully meet the noted definition of Vertically Integrated as currently proposed. The submitted floor plan shows a relatively small commercial suite that has minimal storage space for inventory, no separate room for meetings, and no outdoor patio space to help activate the commercial frontage. Staff is concerned this small space could be rented out as a separate residential unit without the City being the wiser OR would become an office for the residence and not serve the nearby neighborhood as intended with the commercial component of vertically integrated residential projects. The proposed size of the commercial spaces in each unit will likely not support many of the allowed uses noted in the specific use standards for this use. This furthers Staffs concern that these units may become standalone residential, which is not an allowed use in the L-O zoning district. In addition to the units facing the adjacent public streets, the Applicant is proposing two units to the interior of the site that has even less visibility and presents more challenges to having a viable commercial component. Because of the location of this building, Staff is recommending these units are removed in lieu of additional parking and some open space for future residents and commercial patrons. An inclusion of open space for this development presents a more livable project and allows further opportunity for a shared space between the commercial and residential components of the project. Staff is aware the subject project is not proposed in an urban environment and a vertically integrated project more consistent with downtown Meridian would not fit with the existing neighborhood character. Commission should determine if the proposed vertically integrated project, despite meeting minimum code requirements, meets the intent of the proposed use. In order to help with some of the concerns noted,Staff is recommending the following revisions to the plans: 1) expand the commercial area of the units to potentially encompass the entire first level,2)remove the first exterior door to help delineate the commercial and residential areas of the units by creating two exterior facing doors;one for the residential, and one for the commercial suite,and 3) remove the two (2) units that frame the hard corner of W.Milano Drive and N. Cortona Way to incorporate a shared plaza space similar to what exists in the commercial area on the south side of McMillan in Bridgetower Crossing. With the addition of outdoor patio space/shared patio space the commercial component of this development would help activate some of the commercial spaces.Additional and more specific recommendations can be found under the elevation analysis below and in the conditions of approval in Section XA. The proposed use is subject to the following Specific Use Standards(UDC 11-4-3-41)—Vertically Integrated Residential Project: (Staff analysis in italics) Page 6 Item 3. 65 A. A vertically integrated residential project shall be a structure that contains at least two(2) stories. Submitted plans show compliance by proposing two-story units. B. A minimum of twenty-five(25)percent of the gross floor area of a vertically integrated project shall be residential dwelling units,including outdoor patio space on the same floor as a residential unit. Submitted plans show compliance with this standard by proposing vastly more residential floor area than commercial. In addition, the conceptual floor plans depict private patios on the first floor of each unit complying with the second portion of this standard. C. The minimum building footprint for a detached vertically integrated residential project shall be two thousand four hundred(2,400) square feet. The smallest of the four(4) buildings is proposed as approximately 3,600 square feet. Therefore, all of the proposed buildings comply with this standard. D. The allowed nonresidential uses in a vertically integrated project include: arts, entertainment or recreation facility; artist studio; civic, social or fraternal organizations; daycare facility; drinking establishment; education institution; financial institution;healthcare or social assistance; industry, craftsman; laundromat;nursing or residential care facility; personal or professional service;public or quasi-public use;restaurant;retail; or other uses that may be considered through the conditional use permit process.Noted and the Applicant shall comply with this specific use standard. As noted above, the proposed floor plans depict approximately 165 sq.ft. of commercial space, Staff has concerns that the proposed commercial space may not be large enough to accommodate many of the allowed uses noted above. E. None of the required parking shall be located in the front of the structure.According to the submitted plans, the required parking for each residential unit and the commercial spaces is located behind or adjacent to the structures. Staff finds the proposed design complies with this standard. Access(UDC 11-3A-3): One(1)driveway access is depicted on the overall site plan and connects to N. Cortona Way along the east boundary of the site—the only direct access to a public street for the project. The submitted plans also show the main drive aisle that bisects the project and lies across the shared property line to continue west to connect to an existing drive aisle utilized for the two office buildings along Ten Mile —this drive aisle connects to W. Milano Drive approximately 190 feet west of the subject sites. The additional office building shown on the submitted site plan is not part of this project and would likely only require administrative applications in order to be constructed. The site plan shows multiple drive aisles off of the main east-west drive aisle for access to the proposed vertically integrated units and the two-car garages. Staff anticipates the two access points shown on the site plans would be needed for safest and most efficient flow of traffic for this proposed project despite the future office building to the west not being a part of this project. Because of this, Staff is recommending a condition of approval to construct the northern portion of this drive aisle with this project to ensure adequate traffic flow for the site regardless of the timing of development of the office site shown west of the subject sites. Staff does not have concern with the proposed access for the project with Staff s recommended timing of the east-west drive aisle construction and previous mentioned recommended condition to widen the drive aisles to meet code requirements. Parking(UDC 11-3C): UDC Table 11-3C-6 requires the following off-street parking spaces for the proposed use of vertically integrated residential project: one(1) space per residential unit and the standard parking ratio for Page 7 Item 3. 66 nonresidential uses(1 space per 500 square feet of gross floor area). Based on 16 residential units, a minimum of 16 spaces should be provided. As noted,each unit is proposed with a two-car garage that exceeds our dimensional standards and therefore exceeds code requirements. Each commercial space is less than 500 square feet requiring one additional space per unit—according to the submitted plans, 20 additional parking spaces are proposed on the subject site. Based on the submitted plans,the proposed parking exceeds UDC requirements and Staff has no concern with the parking proposed for the site. Sidewalks(UDC 11-3A-1 There are existing 5-foot wide attached sidewalks along the adjacent public streets,W. Milano Drive and N. Cortona Way and meets UDC standards for these areas. Any damaged curb, gutter or sidewalk is required to be replaced if damaged during construction. The submitted plans do not show any additional sidewalk connections from the front of the buildings to the existing sidewalks, as required in UDC 11-3A-19. Stafffinds this to be a missed opportunity to activate the building frontage with the adjacent streets for the commercial suites. Therefore, consistent with Staffs additional recommendations to add a separate commercial door on the front facade of each unit,Staff is recommending additional 5-foot wide sidewalks are constructed from the front of the units facing public streets(14 of the 16 units). Because of the overall design of the units abutting each other in a mirrored format,Staff is acceptable to shared connections to the attached sidewalks so long as each unit entrance has a sidewalk connection to the shared connection. Please see exhibit below for an example: Or - P � r - r I + I i I � I � I Block 1 2 C I I I I I y- -- Vt,4M0 ---- -�_--- Landscaping(UDC 11-3B): A 10-foot wide street buffer is required to be provided along N. Cortona Way to the east, a local street, and a 20-foot wide street buffer is required along W. Milano Drive, a collector street, landscaped per the standards listed in UDC 11-3B-7C.Parking lot landscaping is required per the Page 8 Item 3. 67 standards listed in UDC 11-3B-8C. A 20-foot landscape use buffer to the existing single-family residential to the north is also required. All required street buffers are existing and comply with code requirements. The submitted landscape plan depicts the required 20 foot wide use buffer along the north property boundary but does not show the required number of trees. According to the aerial imagery, there appears to be existing and mature trees in this buffer but this is not depicted on the plans. The existing landscape conditions should be added to the plans with the future CZC submittal. The required parking lot landscaping appears to be compliance with UDC requirements except for the area adjacent to the parking lot along the west boundary on the south parcel. D. This should also be revised with the future CZC submittal. Fencing(UDC 11-3A- : According to the submitted landscape plan,it is unclear if any fencing is proposed with this project. Code does not require perimeter fencing but there is existing fencing along the north property boundary that belongs to those homes within the Verona Subdivision. If any additional fencing is proposed in the future, a detail of the proposed fencing should be included on the landscape plans with the CZC application that demonstrates compliance with the standards in UDC 11-3A-7. Building Elevations: The conceptual building elevations submitted with the application depict two-story units with two-car garages that are attached via internal breezeways. Overall,the elevations depict farmhouse style architecture with the addition of lighter stone accents and larger windows along the first floor commercial fagade. Administrative Design Review was not submitted concurrently with this application so one will be required with the future CZC submittal. Furthermore, Staff will analyze the proposed elevations for compliance with the Architectural Standards Manual(ASM) at the time of Design Review submittal. Upon initial review of the conceptual elevations, they appear to meet the required standards of the ASM. However, as stated throughout this report, Staff has concerns with how the commercial suite is delineated from the residential portion of the building. Staff finds the proposed building fagade where the main entrance is located makes it difficult to determine where the residential and commercial lay. In the last pre-application meeting, Staff discussed this issue with the Applicant and requested they look into providing different treatment to the first floor fagade in question in order to more clearly delineate the commercial and residential uses of the building in order to help activate the commercial component. In the spirit of this request and consistent with Staffs other recommended revisions to the building design,Staff is also proposing the future Design Review elevations to include a more traditional commercial storefront for each commercial space by providing more window area, if possible, a different field material on the first floor fafades overall,and to include the dedicated commercial entry door noted on the front facing facade, as recommended in previous sections of this report. With these revisions,Staff believes not only the elevations are improved but the overall project is also improved by providing a better avenue to activate the commercial aspect of the proposed project. Certificate of Zoning Compliance(UDC 11-5B-1): A Certificate of Zoning Compliance(CZC)is required to be submitted for the proposed use prior to submittal of a building permit application to ensure compliance with UDC standards and the conditions listed in Section X. Page 9 Item 3. ■ VIII. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit with the conditions in Section X per the Findings in Section XI. IX. EXHIBITS A. Site Plan(date: 10/6/2021)(NOT APPROVED) S89'36'11°E ] LL— I I I �E I 1 + !! I .emu. I I 1 r I 1 I !r II 1 ! Y — 1 It Y a + 1 E I I Y ri'+t^iH Ea9�Pl roar r F � 1 � I I I j I iwr r 1 I I I j I � 1 � I 1 Y 1 Y ' 1 1 I ` — — ——---------------------- Page 10 Item 3. F69 - r f I _ J I I 11 I I I I I I I I / I e I + + r • � I I F I r F I I I 1 I _ I I I ' I - I I I I �-I I ` T, Page 11 Gmz F70 B. Landscape/a(date: 9/30/20 q w � ] �\\w, . ---, —w� e � ■ . ' - K ��. • xQa6.. wz \ r �\ n � , Page 12 Item 3. 71 C. Conceptual Floor Plan Ll- 2 3 4 �4PRELIMINARY s LOT BLOCK IL .R A �s W � I _. 1� 3 77 4 03. x�eae FLOOR PLAN-MAIN LEVEL A2.O X Page 13 Item 3. 72 LIVE— 1 2 3 4 II III I I I I I I o�m°oux 3oe�cv3`u� PRELIMINARY I I I I I I I I I I I i II I � rUr�o3E° ° I I I LOT BLOCK . I I II I I VV II �zeE I I I I Fr er I I I I I OWr E W • J.r S Y �LsnT..... znnn yr wnxnM e PC ti accen su r xa c:i�iwczrrt �"Z ��'� - A A 1 2' 3 4 FLOOR PLAN-UPPER LEVEL ° A2.1 Page 14 Item 3. F73 D. Conceptual Elevations(NOT APPROVED) N N Page 15 Item 3. 74 X. CITY/AGENCY COMMENTS & CONDITIONS A. Planning 1. The Applicant shall comply with the approved site plan, landscape plan, and generally comply with the conceptual building elevations approved in this report as depicted in Section IX and revised per Section X.A. 2. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-41 for the proposed Vertically Integrated Residential Project. 3. Hours of operation for any future commercial in the commercial suites shall be limited to 6:00 AM to 10:00PM,per UDC 11-213-313 for the L-O zoning district when it abuts a residential use or district. 4. Prior to building permit submittal,the Applicant shall obtain Certificate of Zoning Compliance(CZC) and Administrative Design Review(DES) approval from the Planning Department. 5. The site plan(s) shall be revised as follows prior to the Planning and Zoning Commission hearing: a. All drive aisles shall be a minimum of 25 feet wide,per UDC 11-3C-5 standards. b. For the facades facing W.Milano Drive and N. Cortona Way,depict additional 5-foot wide sidewalks connecting from these building entrances to the existing sidewalks along the public streets. c. Remove the two units framing the corner of W. Milano Drive and N. Cortona and add a shared plaza space with outdoor seating and shade structures. d. Remove the two units not along the adjacent streets in lieu of additional parking and some usable common open space for the development. 6. The landscape plan(s) submitted with the Certificate of Zoning Compliance application shall depict the following revisions: a. Depict all existing landscaping on the subject sites to ensure compliance with UDC standards. b. Depict at least 5 feet of landscaping and the required number of trees along the west project boundary and adjacent to the proposed parking lot on the south parcel(3042 W. Milano Drive). c. Depict the additional 5-foot wide sidewalks as noted above. d. Depict the shared plaza as noted above with appropriate landscaping elements. 7. The conceptual building elevations and renderings shall be revised as follows prior to the Planning and Zoning Commission hearing: a. The first floor fagade facing and visible from the adjacent public streets(W.Milano Drive and N. Cortona Way) shall depict a different field material and color than the second floor fagade. b. The first floor fagade facing adjacent public streets shall depict a dedicated commercial entry door made of glass to help delineate the commercial suite of the project—this does not mean the overall size of the window front shown on the conceptual elevations should be reduced. Page 16 Item 3. 75 8. Prior to the Planning and Zoning Commission hearing,the conceptual floor plans shall be revised as follows: a. Expand the commercial areas of at least some of the units to help the viability of the commercial component of this project. b. Remove the first exterior door to help delineate the commercial and residential areas of the units by creating two exterior facing doors; one for the residential,and one for the commercial suite. 9. The east-west drive aisle depicted on the site plan(s)that connects from N. Cortona Way,to the existing north-south drive aisle on parcels R9010670065 &R9010670015 shall be constructed with the first phase of this project to ensure adequate traffic flow for the site. 10. Protect the existing landscaping on the site during construction,per UDC 11-3B-10. 11. The conditional use approval shall become null and void unless otherwise approved by the City if the applicant fails to 1)commence the use, satisfy the requirements, acquire building permits and commence construction within two years as set forth in UDC 11-5B-6F.1; or 2) obtain approval of a time extension as set forth in UDC 11-5B-6F.4. B. Ada County Highway District(ACHD) No staff report has been submitted at this time. A Traffic Impact Study(TIS) was not required for this project. C. West Ada School District(WASD) https://weblink.meridiancity.orgJ ebLink/DocView.aspx?id=244897&dbid=0&repo=MeridianC iv D. Department of Environmental Quality(DEQ) https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=244941&dbid=0&repo=MeridianC hty XI. FINDINGS A. Conditional Use Permit The Commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. With Staffs recommended revisions, the site meets all the dimensional and development regulations of the L-O zoning district and the proposed use of Vertically Integrated Residential Project. Therefore, Staff finds the site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Staff ,finds the proposed use will be harmonious with the Comprehensive Plan per the analysis and applicable policies noted in Section V of this report. Page 17 Item 3. ■ 3. That the design,construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds the design, construction, operation, and maintenance of the proposed use with the conditions imposed, should be compatible with other uses in the general vicinity and shouldn't adversely change the character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. If the proposed use complies with the conditions of approval in Section X as required, Stafffinds the proposed use should not adversely affect other properties in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection,drainage structures,refuse disposal, water, and sewer. Staff ,finds the proposed use will be serviced adequately by all of the essential public facilities and services listed. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Staff ,finds the proposed use should not create any additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise, smoke, fumes, glare or odors. Stafffinds the proposed use should not involve activities that would 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) 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. Page 18 Item 4. 77 (:> E IDIAN*-----, AGENDA ITEM ITEM TOPIC: Public Hearing Continued from December 16, 2021 for Moshava Village Subdivision (H-2021-0067) byJUB Engineers, Inc., Located at 4540 W. Franklin Rd. and 4490 W. Franklin Rd. Applicant Requests Withdrawal of Application A. Request: Annexation of 5.14 acres of land with the R-15 zoning district. B. Request: Preliminary Plat consisting of a total of 30 single-family residential building lots and 3 common lots on 6.48 acres of land. Item 4. F78 (:�N-WE IDIAN IDAHO PUBLIC HEARING INFORMATION Staff Contact:Joseph Dodson Meeting Date: January 20, 2022 Topic: Public Hearing Continued from December 16, 2021 for Moshava Village Subdivision (H-2021-0067) by JUB Engineers, Inc., Located at 4540 W. Franklin Rd. and 4490 W. Franklin Rd. A. Request: Annexation of 5.14 acres of land with the R-15 zoning district. B. Request: Preliminary Plat consisting of a total of 30 single-family residential building lots and 3 common lots on 6.48 acres of land. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the Planning and Zoning Commission Public Hearing Item 5. 79 (:> E IDIAN*-----, AGENDA ITEM ITEM TOPIC: Public Hearing Continued from November 18, 2021 for Jamestown Ranch Subdivision (H-2021-0074) by Walsh Group, LLC, Located Near the Southeast Corner of the N. Black Cat and W. McMillan Rd. Intersection at 4023 W. McMillan Rd. and parcels 50434223150, 50434212970, 50434212965, and 50434212920. A. Request: Annexation and Zoning of 80 acres of land with a R-8 zoning district. B. Request: A Preliminary Plat consisting of 294 building lots and 25 common lots. Item 5. F80 (:�N-VE IDIAN IDAHO PUBLIC HEARING INFORMATION Staff Contact:Alan Tiefenbach Meeting Date: January 20, 2021 Topic: Public Hearing Continued from November 18, 2021 for Jamestown Ranch Subdivision (H-2021-0074) by Walsh Group, LLC, Located Near the Southeast Corner of the N. Black Cat and W. McMillan Rd. Intersection at 4023 W. McMillan Rd. and parcels SO434223150, SO434212970, SO434212965, and SO434212920. A. Request: Annexation and Zoning of 80 acres of land with a R-8 zoning district. B. Request: A Preliminary Plat consisting of 294 building lots and 25 common lots. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the Planning and Zoning Commission Public Hearing Item 5. ■ STAFF REPORTC�WE IDIANn-=- COMMUNITY DEVELOPMENT DEPARTMENT A H O HEARING 11/18/2021 Legend I DATE: F�;ev•LcoflTion TO: Mayor&City Council AIWI FROM: Alan Tiefenbach - d� 208-884-5533 M MU SUBJECT: AZ,PP -H-2021-0074 Jamestown Ranch Subdivision --------} LOCATION: Parcels 50434223150, 50434212970, SO434212965, SO434212920, and 4023 W. McMillian Rd, located at the ;--- southeast corner of the N.Black Cat/W. ----- McMillian Rd intersection. I. PROJECT DESCRIPTION Annexation with the R-8 zoning district,and preliminary plat to allow 294 building lots and 25 common lots on 80.3 acres of land. IL SUMMARY OF REPORT A. Project Summary Description Details Acreage 80.3 Future Land Use Designation Medium Density Residential 8-12 du/acre Existing Land Use(s) Vacant and 2 single family residences Proposed Land Use(s) Single Family Residential Lots(#and type;bldg./common) 294 building lots,25 open space lots, 15 access lots Phasing Plan(#of phases) 2 phases Number of Residential Units(type 294 of units) Density(gross&net) 3.66 du/ac gross,6.17 du/ac net Open Space(acres,total 11.63 acres of qualified open space(14.5%) [%]/buffer/qualified) Amenities Two large parks,each with a swimming pool and clubhouse,a pickleball court, several pocket parks and internal landscaped trail connections. Physical Features(waterways, Lemp and Creason Lateral run along the western property hazards,flood plain,hillside) line,Lemp Lateral also runs along the northern property line. Neighborhood meeting date;#of July 21,2021 —5 attendees attendees: Page 1 Item 5. F82 Description Details History(previous approvals) None B. Community Metrics Description Details Ada County Highway District Report Pending,preliminary comments submitted • Staff report(yes/no) Yes Access(Arterial/Collectors/State N. Black Cat Rd and W.McMillian Rd Hwy/Local)(Existing and Proposed) Stub Street/Interconnectivity/Cross Three internal connections—two aligning with N. Access Bartok St. and N. Grand Lake Wy. at the Quartet Northeast No 2 subdivision to the south,and one aligning with W.Viso St. from the east through the Volterra Heights subdivision. Existing Road Network N.Black Cat Rd.and W.McMillian Rd Existing Arterial Sidewalks/ None along the subject property.There is a 25 ft.wide Buffers buffer and 5 ft.wide sidewalk on the west side of N.Black Cat Rd installed with the Oak Creek No 3 Subdivision. Proposed Road Improvements No right-of-way dedication is required along W. McMillian Rd as it will be offset to the north when widened in the future.ROW dedication of 50'from centerline will be required from N.Black Cat Rd. The applicant will be required to construct westbound turn lane on McMillian at the collector. Fire Service • Distance to Fire Station 2.7 miles to Fire Station 5 • Fire Response Time >5 minutes • Resource Reliability >80% • 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 • Distance to Police Station 7.4 Miles • Police Response Time P3 4:11 P2 8:16 P1 12:57 • Calls for Service IL 792 • %of calls for service split %of P3 CFS 1.4% by priority %of P2 CFS 72.2% %of P1 CFS 25.5% %of PO CFS .9% • Crimes 59 • Crashes 27 Page 2 Item 5. F 3 Wastewater • Distance to Sewer Directly Adjacent Services • Sewer Shed North Black Cat Trunkshed • WRRF Declining Balance 14.22 • Project Consistent with Yes WW Master Plan/Facility Plan • Comments • Flow is committed • Do not have mains in common driveways.There are multiple common driveways for 2 or 3 lots. These should all have sewer services run from the main in the street. • Do not extend sewer main outside of Right-of-Way. Instead run services from main that reside in the road to each lot. • Sheet PP2.3 at the bottom left corner has a sewer line running through a common lot and part of a residential lot. The City does not want sewer in common lots or residential lots.Reconfigure so sewer is in Right-of- Way. • Angle of pipe going into/out of manhole in the direction of flow needs to be a minimum of 90 degrees. This is not the case for manhole at intersection of Doctor Brunn Ln and Cattleman Way. • Applicant to ensure that no sewer services cross infiltration trenches. Water • Distance to Water Services Directly Adjacent • Pressure Zone 1 • Water Quality No concerns • Project Consistent with Yes Water Master Plan • Comments • Remove water mains in common driveways and run services to the lots,place meters in Right-of-Way. • There are no water main sizes listed on the plans. Make sure that the water main in N Grand Lakes Way is 12". • Remove the water main in the alley in Sunday Loop. Place water meters at the Right-of-Way and then run water services to houses in the alley. Each phase will need to be modeled to make sure minimum pressure is met at each phase Page 3 Item 5. F84 Project Area Maps Future Land Use Map Aerial Map Legend 0 Legend CEM-0ff t leiF-aject Laoaion I P�ajec'Lccafion F. LJ -vW r r rvx iL WOW &. amp Zoning Map Planned Development Map Legend eegend [CF:eject Laeafon R. 0PAaJJec*Loeaiian R T R-4 + City Lnwt U� R — K3prned Pamea s _ liar Up 'RUT p I r i IR-8 RUT _ v ., Applicant Information A. Applicant Representative: Stephanie Hopkins,KM Engineering LLP 5725 N. Discovery Way,Boise,ID 83713 B. Owner: Walsh Group—PO 1207,Eagle,ID 83616 Page 4 Item 5. 85 III. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 11/2/2021 Radius notification mailed to properties within 300 feet 10/27/2021 Nextdoor posting 11/28/2021 Sign Posting 10/29/2021 IV. STAFF ANALYSIS A. Annexation: The proposed annexation area is contiguous to City annexed property and is within the Area of City Impact Boundary. To ensure the site develops as proposed by the applicant, staff is recommending a development agreement as part of the annexation approval. B. Future Land Use Map Designation(https:llwww.meridianciU.or /g compplan) This property is designated Medium Density Residential on the City's Future Land Use Map (FLUM)contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities of three to eight dwelling units per acre. Density bonuses may be considered with the provision of additional public amenities such as a park, school, or land dedicated for public services. The annexation area is near existing public services and is surrounded on three sides by the City limits. The proposed land use of single family residential is consistent with the recommended uses in the FLUM designation. The proposed project has a gross density of 3.66 du/ac, meeting the required density range listed above. Therefore, Stafffinds the proposed preliminary plat and requested R-8 zoning district to be generally consistent with the Future Land Use Map designation of Medium Density Residential. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section IX.A. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. C. Comprehensive Plan Policies(https:llwww.meridiancioy.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 proposed traditional single-family detached and alley-loaded homes will contribute to the variety of residential categories in the City; however, there is no variety in housing types proposed within the development. Daphne Square Subdivision (zoned R-15)and single-family homes in the County(zoned RUT) are across W. McMillan Rd. to the north. To the south is the Quartet Subdivision (zoned R-8). To the east is the single family detached Volterra Heights Subdivision (zoned R-8)and across N. Black Cat Rd. to the west is the Oakcreek Subdivision (zoned R-8). Given the property is completely surrounded by single-family detached, single family detached with comparable lot sizes is appropriate for the subject property. Page 5 Item 5. ■ 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. There are also S ft. wide detached sidewalks along N. Black Cat Rd. This is the same width provided along N. Black Cat Rd. by the Quartet Northeast No 1 Subdivision to the south and the Daphne Square Subdivision to the north. 10 ft. wide pathways are provided along W. McMillian Rd, which is consistent with the pathway alignment shown on the Pathways Master Plan, and along one side off. Grand Lakes Wy(the internal collector). Staff does believe there are portions of the development where there could be more direct non- motorized connectivity to the amenities and common open space within the development as well as to the detached sidewalk along N. Black Cat Rd. Staff has red-marked these recommended connections on the landscape plan below. As will be mentioned in the Qualified Open Space and Amenities Sections below, the applicant proposes several connected common open space areas and amenities throughout this development. • "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, along N. Black Cat Rd, and 10 ft. wide pathways are provided along W. McMillian Rd and N. Grand Lakes Way. Staff is recommending several additional micro pathway connections as a condition of approval. "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 along W. McMillan Rd. to the south. • Ensure that new development within existing residential neighborhoods is cohesive and complementary in design and construction. (2.02.02F) Daphne Square Subdivision (zoned R-1 S)and single-family homes in the County(zoned RUT)are across W. McMillan Rd. to the north. To the south is the Quartet Subdivision (zoned R-8). To the east is the single family detached Volterra Heights Subdivision (zoned R-8)and across N. Black Cat Rd. to the west is the Oakcreek Subdivision (zoned R-8). These subdivisions have comparable densities to what is being proposed. This development proposes architecture consisting of one and two-story homes with pitched roofs, stone bases and/or lap siding with gabled roofs and dormers comparable to what has been approved with adjacent subdivisions. In order to ensure compatibility and quality of design with existing and approved residential uses surrounding the property,staff recommends a condition that rear and/or sides of 2-story structures on facing W.McMillan Rd,N.Black Cat Rd. and N. Grand Lakes Wy. incorporate articulation through changes in two or more of the following:modulation (e.g.projections, recesses,step-backs,pop-outs),bays,banding,porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines.Single-story structures are exempt from this requirement. Planning approval will be required at time of building permit. Page 6 Item 5. 87 • 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) There are presently 3 accesses off of W. McMillian Rd., two of which are being used by existing single-family residences. There is one access on N. Black Cat Road at the south property line. This proposal would remove two of the W. McMillian Rd. accesses and provide a new collector access approximately hal6vay between the east and west property lines. The N. Black Cat Rd access would be shifted to the north to align with W. Quintale St. in the Oak Creek Subdivision. There are three internal accesses—two aligning with N. Bartok St. and N. Grand Lake Way.from the Quartet Northeast No 2 to the south, and one aligning with W. Viso St.from the east through the Volterra Heights Subdivision. D. Existing Structures/Site Improvements: There are two existing single-family residences on the subject properties. One residence(4023 W. McMillan Rd.)is proposed to remain on a 76,888 sq. ft. lot. E. Proposed Use Analysis: Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning districts in UDC Table 11-2A-2. F. 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. Eleven 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 driveway meets the minimum width of 20' and does not exceed the maximum length of 150'. Solid fencing adjacent to common driveways is prohibited, unless separated by a minimum five-foot wide landscaped buffer. G. Access(UDC 11-3A-3): W. McMillian Rd along the property frontage is 2 lanes with no curb,gutter or sidewalk.N. Black Cat Rd is 2 lanes with a 5' detached pathway on the western side(Oak Creek Subdivision). This development proposes five points of access. The primary access will be a collector street off W. McMillian Rd. (N. Grand Lakes Wy.) approximately midway between the east and west property lines,making an"S"curve through the property and connecting into Quartet Northeast No 2 at the southeast corner of the property. The other three accesses would be local streets-one is a western access to N. Black Cat Rd. which aligns to W. Quintale St., an eastern access which Page 7 Item 5. ■ connects to W.Viso St. from the Volterra Heights Subdivision, and an additional southern access which connects to Sunnyside Ave.,also in the Quartet Northeast No 2. N. Grand Lakes Way(the collector)does not align with N.Joy St. to the north as is shown on the ACHD Master Street Map. Instead, it is offset approximately 985 feet to the west. This offset occurs because there are existing utility poles obstructing the ACHD-preferred alignment with N. Joy St. During preliminary discussions ACHD has responded that they support this proposed alignment. Although ACHD is still working on a staff report, staff has been in communication with them regarding this project.All roads in this development are proposed to be built to ACHD standards. ACHD will not be requiring any additional dedication along W. McMillian Rd.because it will be shifted to the north during a future widening project. ACHD is requesting ROW dedication along N. Black Cat Rd. of 50 ft. from centerline. The applicant will be required to construct a westbound turn line at the intersection of the collector with W. McMillian Rd. Staff is recommending as a condition of approval that required frontage improvements along N. Black Cat Rd and W.McMillian Rd including pathways, landscape buffers,detached sidewalk and left turn lane shall be constructed with the first phase of development. The applicant proposes pavers on the local roads instead of standard pavement. The applicant states pavers will not only help to alleviate some of the challenges associated with the high groundwater present in the area,but will foster an exclusive and high-quality charm for future residents. ACED is still discussing whether they will support this alternative. H. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11- 3C-6 for single-family detached dwellings based on the number of bedrooms per unit. Future development should comply with these standards. 1. Pathways ( UDC 11-3A-8): A 10 ft.wide detached pathway is reflected along W. McMillian Rd. which is consistent with the alignment shown on the Pathways Master Plan.There is also a 10 ft. wide detached pathway along one side of N. Grand Lakes Way. (the internal collector)which connects to the W. McMillian Rd.pathway. Several micro-pathways are reflected providing connectivity to internal portions of the development. As mentioned in the Comprehensive Plan analysis above,to improve more direct pedestrian connectivity, staff is recommending additional micro-pathway connections(red-marked on the landscape plan below). J. 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 (except for a 10 ft.wide pathway along one side of N. Grand Lakes Way). There is also a 5 ft.wide detached sidewalk provided along N. Black Cat Rd. This 5 ft. width is consistent with the width of the sidewalk along N. Black Cat Rd. provided by Quartet Northeast No 2 to the south as well as the Daphne Square Subdivision to the north. K. Parkways (UDC 11-3A-17): Parkways are provided between the detached sidewalks and road on both sides of all local roads except for Sunday Loop (Lot 1-27,Block 5). All parkways meet the requirements of 11-3A-17 and 11-313-7 including at least 8 ft. in width and landscaped with at least 1 tree per 35 feet. Page 8 Item 5. 89 L. Landscaping(UDC 11-3B): UDC 11-2A-6 requires 25 ft. wide buffers along arterial roads(N. Black Cat Rd. and W. McMillian Rd.)and 20 ft.wide buffers required along collector roads (N. Grand Lakes Way). The landscape plan reflects a buffer from the N. Black Cat Rd. edge of pavement ranging in width from between 70 ft. from the at the south to 120 ft. wide at the north. The Creason Lateral and the Lemp Lateral as well as a maintenance road are both located within this buffer, although there is an additional landscape strip width of 25 ft.wide between the laterals and the exterior property fences.Along W.McMillian Rd.to the north,there is a buffer ranging in width from between 64 ft. and 80 ft. in width. The Creason Lateral is also located in this buffer;there are landscape strips of at least 25 ft. in width between this lateral and the exterior property fences. Both arterial buffers meet the minimum requirement for at least one tree per 35 ft. in width; the areas containing laterals are shown to be sod. Buffers of at least 30 ft. in width are provided along N. Grand Lakes Way(20 ft. is required). 8 ft wide landscaped parkways are provided along most of the internal local streets with the exception of the Sunday Loop at the NE portion of the site. The landscape plan includes 11.63 acres of qualified open space(14.5%)as will be discussed in the Qualified Open Space and Amenities sections below. The landscape plan indicates there are no healthy existing trees meeting the preservation requirements on the property. M. Qualified Open Space (UDC 11-3G): 14.5%(11.63 acres) of qualified open space is shown. This includes 1.19 and 2.42-acre neighborhood parks, several smaller pocket parks, landscaped pathways, 8 ft.parkways and 100% of the collector buffers. The common open space exhibit indicates the arterial buffers as"non-qualified open space" whereas '/z of this area can be counted as qualified open space per UDC 11-3G-3. N. Qualified Site Amenities (UDC 11-3G): Based on the area of the proposed plat(80.3 acres),4 amenities are required(one for the first 5 acres, one for each additional 20 acres). The subdivision provides two large parks,each with a pool and clubhouse(counting as six amenities because the parks are at least 20,000 sq. ft. in excess of the minimum 5,000 sq. ft. requirement). A pickleball court is provided within one of these parks (Lot 7,Block 5). There are two pocket parks(Lot 6,Block 9 and Lot 46,Block 2). There is also an additional 4%of open space beyond the required 10%and internal pedestrian and bicycle pathways bisecting several of the blocks which are not required pathways. The proposed development exceeds the minimum requirements. O. Waterways(UDC 11-3A-6): The Creason Lateral runs along the western property line paralleling W. McMillan Rd. and connecting through the Quartet Subdivision to the south. The Lemp Canal adjoins with the Creason Lateral along the property's frontage adjacent to McMillan and continues to travel south along Black Cat Road. Both laterals will be piped per UDC 11-3A-6. Maintenance roads are indicated along both laterals. Coordination will be ongoing with the irrigation districts managing the waterways to meet their requirements. P. Fencing(UDC 11-3A-6, 11-3A-7): The landscape plan includes a fencing plan. 6 ft.high solid vinyl fencing is provided along the entire perimeter of the property and along the sides of most residential lots that are adjacent to detached sidewalks(with visibility from the road maintained). 5 ft.high open vision fencing is provided around the open spaces, a 6 ft.high open style fence is provided around both pools, and Page 9 Item 5. 90 there a 4 ft.high open style fence is provided around the pickleball court. 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 along W. McMillan Rd to the south. There appears to be an Idaho Power utility easement indicated on the public utility plan that is not shown on the plat. All easements should be shown on the preliminary plat and only Class I trees may be planted within these areas per UDC 11-313-5. R. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant has submitted a large number of elevations of the single-family homes for this project as well as the clubhouses(see Section VI.F below). The single-family 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, stone wainscoting, 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. As noted in the Comprehensive Plan section, a large number of the houses will be very visible from W. McMillian Rd.N. Black Cat Rd. and N. Grand Lakes Wy. Therefore, staff recommends a condition that the rear and/or sides of 2-story structures that face W. McMillian Rd. and N. Black Cat Rd. incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies, material types,or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. Planning approval will be required at time of building permit. V. DECISION A. Staff: Staff recommends approval of the requested annexation, zoning and preliminary plat with the conditions noted in Section IV.per the Findings in Section VIII. Page 10 -1 Item 5. 91 VI. EXHIBITS A. Annexation and Rezoning Exhibit(date: 9/17/2021) September 17,2021. Project Nul 21-048 Jamestown Ranch Subdivision Exhlbit A City of Meridian Annexation Legal Descriptian A parcel of land being all of the North 1/2 of the Northwest 7/4 of Section 34,Township 4 North, }Range I West, Boise Meridian,Ada County, Idaho,and being more partitularly described as follows: BEGINNING at a found brass cap m arking the Northwest corner of said Section 34,thence following the northerly line of said Northwest 1/4, 589°35'51"E a distance of 2,653.92 feet to a found aluminum cap marking the North 1/4 corner of said Section 34; Thence leaving said northerly line and following the easterly line of said Northwest 1/4,500'43'47"W a distance of 1,323.32 feet to the Center North 1/16 corner of said Section 34; Thence leaving said easterly line and following the southerly line of said North 112 of the Northwest 1/4, N89°26'06"W a distance of 2,647.62 feet to the North 1/16 corner of Section 33 and said Section 34; Thence leaving said southerly line and following the westerly line of said Northwest 1/4, fv00`27'24"E a distance of 1,315.80 feet to the POINT OF BIG INNING. Said parcel conW1 ns 80.299 acres,mere or less,and is 5ubject to a I I existing easements and/or rights-cF-way of record or imp?ied- Attached hereto is Exhibit 8 and by this referehCe is hereby made a part hereof. P.l L A No S q � t 16662 Un Y KE Page 11 Item 5. F 2 POIiNT OF BEGINNING VOLIND ALUMINUM CAP FOUND BRASS CAP N 1/4 CORNER SECTION 34 NW CORNER SECTION 34 W. McMillan Rd. 28 2T BA515 OF BEARINGS S89'35'51"E 26 53.92' �7 33 34 34 ao „� -ZD LO = "} ; { 4- M u V w u � n1 fti 2 � � N 1/16 CORNER, FOUND ALUMINUM CAP � SEGTION!� 33 AND 34 C-N 1/16 CORNER SECTION 34 33 N89'26'46"W 2647.62- 34 Nseq LEGEND a r� - - 1 662 FOUND ALUMINUM CAP (k FOUND BRASS CAP 250 500 1000 � E �� A CALCULATED POINT �t or — — — SECTION LINE Y Plan Scale ANNE)WION BOUNDARY d 1 — ————— — —SURVEY TIE LINE Page 12 � m FM . . ------------ _-_-_----------- -_---_-- _____---- ---------- ___-_-____--_---- mm ® II -al - - = - _: _ - -___ _____--_=_-: -------------------------------------- __ ____ -------- ........------ moll I m - Mkw 40 }_ ILi '`tea,,, Ai- Pit aim:. i Item 5. F94] D. Landscape Plan Marked Up with Recommended Pathway Connections(date: 9/9/202 1) tIO—WO 4= 1 W 2 kill Ike I .21 %L161L11.11 �4 -v oo S v co n A. I.. P tot E. Fence Exhibit(date: 9/9/2021) ii, ND 6 S 8 S tR 8 0 0 C9 Q� 9 IEP P REU MIN ARY PLAT FENCE EXHI BIT -Tir Page 14 Item 5. F95] F. Common Open Space Exhibit(date: 9/9/2021) ' � —a+ V' n� �r—R+—�w— - .nRYN k+ M� V� nNrN�n, .n- •.�. —... W k1Gl16fRN�D .• ISM _ �IEklk ulBoll r'v _ - li — I II I rj CG C C @ c � � ® C C«I C� Cw C � '� � 0U C 9CO)C i k s glkkml W u mll.fnl Ilk u: Q @ 1 WLVE Ntl5E 4T woulrruks 9 @ elntlli _ 1• r Q 0� 9 Q 9 0_ Q !a C+ r" DWIXwMa /I4 , •I I �� k'� � O lfllYi � V � V i_J V:' � � YJ V L' V � 5 6 r � � 'til FlUM 1REF LYIk ■r l FwtlA TIEE IAIkF -[' S C.} csrx w uhnA�— guar urek.� —� a7' LEGEND�� Yra.�RW dCl-0F _ nN6 I�1� PARKWAY (OUAUFIE6 OPEN SPACE) COMMON LOT (QUAUFIEO OPEN SPACE) COMMON LOT (NOT SuIAURE❑ OPEN SPACE) Page 15 Item 5. 96 G. Common Drive Exhibits •L W N � r R R EA, REaR + EAR I —1 FREAR L � Iw N I� I N IN Ire T V IN l IN V 1 L A V v n v o P.n 6 n !n 0 m 8LOC101 m� rn � m m �, b. I.�-.5• P.�5• S.�.J •` �5 y T 5T 12 Ing " �ARAOE r N GARRGE ��c^` + BLpCR 1 o� FRQN—TI Nut 20 COMMON' L. 4 KENNEDY W kENNEDY LN COMMON L c5m q; 11 sD'—�I O DRIVE ." 1.1—SIDE J DRIVE O ` 3. � ils L L sTDE J _ DRIVEWAY FOR LOT 8 pklvEWar FOR LOT 12 BLOCK 1 TO RE SIDE �'� BLOCK 1 TO THE LCCATEP ON THE 10 SIDE _LOCATED ON lHE ppPp51}E SIRE OF OPPOSITE SIDE OF THE SHARED •af f THE SHARED WMMOn 1 + � DRIVE PROPERTY LINE COMMON DRIVE 77 I PROPERTY LINE 20, 1 I 'r' 20' -I' � LOT g IS A LfiT 15 IS A 4 10' SIDE L SIDE 1D NON-301LDABLE NON-R❑ILOARLE COMMON �+ I ] l COM4AON LOT WITH A Lpr WITH A BLANKET BLANKET INGRESS/-R— N g a IGRESS/EGRESS EASEMENT IN FAVOR OF 3 EOSEMENT IN FAVOR OF LOTS 13i 14 AN 1fi, „r LOTS 5,7 AN P 8, BD 1 DRIVEWAY FOR LOT 17 BLOCK} BLOCK I TO 8E LQC 7ED RM-DINO 04 THE QPHO$ITE SIDE ENVELOPE, OF THE 5HARED COMMON TYPICAL BOILDINP ErWELQM ORNEWAT FOR LOT 4 PRIME PROPERTY uNE TYPICAL 9LOCK I TO BE LOCATED ON THE OPPOSITE 510E OF THE SHARD]COMMON DRIVE PROPERTY LINE LOTS 4-9,BLOCK 1 LCIT512-17 BLOCK 1 i C C 40 8G 12Q D 4O BO 120 Plan 5-1,_1"=40' P'ian Scale=l"=40' N r Y REAR rREAR T REAR�� fREAR + I—KEIVR + EAR I i r T M M Irn M 4 m g• 5' � 5' S'� 33LOCR1 � _ dye 6LOCK1 � f L AAGE FROMY f w LRPNT 16— COMMON (GENNE➢YLN KENNEDY LN m10, COMMON tD' s C I J DRIVE 'T1- W, DRIVE O `_�_s1Ds DRIVEWAY F9fl LOT 44 OLOCK 1 TO BE DRIVEWAY FOR LOT 47 SIDE ��yJ ' LOCATED ON THE QLOGK i Tp HE L9GATEP C'-d SZOE A� 12� gg7 OPPOSITE 51OE OF ON THE OPPOSITE 510E CC'x h THE SHARED COMMON OF THE SHARED DDMMON J DRIVE PROPFRIY LINE DRIVE PROPHUY LINE 1� 20' i12. LOT 41 IS A 10, E NON-BOILG I_E COMMON LOT 50 IS A �." LOT WITH A BLANKET NON-BUILDABLE COMMON - NGRE55/EGRESS LOT WITH A BLANKET 20' EASEMENT IN FAVOR OF INGRESS/EDRE5S EASEMENT 1L LOTS Q.42 AND 43, IN FAVOR OF LOTS 45,49 SIDE 1 -' — ° W BLOCK I A.N7 51,BLOCN 1 .. +. o DRIVEWAY FOR LOT 79 DRIVEWAY FOR LOT 51 �^ ' n BLOCK I TO BE LOCATED BLACK I TO BE LOCATED o ON THE OPPOSITE S1DE ON THE ORPGSITE SIDE OF 11 TYPICAL. ENVELOPE_ THE SFWRED COMMCN 'TYPICAL. m OF THE SHARED COMMON p QRNE PROPERTY LINE DRIVE PROPERTY uNE QQIIAI NG EM1NELAPE, — TYPICAL. LOTS 39-44 BLOCK 1 LOTS 47-52 BLOCK 1 4❑ 80 I2D ❑ 40 80 12O Plan Scale:L"=4❑' PFan Scale:Y"=40' Page 16 LOT 29 15 A NON-BUILDABLE BLOCK 2 TO BE LOCATED COMMON LOT WITH A BLANKET ON THE OPPOSTIE 510E OF 97 INGRESS/EGRESS EASEMENT THE SHADED COMMCKJ IN FAVOR OF LOTS 26. 27 DRIVE PROPERTY LINE + , AND 2B, BLOCK 2 Q - wJa Y y ` 5' DRIVEWAY FOR LOT O0 M SIDE I �_4 REAR BLOCK 2 1p BE LOCATED �Mi, :f20•O� 1 ON THE OPPOSITE 51DE OFTHE ON SI.00K2 Np w DRNE RED PAROPERTYMLIINE ' 11 �12' 12 L Q q GARAGE L 1 FRONT A 51 Tn I I •� � SIDE _ � r Y SItlE 4 �— — oo SUN DAY LOOP 10, v <2� �4f I F f•1 ICE t�•� _ 0 0 - 4iAM� 4 O �' 26 �1p' z �OI,Ir _ - F 3 L SIDE a m❑ m❑ LIm 51aE J . ? In� " _ + SIPE 2p. SUNI]AY LOOP •� ^,12 f o�fl DRIVEWAY FOR LOT 7 _ IZCK 2 TO RE SIDE ��n BLOCK2 w' _ _ ]`! LOCATED ON THE O 8 '��g� 2 iq '• ,� OPP051TE ROE OF Pi `;1 L J Z THE$HARED COMMON n Sf DRIVE PROPERTY UNE _ `13UILp ING ENVELOPE. LOT n INON sBUILOABLE GOMMON `IF---_�— J 519E TYPICAL. p _LOT WITH A BLANKET40' DRVEWAY FOR LOT 3 INGRESVEGRE55 EASEMEM BLOCK 2 TO IRE LOCATED IN FAVOR OF LOTS 4 AND + � ON THE 0 FOSRE SIDE 5, BLOCK 2 OF THE SHARED COMMON DRIVE PROPERTY UNE -: v r C� N GRAND LAKES WAY W 4 BUILDING ENVELOPE- m ` TYPICAL- ' •. LOTS 3-7,BLOCK 2 �n LOTS 25-30, BLOCK 2 0 40 so 120 40 s0 120 Plait Scale 1"=40' Pl-Sale:1"=40' 3 COMMON➢RIVE PROPERTY LINE c LOT 14 IS A NON-BUILDABLE ¢ GOtlMDk LOT WITH A LOT 22 IS A NON-BUILDABLE Pd BLANKET INGPi65lEGRESS COMMON LOT WITH A Q EASEMENT IN FAVOR OF LOTS BLANKET INCF?=JEGRESS 13 AND 15, BLOCK 6 EASEMENT IN FAVOR OF LOTS 2 PT!ANfl 2$, BLOCK B DRIVEWAY FOR LOT 1fi DRIVEWAY FUR LOT iB OLOCK 6 TO OE LOCATED 6L.00K 6 TO RE LOCATED r — SO' ON THE OPPOSITE SIDE ON THE DPPOSITE 51DE - 2D: TSIOE ,yi pF THE SHARER COMMON OF THE SHARED CD41bFDN I� DRIVE PROPERTi LIRE DRIVE PROPERT LINE _ _ 12, SIDDA — — �,� Q HAYFIE LDST FIAYFI E LD ST SIPE _ _ _ 20' 12 10' rn 2 ANT _ - - FROM 1p' GARAGE GARAG C-m I co uo I'1 0 p I =1 la Nr Nr z A LIB _ 1 IDE SIPtl —FIR 16 a FRONT _ — SIDE ONT STOCK 6hAoarF 6 a c _ JGARgGE 6LOCK 6 - o �r 12 12' 15 l �5 — — s� �5, I� L SIDE RERR — y SIUE Y Y t LOTS 12-16, BLOCK 6 LOTS 19-23,BLOCK 6 0 40 so 120 - 40 S° 126 Plan Scale:l"=43, Pl..S,a I,r=4D' Page 17 — Item 5. F98 Ovii-DNG ENYELDPE, PRIVEWAY FOR LOT�9$LOCK BUILDING ENVELOPE. TYPICAL 6 TO BE LOCATED ON THE TYPICAL CPPO ITE SIDE OF THE SHARED COMMON PRIVE PROPERTY LINE c LOi 30 IS A NON-941LpRBLE ❑ COMMON LOT WITH A BLANKET INGRESS/ECRESS m EASEMENT IN FAVOR OF LOTS 29 AND 31,BLMK 6 _ DRIVEWAY FOR LOT 32 BLOCK 6 TO RE LOCATED 1p' ON THE OPPOSITE SIDE d r' _ •n_ W y y w °1 �� OF THE SHARED COMMON �2•� SIDE _`- 12'� 2g 1 DRIVE PROPERTY LINE / RFPit� HAVP]ELQ ST ]9 �12' tea' SIDE 'T Zoe 130 LL � GARAGE n _ I 5 FRONT SICE IO' n a gg w Fy c a GARAGE ,FRONT 0 g ° _ -i SIDE ZD FRONT I + SIDE FARM TREE NE n BLOCK E GARAGE _ I _ SInEDRIVEW tll BLOCK FOR OT 1A JJ ON THE $Yp BE SIDE ON THE OPPOSSHARED E SIDE "' ^I �` `TII BIZ 22 pF THE SHARED C4UMPN L LR DRIVE PROPERTY UNE 20 516E $ N REAR L — — E=11'E 10 CO 26 IS A NON-HPILORR LE .. - ODMMOk LOT WITH A _ y;yj T^a _ q�_�B3 S • + BLANKETINGRESS/EGRESS EASEMENT IN FAVOR OF LOTS 19 AND 21.BLOCK B 4 PkIVE a FOR LOT 22 K a ON THE $TO BE LOOATEP ON THE OPP04TE SIDE OF '� THE SHARED COMMON 2 DRIVE PROPERTY HNE 2 n *. LOTS 28-32,BLOCK 6 { l LdT518-22,SLOCK S = Io as Bo _D PI—SIEW-1"=40' `LY Plan Scale I" 4U' "IVEWAY FOR LOT 9 BLOCK 10 TO BE LOCATED ON THE OPPCSTTE SIDE OF THE SHARED LOT 12 IS A NON-PUILDARLE BUILDING ENVELOPE, COMMON DRIVE PROPERTY LINE COMMON LOT WITH A G TYPICAL. BLANKET INGRESS/EGRESS �? LOT 12 IS A NON-BUILDABLE EASEMENT IN FAVOR OF LOTS r- T 1 AND 13, BLOCK 9 COMMON LOT WITH A ,n T - BLANKET INGRESS/EGRESS - SIDE IN FAVOR OF LOTS EASEMENT DRIVEWAY FOR LOT,A 1O AND 1l, BLOCK 7O -, 1. 10' BLOCK 9 TO RE LOCATED + ON THE OPPOSITE SIDE OF THE SHARED MON DRIV COM ` EWAY FOR LOT 1-3 s 1 1 � '�12, DINE PRORElll LINE :O ' - BLOCK 10 TO BE LOCATED $ ON THE OPPOSITE SIDE OF THE SHARED COMMON yI COMMON � 2O' BIllE DRIVE PROPEFEY LINE f, 'J, I.E DRIVE DAVEYSTZ " r QAYEY ST � / f4�slue 10, �I� 26' FIZOR7� GTx" ry 6LOCK9 .,1 DNRI.. 17 o fGARA,+III 12 8 RA �}1 _ 5'IUE 1 B 5. 9 — — ��SI rFRONT DE �I GARAGE BLOCI.Z IO m a o I ( 11 Im (REAR N N SIDE .. J o- LOTS 11-14,BLOCK 9 LOTS 9-13,BLOCK 10 ❑ 4O d0 120 0 40 80 120 P an SEaie�1'=40' Plan Scdle=1"=40' _ Page 18 � F9-q H. Conceptual Elevations Val ■ LY � d a ---mow • !M4 I� NOW Ju Qw Page 19 1 - , 1 ei Page 20 I ` � I - t. .' ;. ------- � �A '•'` •"• -� .:�fi�.F;.a;�,.>.,-.� .Sri _ � �'. i a � C Page 21 F102] H. Clubhouse -L WIN soon is IS -; nWL r i = F ■ ". . Item 5. 103 VII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat,landscape plan and conceptual building elevations for the single-family dwellings included in Section VI and the provisions contained herein. b. The rear and/or sides of 2-story structures that face N.Black Cat Rd. ,W. McMillian Rd and N. Grand Lakes Wy shall incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. Planning approval will be required at time of building permit. c. Required frontage improvements along N. Black Cat Rd and W.McMillian Rd including pathways, detached sidewalk,landscape buffers and left turn lane shall be constructed with the first phase of development. 2. The Preliminary Plat included in Section VI, dated 9/9/21, is approved with the following revisions: a. All utility easements reflected on the utility plan shall be included on the plat. b. All pathways and micropathways shall be within a separate common lot or easement as required per UDC 11-3A-8. 3. Prior to final plat,the Landscape Plan included in Section VI, dated 9/9//21, shall be revised to reflect the red-marked pathway connections as illustrated in Exhibit D. 4. Prior to issuance of Certificate of Occupancy/signature on the final plat by the City Engineer, the applicant shall submit a public access easement for the multi-use pathway along W. McMillian Rd and N. Grand Lakes Wy. to the Planning Division for approval by City Council and subsequent recordation. 5. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable. 6. The existing residences being retained will be required to abandon well and septic systems and connect to City water and sewer with development of the property. Page 23 Item 5. F104 7. The applicant shall comply with all provisions of 11-3A-3 with regard to access to streets. 8. The development shall comply with standards and installation for landscaping as set forth in UDC 11-313-5 and maintenance thereof as set forth in UDC 11-3B-13. 9. The ditches to the west, south and north shall comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 10. Pathway and adjoining fencings and landscaping shall be constructed consistent with the standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-3B-12C. 11. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to driveways, easements,blocks, street buffers, and mailbox placement. 12. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 13. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual ingress/egress easement being filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 14. The Applicant shall have a maximum of two (2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 15. The Applicant shall comply with all conditions of ACHD. B. PUBLIC WORKS DEPARTMENT Site Specific Conditions of Approval 1. Sewer mains should not be run in common driveways or out of Right-of-Way to serve building lots. Mains should be constructed in Right-of-Way and service lines extended within common drives or through Right-of-Way to serve each lot. 2. Sheet PP2.3 shows a sewer main being extended through a common lot and part of a residential building lot. Sewer mains should not be extended through these areas.Reconfigure so sewer mains are located in Right-of-Way. 3. Angle of pipe going into/out of manholes,in the direction of flow,need to be a minimum of 90 degrees. The manhole at the intersection of Doctor Brunn Lane and Cattleman Way currently does not meet this requirement. 4. Sewer service lines should not run through infiltration trenches. 5. Water mains should not be run in common driveways to serve building lots. Mains should be constructed in Right-of-Way and service lines extended within common drives or through Right-of-Way to serve each lot. 6. Water main sizes are not listed on the plans. The water main in North Grand Lakes Way should be 12" diameter. 7. Remove water main in Sunday Loop(alley). Place water mains in the Right-of-Way and run service lines to each house in the alley. Page 24 Item 5. Fo5l 8. Each phase will need to have water modeling completed to verify minimum pressure is met for each phase. General Conditions of Approval 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. 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. 3. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x 11"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 9-1-28.C). 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. 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. 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. 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are Page 25 Item 5. F106 any existing wells in the development, and if so,how they will continue to be used,or provide record of their abandonment. 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. 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. 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. 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. 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. 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. 14. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 17. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 18. 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. 19. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 20. A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A Page 26 Item 5. F107 copy of the standards can be found at http://www.meridianciU.or"lublic_works.aspx?id=272. 21. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 22. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond.Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. MERIDIAN FIRE DEPARTMENT https://weblink.meridianciU.oL-glWebLinkIDocView.aspx?id=239381&dbid=0&repo=MeridianC fty D. MERIDIAN POLICE DEPARTMENT https://weblink.meridiancily.or /WebLinkIDocView.aspx?id=239381&dbid=0&repo=MeridianC E. SETTLLERS IRRIGATION https://weblink.meridiancily.or /WebLinkIDocView.aspx?id=239143&dbid=0&repo=MeridianC F. NAMPA&MERIDIAN IRRIGATION DISTRICT https://weblink.meridiancily.org/WebLinkIDocView.aspx?id=240462&dbid=0&repo=MeridianC hty G. COMPASS https://weblink.meridiancily.org/WebLinkIDocView.aspx?id=240472&dbid=0&repo=MeridianC H. DEPARTMENT OF ENVIRONMENTAL QUALITY https://weblink.meridiancily.org/WebLinkIDocView.aspx?id=239400&dbid=0&repo=MeridianC iv Page 27 Item 5. 1 o8 VIII. FINDINGS A. ANNEXATION AND/OR REZONE (UDC 11-5B-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds annexation of the subject site with an R-8 zoning designation is consistent with the Comprehensive Plan MDR FL UM designation for this property, if the Applicant complies with the provisions in Section VII. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the lot sizes and layout proposed will be consistent with the purpose statement of the residential districts in that 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 should not be detrimental to the public health, safety, or welfare. Staff recommends the Commission consider any oral or written testimony that may be provided when determining this finding. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation(as applicable)is in the best interest of city Stafffinds the proposed annexation is in the best interest of the City if the property is developed in accord with the provisions in Section VII. B. PRELIMINARY PLAT(UDC 11-6B-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15- 2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Staff finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section VII. Page 28 Item 5. F—log] 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's CIR 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8- 30-2005, eff. 9-15-2005) There are several laterals along the property that will be piped, but are not natural features. According to the landscape plan, there are no healthy trees onsite meeting the requirements for preservation. Page 29 Item 6. L127 (:> E IDIAN*-----, AGENDA ITEM ITEM TOPIC: Public Hearing Continued from December 2, 2021 for Lennon Pointe Community (H-2021-0071) by DG Group Architecture, PLLC, Located at 1515 W. Ustick Rd. A. Request: Annexation of 10.41 acres of land with a request for C-C (2.01 acres) and R-15 (8.3 acres) zoning districts. B. Request: Preliminary Plat consisting of 44 building lots (43 single-family residential and 1 multi-family residential), 1 commercial building lot, and 2 common lots on 8.8 acres of land in the proposed C-C and R-15 zoning districts. C. Request: A Conditional Use Permit for a multi-family development consisting of a total of 18 units on 1.18 acres in the proposed R-15 zoning district. Item 6. 128 (:�N-WE IDIAN:-- IDAHO PUBLIC HEARING INFORMATION Staff Contact:Joseph Dodson Meeting Date: January 20, 2022 Topic: Public Hearing Continued from December 2, 2021 for Lennon Pointe Community (H-2021-0071) by DG Group Architecture, PLLC, Located at 1515 W. Ustick Rd. A. Request: Annexation of 10.41 acres of land with a request for C-C (2.01 acres) and R-15 (8.3 acres) zoning districts. B. Request: Preliminary Plat consisting of 44 building lots (43 single-family residential and 1 multi-family residential), 1 commercial building lot, and 2 common lots on 8.8 acres of land in the proposed C-C and R-15 zoning districts. C. Request: A Conditional Use Permit for a multi-family development consisting of a total of 18 units on 1.18 acres in the proposed R-15 zoning district. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the Planning and Zoning Commission Public Hearing Item 6. Mayor Robert E. Simison 129 E IDIANCity Council Members: Treg Bernt Brad Hoagiun Joe Borton Jessica Perreault Luke Caverier Liz Strader January 14, 2022 MEMORANDUM TO: Planning and Zoning Commission CC: Andrew Wheeler, DG Group Architecture FROM: Joseph Dodson, Current Associate Planner RE: Lennon Pointe Community AZ, PP, CUP (H-2021-0071) Dear Commissioners, Lennon Pointe Community AZ, PP, CUP (H-2021-0071)was heard by Planning and Zoning Commission on December 2, 2021. At that hearing the Commission continued the project to the January 20, 2022 hearing date for the following reasons outlined in their motion: create a better solution to the transition between the proposed multi-family building and the neighborhood to the east; modify the attached units on the east side of the site to be front-loaded; revise the plat to match any changes to the overall conceptual site plan. Since the hearing, the Applicant has submitted revised plans to Planning Staff as of January 14tn The revised plans have resulted in a number of recommended changes to the conditions of approval and development agreement provisions. The revisions made by the Applicant are noticeable but do not affect much of the overall development data but the Applicant has proposed a loss of one residential unit throughout the development to total 60 units (42 single- family and 18 multi-family). Any updated numbers will be added to the staff report following the Commission's final recommendation to City Council to ensure transparency. Please refer to the attachments and subsequent bullet points below regarding the specific changes since the Commission hearing. Tle revised plans show the following changes made by the applicant based on the Commission's discussion. • Reduction in height and size of apartment buildings—the Applicant has revised the proposed apartment buildings along Ustick to be 3-story buildings instead of 4-stories. This has resulted in.a_slight height reduction of the buildings (37' at its highest point of the-sloped roof) and an overall reduction of building massing. In addition, the Applicant removed the easternmost end-unit altogether which has resulted in further separation or unity Development Department . 33 E. Broadway Avenue, Suite 102, Meridian, ID 83642 / Phone 208-884-5533 . Fax 208-888-6854 . www.meridiancity.org item s. from the existing single-family home to the east. According to the revised site plan, the 130 proposed building is at least 44' from the east property line. o By removing the apartment end-unit, the Applicant has now proposed an additional plaza area with pedestrian access to the sidewalk along Ustick. • Applicant removed the cross-access point between the multi-family drive aisle and the commercial property to the west in order to reduce any cut-through traffic. • Applicant converted the attached units along the east boundary to be front-loaded(facing west) and removed the walking path along the east boundary per Staff and Commission comments. • Applicant moved the location of the proposed dog park as discussed at the hearing. It is now located within the larger open space lot in the southwest corner of the site. • Applicant revised the lot sizes of the 3-unit townhome unit near the southwest corner of the site to meet the minimum lot size requirements in accord with Staff s condition of approval. • Applicant added a segment of 10' multi-use pathway within the required landscape buffer along Linder Road. • The Applicant also removed one unit from the 6-unit townhome building to move it out of the floodway and include a new drive aisle connection on the north end of this building. This new drive aisle offers additional separation between the commercial lot and the residential building but is not a required connection. Staff understands the benefit of this connection but could also envision additional open space in this area in lieu of more asphalt. Staff is recommending an additional condition of approval relating to this connection should Commission determine it should remain to ensure perpetual cross access. The parameters of the Commission motion to continue and the revised plans have resulted in Staff modifying certain conditions, striking others, and adding an additional DA Provision. Staff recommends the following changes be made to the staff report by the Planning and Zoning Commission, noted with strikeout and underline changes below: • Modify A.1 f. —No more than 4-618 multi-family units are approved with the Lennon Pointe Community development *'-e. ors*yxe units ^loses*to the east property beufl a�, and Gr-easen Greek Subdivision are limited to �we story units in height. • Add Provision—If cross-access is proposed between the commercial lot and the 5-unit townhomes, the Applicant shall submit a recorded cross-access agreement to the Planning Division at the time of Final Plat Signature to ensure perpetual cross-access between the private street in the residential portion of the project and the commercial lot. • Strike A.2a—meet the size of eek 1 to meet the ''�gfoot fflifliffl*m • Strike A.4a&4.b—a. Shift the 6 tmit townheme building to the north to fneve as flitteh of Lot 2, Bleek 1 out of the floodway zone; b. Move the detaehed sidewalk adjaee the east side of the 6 t�nit tevffiheme biAding to the east to be an attaehed sidewalk t private sti-7eet-. • Strike A.5 altogether. Exhibits: A. Revised Site Plan B. Revised Site Plan with Markups C. Revised Multi-family Conceptual Elevations 2 Item 6. ElA. Revised Site Plan _ QMe SIT . ,. .• 51TEA a �F s. - �- PROJECT6- - ay = T LOCATION owner d §� USTICK RIDLU . � Igi lI g_ / - �« a z 1 1 a O z • w` z C ww niiv, env i - i 1.I1 111M1ABLE CREEK a I PLAN MEeEN�r I �VICINITY MAP A1.1 e u 3 Item 6. 132 B. Revised Site Plan with Markups LOTCAYQiACE CALCULATIONS nnR -,vaaas� ,w�`elrlee wu� _ asFF enwTloe�c�oE ,A0°z`m`s� a r; COVERED mrusnE "sazeai sr 10°'' PARKING REVISEDBLDG.ATO nwvuw�mmva,nae - CLOSEDOFFTHROUGH (3)UNITS PER LEVEL ACCESS FROM OF I AND 2 J MULTI-FAMILYSITE 6EDROOM UNITS I C REMOVED UNIT AND ADDED ...... ............ �(u PLAZA cownenewi omoae K v' � � m r.�e�lir ul.r� wlnewnOEn aEOEemw�auu l f�l 1�4/A1 ICI e O e `alp IA1 lAI/A1(�1 IA1 o cov[n[o cnxvrnr LSITE - ADDED 10'.0" SITE A _ 619 SF ��T"^o PUnp PEDESTRIAN y'I PATH 6r,2 ADDED 20'DRIVE FOR 7 RESIDENTACCESS TO - F�. R _— E PROVIDED FOR PRIVATE DIMINISH IMPACT OF FOR PRIVATE KK K& PARKING RESIDENTS TRAFFIC THROUGH — ' 1 CCMMERCIALSITE L��,,. wwlxe alu Asr I '^'vn rE ONLY PROVIDED FRONT mSn ClxHuwe - _— H 0 , _ c LOADEDACCESS 2{ _ o _ o ffiffi F U. 0 Ar ffi2 I � PROJECT LOCATION elnac elm.® I —— _ oAa 43 i 9� �WFNRWWA9H _ o W s.�� m F wa 1 IIG TUMBLE CREEK W mmxeo�u emi ._ > � PAROCATED DOG r•A c a,r t �' ��i,fJE 4. "��i LL INCREASED LOT SIZE TO MIN.2 000 SF TVI.CINITYI 4 Item 6. 133 C. Revised Multi-family Conceptual Elevations C T.O.L4 GYP.C.I� 3°-6' a e: e GYP C - - - 70'.21 _ T.O.CIXJCRETE 1 BVILOINOA-EASTELEVATION III I � III _ T.O. ITT.O.L3 GYP.C� - IW:�. T.O.L2 GYP.C ,\ 10'.2 II2"V I I� �—III IIIIII—III kl l l—III I I IIIIIIIIIIIIIIIIIll—III � � � � I I II I I II II I I I I I I I II I I I I I I III—III II I I o ° V OBV ILDINO A-5O€TTH ELEVATION 1 M" LO L4 GYP.C.& LJ LJ LJ 30'-5'7 Bee Bee eBB TO VYP C eee_:::� _T.O eee eee eee - T,p.rpNCRETE BVILDING A-NORTH ELEVATION 5 Item 6. ■ STAFF REPORTC�,WEIIDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT r A M O HEARING 12/2/2021 DATE: Legend I PI-1 0 g Project Location TO: Planning&Zoning Commission FROM: Joe Dodson,Associate Planner --- 208-884-5533 d._ SUBJECT: H-2021-0071 IaJUB Lennon Pointe Community I LOCATION: The site is located at 1515 W.Ustick H--iFFFrFE- Road,in the southeast corner of N. Linder Road and W.Ustick Road in the NW'/4 of the NW '/4 of Section 1, Township 3N.,Range 1 W. ME „ . I. PROJECT DESCRIPTION • Annexation of 10.41 acres of land with a request for C-C(2.01 acres) and R-15 (8.3 acres)zoning districts; • Preliminary Plat consisting of 44 residential building lots (43 single-family residential and 1 multi-family residential), 1 commercial building lot,and 2 common lots on 8.8 acres of land in the proposed C-C and R-15 zoning districts; • Conditional Use Permit for a multi-family development consisting of a total of 18 units on 1.18 acres in the proposed R-15 zoning district,by DG Group Architecture,PLLC. Note: The Applicant is also applying for private streets in a portion of the project. This application is reviewed and approved by the Director, Commission action is not required. Analysis of the private street design is provided below in section V. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 10.41 (R-15—8.3 acres;C-C—2.01 acres) Future Land Use Designation Mixed Use Community Existing Land Use(s) County residential Proposed Land Use(s) Residential(townhomes,single-family attached,single-family detached, and multi-family)and Commercial Lots(#and type;bldg./common) 47 total lots—43 residential lots; 1 multi-family residential lot; 1 commercial;and 2 common lot. Phasing Plan(#of phases) No phasing plan was submitted Page 1 Item 6. 135 Description Details Number of Residential Units 61 residential units—4 detached single-family lots,30 single-family (type of units) attached lots,9 townhome lots,and 18 multi-family units. Density Gross—7.35 du/ac.;Net— 18.55 du/ac. Open Space(acres,total 1.64 acres of qualified open space(18.7%)—large open space area in [%]/buffer/qualified) the southwest corner of the site,the large central mew,and half of the required arterial street buffers Amenities 2 qualifying amenities for UDC 11-3G-3—segment of 10-foot multi-use pathway and tot-lot(non-qualifying dog-park area is also proposed). 2 qualifying amenities for the multi-family residential(UDC 11-4-3-27) —shared plaza and public art feature. Physical Features(waterways, Kellogg Drain and Creason Lateral traverse the southern portion of the hazards,flood plain,hillside) site.Floodplain exists over a majority of the site. See Public Works comments for further requirements,Section VIILB. Neighborhood meeting date September 7,2021 History(previous approvals) N/A B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action es/no Access Access to the adjacent arterials(Ustick and Linder)is proposed via one driveway (Arterial/Collectors/State connection to each. Hwy/Local)(Existing and Private Street access is proposed to the internal local street being extended through the Proposed) site. Traffic Level of Service Ten Mile Road—Better than"E"(1.474/1,540 VPH) Pine Avenue(existing section only)—Better than"D"(182/425 VPH) Stub Two local stub streets exist to the east and south property boundaries—Applicant is Street/Interconnectivity/Cross proposing to extend each street and intersect them within the site. Access Applicant is proposing a private street through the west half of the development that connects to the extended local street. Access to the commercial property at the northwest corner of the site is proposed via drive aisle connections to the proposed private street and the multi-family drive aisle. Access to the multi-family units is proposed via a typical drive aisle. Existing Road Network Internal road network is not existing. Existing Arterial Sidewalks/ Existing arterial sidewalks;The required landscape buffers will be installed with this Buffers project. Proposed Road Improvements None proposed or required with this application.Below are anticipated improvements to adjacent roadways: Capital Improvements Plan(CIP)I Integrated Five Year Work Plan(IFYWP): • Linder Road is scheduled in the IFYWP to be widened to 5-lanes from Ustick Road to Cherry Lane in the future with the design year of 2025. • Ustick Road is scheduled in the IFYWP to be widened to 5-lanes from Linder Road to Ten Mile Road in 2025. • Linder Road is listed in the CIP to be widened to 3-lanes from Ustick Road to Cherry Lane between 2036 and 2040. • Ustick Road is listed in the CIP to be widened to 5-lanes from Linder Road to Ten Mile Road between 2021 and 2025. Page 2 Item 6. F136] Description Details Fire Service • Distance to Fire Station 1.5 miles from Fire Station#2 • Fire Response Time This project lies within the Meridian Fire response time goal of 5 minutes. • Resource Reliability Fire Station#2 reliability is 85%. • Risk Identification Risk Factor 4—commercial with hazards(multi-family waterway) • Accessibility Proposed project meets all required access,road widths,and turnarounds;Fire has signed off on Private Street layout. Addressing for project is very important for emergency responses;Applicant shall work with City Addressing Agent and the Fire Official to have lighted maps wherever necessary. Police Service • Distance to Station Approximately 4.2 miles from Meridian Police Department • Response Time Approximate 4-minute response time to an emergency. • Call Data Between 10/1/2019-9/31/2021,the Meridian Police Department responded to 4,584 calls for service within the reporting district(M731)of the proposed development.The crime count on the calls for service was 442. See attached documents for details. Between 10/1/2019-9/31/2021,the Meridian Police Department responded to 62 crashes within a mile of the proposed development. See attached documents for details. • Additional Concerns None West Ada School District Approved prelim Approved MF plat parcels per units per Miles Enrollment Ca aci attendance area attendance area oe.to xhooq River Val ley Elementary 453 700 433 560 4.8 Meridian Middle School 1097 1000 800 1798 2.2 Meridian High School 1769 2075 3728 2300 2.0 School of Choice Options Chief Joseph School-Arts 498 700 N/A NIA 3.7 Barbara Morgan-STEM 412 500 N/A N/A 1.0 Water • Project Consistent with No—See attached water markup in Exhibit VII.F and conditions in Section VIII.B for Master Plan required revisions. • Comments • A water main connection will be required to Ustick Road. • Current design does not follow the utility corridor.Water mains should be located north and east of roadway centerline. • A water main connection will be required to the existing stubs in North Zion Park Avenue and West Pebblestone Drive. • The proposed main west of Building B should be eliminated. • Complete the water loop by extending the water main in the private road between Building B and Building D1 to the northeast. • Minimize water main length near the commercial lot at the northwest corner of the development.Bring the water main only as far as needed to provide a hydrant for the buildings' fire protection.Extend service lines from the main to serve the two retails buildings. • Water mains should not cross through landscaping or sidewalks. Wastewater • Project Consistent with No—Development needs to tie into sewer at W.Pebblestone Dr.and not in W.Ustick. Master Plan Page 3 Item 6. 137 Description Details • Comments • Services should not cross other residential lots.The services in the southeast corner do this and need to be adjusted. •Sewer needs to tie into the cleanout in W.Pebblestone Dr.The cleanout is supposed to be temporary until this parcel developed.The City does not want the clean out there permanently. •There is a manhole located in a landscaping area(located at the NE corner nearest Pebblestone Dr).Reconfigure so this manhole is in the ROW. •20'Utility easement for sewer and 30'utility easement for sewer and water needed. •Ensure no permanent structures(trees,bushes,buildings,carports,trash receptacle walls,fences,infiltration trenches,light poles,etc.)are built within the utility easement. •Ensure no sewer services cross infiltration trenches. COMPASS—Communities in 72 Motion 2040 2.0 Review Housing w/in 1 mile 5,240 Jobs w/in 1 mile 970 • Ratio 0.2—indicates an employment need(ratio between 1-1.5 is considered healthy ratio). Nearest Bus Stop 3.1 miles Nearest Public School 0.5 miles Nearest Public Park 0.25 miles—Approximately11/4 mile north of Tully Park(18.3 acres in size). Nearest Grocery Store 1.6 miles Recommendations See agency comment section for link to full file. Page 4 1 1 1 �Il • • - • • • 1 �m anlrjrl nn■II■ � • - • • • � - L��rlyj IIIII _ �i IIII =— � away 7 L � Imo` • • �IIIIII�` IIII�� -. 4 �:: ' °' ■■■■■f ■fff■■■■■I■1ISTIC - ,- - - '' r rum ■f■ a■fn _ C �G, �'. -� ■i■;:■ I � —III L:d111111111111x111� t - Yl _ -,I �■ - • i w --__ no -_IIh IIIIII Illllnln �� ',CI ' _— ■■ ■fff■■� IIP�-w-_- � �� 1_I CII iif■ No■ ■iiii■��u■n �I— \ ,J w k �..rZ .:: ■ �.. �. 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MENNEN ■■■■■■■■ ■■ ♦ � ■-- - I ■I r.■■■■■■_ � ■.- IIII .■■■■■■_ w � _ ri:nm: :�•=�n_ riinm: r■■f ■�fa r■=-_ ■w■■■■■■ �■ �■� ■=w= ■w■■■■■■ jii ME u■ n� r■min I . r■■nnm m■n ■n n. noon I . ■,�fnno ■■■ ■n■■ffff■ff■f r■■■■■■■ 6 _ �■■■■■ ■ iN■■■■ ■n■ff■ff■ff■ffr;��■■■■■■■■■ • 1 i 1 1 a� i 1 i � i • i Item 6. F139] IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 11/2/2021 Radius notification mailed to properties within 500 feet 10/27/2021 Site Posting 11/2/2021 Nextdoor posting 10/28/2021 V. STAFF ANALYSIS A. Future Land Use Map Designation(https://www.meridiancity.orglcompplan) Mixed Use Community—The purpose of this designation is to allocate areas where community- serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings.Non-residential buildings in these areas have a tendency to be larger than in Mixed Use Neighborhood(MU-N) areas,but not as large as in Mixed Use Regional(MU- R) areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to,but also walk or bike to(up to three or four miles). Employment opportunities for those living in and around the neighborhood are encouraged. The subject site has existing City of Meridian zoning in all directions, including across the adjacent arterials to the north and west. The site is directly bordered to its north and west by arterial streets, Ustick and Linder Roads, respectively. Development of these areas are ongoing with detached single-family to the east and south in Creason Creek Subdivision and multiple office buildings being constructed to the north across Ustick Road.An ambulance service and C- C zoning exist to the west across Linder Road. In addition to the existing land uses around the property, the subject site contains two major waterways and a large area of floodplain that traverse a large segment of the southern half of the site, the Creason Lateral and the Kellogg Drain. The Applicant is proposing to pipe the Kellogg Drain and reroute it to make more area of the site usable as well as provide open space and pathways in the southwest corner of the site and along the west boundary. The proposed land uses are attached single-family, townhomes, multi family residential, and commercial. These land uses are consistent with those outlined in the MU-C future land use designation definitions and preferred uses when properly integrated with both internal and external uses. Overall, Stafffinds the proposed site design does integrate the project and proposed uses in appropriate manners. Specifically, the Applicant has proposed their multi- family residential product along Ustick and the commercial buildings at the hard corner of the Ustick and Linder intersection which places the most intense uses closest to the arterials. Therefore, the single-family uses are proposed on the remaining area of the site that makes up approximately 70%of the site area. The Applicant is proposing the single-family portion of the site as all two-story except for the 6-unit townhomes along Linder which are proposed 3-stories. Because of the proposed transitional density and placement of the proposed uses, this project is generally consistent with the concept diagrams in the City's Comprehensive Plan for mixed- use designations. However, the one area of the site that Staff finds could provide more transition is the 4-story multi family building along Ustick that is also adjacent to single-family to the east. The existing detached single-family home in Creason Creek directly adjacent to the site is a single-story home Page 6 Item 6. F140] with an upstairs bonus room. Despite the separation of the side yard of the single-family home and a proposed micro path area of 20 feet wide between the two uses, Staff finds the height disparity of the existing home and the proposed 4-story multi family building is an adequate transition.According to the Applicant, the multi family units are each two stories and are being proposed as being stacked, which is how the 4-story concept is proposed. Therefore, Staff is recommending the top two (2) units directly adjacent to Creason Creek are removed so there is approximately 65 feet(includes landscaping and unit width) of separation between the existing home and the 4-story portion of the multi family. With this revision, the height of the two story multi family units would be approximately 21 feet depending on how the Applicant proposes to roof the units (flat roof or pitched roof). In addition to site design, certain densities are required to be met for residential projects within the MU-C future land use designation. The proposed project as shown is approximately 7.35 du/ac, meeting the 6-15 du/ac requirement(see community metrics above). Therefore, Stafffinds the density proposed with the annexation and plat is consistent with the Future Land Use Map designation of Mixed-Use Community(MU-Q. NOTE: The gross density will decrease slightly with staffs recommendation to lose two of the multi family units. Mixed-use designations also require at least three (3) types of land uses. When analyzing projects within the MU-C future land use designation, the approved and/or developed land uses nearby must be considered. Therefore, Staff has taken into account adjacent land uses that can be traveled between with relative ease. The closest development to this property is an office development that is under construction to the north. Specific uses of this project are not known at this time but the property is zoned C-C and does not have limitations on the allowed uses outside of zoning. Furthermore, this project is proposed with different residential land uses as well as two commercial building footprints. Staff finds the appropriate number of uses for a mixed-use area is met. Therefore, as noted previously and with Staffs recommended revision,Staff finds the proposed project to be generally consistent with the Mixed-Use Community purpose statement and concept diagram.Further and specific policy analysis is below. The City may require a development agreement(DA)in conjunction with an annexation pursuant to Idaho Code section 67-651IA.In order to ensure the site develops as proposed with this application, Staff recommends a DA as a provision of annexation with the provisions included in Section VULA1. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation.A final plat will not be accepted until the DA is executed and the AZ ordinance is approved by City Council. B. Comprehensive Plan Policies (https://www.meridiancity.or /g compplan): 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).Lennon Pointe Community is proposing a project with a combination of land uses in the form of single family attached, townhomes, multi- family, and commercial within one development.A vast majority of the housing that exists around this development are traditional detached single-family homes. The Applicant hopes to add additional housing types in this geographic area and within this MU-C area that will delineate a unique living opportunity in the City and add to the housing diversity available while being within safe walking distance to future commercial uses. "Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices"(3.07.01A). The Page 7 Item 6. 141 proposed site design incorporates mews,private streets, an extension ofpublic streets, common open space, and different land uses within the same project area.As discussed above, Staff finds the proposed site design is compatible with adjacent uses through transitional density, buffering, and overall design. "Establish and maintain levels of service for public facilities and services,including water, sewer, police,transportation, schools, fire, and parks"(3.02.01G).All public utilities are available for this project site due to existing facilities abutting the site. This project also lies within the Fire Department response time goal of S minutes. Linder and Ustick Roads are currently built at their ultimate anticipated widths directly abutting the site. West Ada School District offered comments on this project and estimates 32 additional school aged children would be housed in this development.According to the letter received, the allocated elementary and high school for this site have capacity but the middle school is already over capacity. Staff understands that school enrollment is a major issue to be dealt with on a city- wide scale. Due to the incorporation of different housing types and a unit count on the low end of the allowed density, the Applicant has minimized the project impact on area schools. Staff finds that the existing and planned development of the immediate area create conditions for adequate levels of service to and for this proposed project. "Preserve,protect,and provide open space for recreation, conservation, and aesthetics" (4.05.0117). The proposed project offers open space that exceeds the minimum requirements in the unified development code (UDC). The Applicant has placed a large area of open space in the southwest corner of the development where the irrigation facilities and their easements exist. In addition, there is a mew running north-south through the center of the development for the attached single-family units to front on green space rather than the road network. This adds to the green space and adds a more livable component to the project. Other areas of open space are also proposed along the west boundary that would act as a buffer from Linder as well as a proposed dog park area in the southeast corner of the site. In addition, all of the open space areas are accessible through pedestrian facilities that connect throughout the entire site. Staff supports the proposed open space areas and anticipates they will provide recreation, conservation, and add to the aesthetic of the project. See further analysis in Section V.F and V.L. "Establish distinct, engaging identities within commercial and mixed-use centers through design standards."(2.09.03A).As discussed above, the proposed project offers a distinct set of uses and design that are currently not available nearby the site. Included in this is the incorporation of two commercial buildings at the northwest corner of the site with a shard plaza for use by the residents and future business patrons. This is a desired aspect of mixed-use areas that helps engage the commercial buildings with the residential component of a project. In addition, according the submitted elevations and site renderings, the Applicant is proposing distinct architecture for the project that creates a specific identity for this development and corner property. In addition to general Comprehensive Plan policies,projects in mixed-use areas should also aim to meet the mixed-use policies.Rather than list them all in this report,Staff has analyzed the project against them and finds the project to be consistent with a majority of those policies outlined in the mixed-use area of the Comprehensive Plan here. Therefore,Staff finds this development to be generally consistent with the Comprehensive Plan and a majority of the mixed use policies. Page 8 Item 6. F142] C. Existing Structures/Site Improvements: The site currently houses a single-family home and other accessory buildings. All existing structures will be removed upon development of this site. The Applicant will be responsible for maintaining the existing arterial sidewalks along Ustick and Linder Roads during construction. D. Proposed Use Analysis: The Lennon Pointe Community proposes multiple residential uses and a commercial component within the same project. The commercial area is proposed at the very northwest corner of the site and shows two building pads totaling 12,000 square feet on 1.47 acres of requested C-C zoning. No tenants are currently known at this time but the submitted site plan shows the larger building closest to the hard corner with a drive-through and the smaller building along the south boundary of the C-C area adjacent to a shared plaza. Should a drive-through be proposed on this commercial lot, it will require a future Conditional Use Permit(CUP)because it is within 300 feet of a residential use and district. Commercial buildings require Certificate of Zoning Compliance(CZC) and Design Review so Staff will evaluate uses for compliance with code with future application submittals. The remaining area of the site(7.28 acres)is proposed with the R-15 zoning district and residential uses. The residential areas of the site are proposed with three(3)detached single- family homes(located at the very southeast corner of the site),attached single-family(2 attached units with each on their own lot),townhomes(3 or more attached units on individual lots), and multi-family residential.All of the proposed single-family uses are permitted uses within the requested R-15 zoning district. The multi-family residential use is a conditional use in R-15 zoning district per UDC Table 11-2A-2. No phasing plan was submitted so it can be assumed development is proposed to be constructed in one phase.Administrative Design Review is required for all of the proposed residential uses except for the three(3) detached homes proposed in the southeast corner of the site. This application was not submitted concurrently with the other applications so the Applicant will be required to submit this prior to obtaining building permits for any of the attached product and the multi-family. The Applicant has provided conceptual elevations and renderings of all residential uses and Staff s initial analysis is that the buildings comply with the Architectural Standards Manual(ASM). E. Dimensional Standards(UDC 11-2): The commercial and multi-family residential lots appear to meet all UDC dimensional standards per the submitted plat.All of the single family lots also meet the UDC minimum lot size standard except for the central lot in the 3-unit townhome at the south end of the site—this lot is shown as less than the minimum required 2,000 square feet and should be corrected with the final plat submittal to meet UDC standards. The 3-unit townhome building contains the three smallest building lots in the development and includes the non-conforming lot. Other than these three lots, the smallest building lot is approximately 2,800 square feet. Furthermore, it appears the site plan shows building footprints too large for the proposed building lots—the building footprints do not meet the minimum building setback to the entrance sidewalks of 10 feet. When future building permits are submitted, the Applicant will be required to show compliance with all R-15 dimensional standards as outlined in UDC Table 11-2A-7. According to the submitted conceptual elevations,the proposed 4-story multi-family buildings are 46 feet in height which is above the 40 foot height limit for the requested R-15 zoning district.Prior to submitting for CZC and Design Review, the Applicant is required to correct this to comply with the R-15 dimensional standards. Page 9 Item 6. F143] In addition to the building lots,the Applicant is proposing a private street through a portion of the residential area. According to the submitted plans,the Applicant is proposing this private street to be at least 26 feet wide and be within a 30-foot easement on the plat. Sidewalks are not required along private streets but the Applicant has proposed a 5-foot wide sidewalk along the proposed building rather than adjacent to the private street. Overall,the minimum UDC standards outlined in UDC 11-3F for the proposed private street are met per the submitted plans. The inclusion of sidewalks adjacent to the townhome units on the west end of the development adds to the pedestrian circulation of the site despite not being required for private streets. The same can be said for all of the pedestrian facilities shown on the submitted site plan that provide the entrances to each unit and creates alley-loaded homes for a majority of the site. However, the "detached"sidewalk on the east side of the 6-unit townhome building should be moved to be located adjacent to the private street so the sidewalk is less likely to be blocked by cars parked on the parking pad between the street and the garage door. In addition, all subdivision developments are also required to comply with Subdivision Design and Improvement Standards(UDC 11-6C-3). The proposed preliminary plat and submitted plans appear to meet the UDC requirements of this section. F. Specific Use Standards(UDC 11-4-3): The proposed multi-family development use is subject to conditional use permit approval by the Planning and Zoning Commission and subject to specific use standards outlined in UDC 11-4-3- 27 and below: 11-4-3-27—Multi-Family Development: A. Purpose: 1. To create multi-family housing that is safe and convenient and that enhances the quality of life of its residents. 2. To create quality buildings and designs for multi-family development that enhance the visual character of the community. 3. To create building and site design in multi-family development that is sensitive to and well integrated with the surrounding neighborhood. 4. To create open space areas that contribute to the aesthetics of the community,provide an attractive setting for buildings, and provide safe,interesting outdoor spaces for residents. B. Site Design: 1. Buildings shall provide a minimum setback of ten feet(10')unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances,porches and patios,and how they impact adjacent properties.Proposed project complies with this requirement according to the submitted plans. 2. All on-site service areas,outdoor storage areas,waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. The site plan depicts screened trash enclosures that are only visible from internal to the site; all proposed transformer/utility vaults shall also comply with this requirement. 3. A minimum of eighty(80) square feet of private,usable open space shall be provided for each unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not count toward this Page 10 Item 6. F144] requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-5B-5 of this title.Each multi family unit is proposed as a two-story unit with the units on levels I &2 differing from those on levels 3 &4. According to a document submitted by the Applicant, the lower units provide at least 132 square feet of private open space in the form of private patios. This document also states the units on the upper levels provide at least 251 square feet of private open space per unit in the form of private patios. The submitted conceptual elevations show the fourth floor patio is essentially a roof-top deck above the third floor. Based on the submitted elevations and data provided by the Applicant,Staff supports the proposed private common open space and finds it exceeds the required area. 4. For the purposes of this section,vehicular circulation areas,parking areas, and private usable open space shall not be considered common open space. These areas were not included in the common open space calculations for the site. 5.No recreational vehicles, snowmobiles,boats or other personal recreation vehicles shall be stored on the site unless provided for in a separate,designated and screened area. Applicant shall comply with this requirement. 6. The parking shall meet the requirements set forth in chapter 3, "Regulations Applying to All Districts", of this title. See analysis in staff report below. 7. Developments with twenty(20)units or more shall provide the following: a.A property management office. b. A maintenance storage area. c.A central mailbox location(including provisions for parcel mail) that provide safe pedestrian and/or vehicular access. d. A directory and map of the development at an entrance or convenient location for those entering the development. (Ord. 18-1773,4-24-2018) Applicant is proposing 18 units so this requirement is not applicable to this development. The site plan submitted with the Certificate of Zoning Compliance application shall depict these items. C. Common Open Space Design Requirements: 1. A minimum area of outdoor common open space shall be provided as follows: a. One hundred fifty(150) square feet for each unit containing five hundred(500) or less square feet of living area. b. Two hundred fifty(250) square feet for each unit containing more than five hundred(500) square feet and up to one thousand two hundred(1,200) square feet of living area. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area. 2. Common open space shall be not less than four hundred(400) square feet in area, and shall have a minimum length and width dimension of twenty feet(20').Each multi family unit is proposed as greater than 1,200 square feet so 350 square feet of common open space per unit is needed to meet the specific use standards. The maximum common open space Page 11 Item 6. 145 required for the overall project is 44,415 square feet with 6,300 square feet of that needed to satisfy the multi family standards. Because the project is relatively small, all open space is proposed to be shared between the single and multi family residential units. The open space shown on the submitted open space exhibit shows 48,824 square feet of total qualified open space but does not include all areas that are qualifying per UDC standards. However, based on the number of units, the inaccurate amount of open space shown still meets all required open space area. With the pedestrian facilities proposed in this project Staff finds it applicable for all of the residential units to share the common open space proposed. 3. In phased developments,common open space shall be provided in each phase of the development consistent with the requirements for the size and number of dwelling units. This project is proposed to be developed in one (1)phase. 4. Unless otherwise approved through the conditional use process, common open space areas shall not be adjacent to collector or arterial streets unless separated from the street by a berm or constructed barrier at least four feet(4)in height,with breaks in the berm or barrier to allow for pedestrian access. (Ord. 09-1394, 3-3-2009, eff.retroactive to 2-4- 2009). The buffers along Linder and Ustick Roads are not included in the open space exhibit calculations at all so this area was not part of the area shown to satisfy the common open space requirement for the multi family units. D. Site Development Amenities: 1. All multi-family developments shall provide for quality of life,open space and recreation amenities to meet the particular needs of the residents as follows: a. Quality of life: (1) Clubhouse. (2)Fitness facilities. (3)Enclosed bike storage. (4)Public art such as a statue. b. Open space: (1) Open grassy area of at least fifty by one hundred feet(50 x 100) in size. (2) Community garden. (3)Ponds or water features. (4)Plaza. c. Recreation: (1)Pool. (2)Walking trails. (3) Children's play structures. (4) Sports courts. 2. The number of amenities shall depend on the size of multi-family development as follows: a. For multi-family developments with less than twenty(20)units,two(2) amenities shall be provided from two (2) separate categories. Page 12 Item 6. F146] b. For multi-family development between twenty(20)and seventy-five(75)units,three (3) amenities shall be provided,with one from each category. c. For multi-family development with seventy-five(75)units or more, four(4)amenities shall be provided,with at least one from each category. d. For multi-family developments with more than one hundred(100)units,the decision- making body shall require additional amenities commensurate to the size of the proposed development. 3. The decision-making body shall be authorized to consider other improvements in addition to those provided under this subsection D,provided that these improvements provide a similar level of amenity. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Based on 18 proposed units, a minimum of two(2) amenities are required. The Applicant is proposing a shared plaza and public art from two categories to satisfy this requirement. E. Landscaping Requirements: 1. Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying to All Districts", of this title. 2. All street facing elevations shall have landscaping along their foundation. The foundation landscaping shall meet the following minimum standards: a. The landscaped area shall be at least three feet(Y)wide. b. For every three(3) linear feet of foundation,an evergreen shrub having a minimum mature height of twenty-four inches(24") shall be planted. c. Ground cover plants shall be planted in the remainder of the landscaped area. The landscape plans provided appear to show compliance with these landscape requirements and will also be verified at the time of CZC submittal(see Exhibit VII.D). G. Access(UDC 11-3A-3, I1-3H-4) &Private Streets (UDC 11-3F-4): Access from the adjacent arterials(N. Linder Road and W.Ustick Road) is proposed via one 25- foot wide driveway connection to each arterial street. The driveway to Ustick Road shall be restricted to right-in/right-out,per ACHD, and passes through the multi-family portion of the project where it connects to the parking drive aisle for the multi-family units and then connects to the proposed private street. The driveway access to Linder Road is a temporary full access and is located approximately 360 feet south of the Linder/Ustick intersection. ACHD has approved both of these arterial access points through analysis of driveway analyses made by the Applicant's traffic engineer.No Traffic Impact Study(TIS)was required because less than 100 residential units are proposed. The other public access points to the site are proposed via extending a public local street through the site.N. Zion Park Avenue is being extended from the south property boundary and W. Pebblestone Drive is being extended from the east property boundary in the northeast corner of the site. The proposed local street is shown as 32 feet wide with 5.5-foot wide attached sidewalk within 47 feet of right-of-way. This does not meet ACHD standards so the Applicant will be required to revise the plat to show the public road as 33 feet wide with 5-foot wide attached sidewalk. This revision can be easily made as the Applicant is providing the correct amount of right-of-way; no revisions to the plat are needed to make this correction. A private street is proposed through the west portion of the site for vehicular access to some of the residential units. The proposed private street and local street are functioning as alleys for a Page 13 Item 6. F147] majority of the proposed residential units as the main entrance to each home is located opposite of the garage access. As discussed in section V.E above,the private street meets UDC 11-317-4 standards by being proposed as at least 26 feet wide. As noted,the Applicant is proposing three(3)detached homes in the southeast corner of the site. These three lots take access from a common drive off of the local street extension,N. Zion Park Avenue. The proposal for the number of units and access complies with code requirements. In general, and consistent with ACHD analysis and approvals,Staff supports the proposed road layout and arterial access points because the proposal offers appropriate site circulation while also providing avenues to minimize cut-through traffic to the east and south through driveway connections to Linder and Ustick Roads. H. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11- 3C-6 for multi-family and single-family dwellings based on the number of bedrooms per unit. Based on the proposal of 18 3-bedroom apartment units, 36 parking spaces total are required to be provided—one space per unit must be covered,per UDC standards. The submitted site plan shows 44 total parking spaces for the multi-family portion of the site.Each 2-story unit that enters on the first level is proposed with a two-car garage. The 2-story units that enter on the third level appear utilize the surface spaces but none of these spaces are shown to be covered. Therefore, the submitted site plan does not show compliance with code requirements. The Applicant should revise the site plan to show at least nine (9) covered spaces for the upper level units to satisfy this requirement. If this is not desired, the Applicant can provide a single-car garage space on the first level for each proposed unit. NOTE: Staff is recommending a loss of two units along the east side of the building. This recommended change would reduce the parking requirement by 4 total spaces, two covered and two uncovered. However, due to the overall issues with insufficient parking for multi family projects, Staff does not recommend a reduction in parking. The single-family portion of the site consists of 43 homes but the bedroom count of each is not known at this time. However, each home is shown with a two-car garage and a 20' x 22' parking pad that allows for a 4-bedroom home,per UDC standards.In addition, the submitted site plan shows 35 additional off-street parking spaces around the private street portion of the site meant for guest parking for the single-family homes. The proposed 33 foot wide local street also allows on-street parking where no driveways exist. Staff supports the proposed amount of parking for the single-family portion of the project because it exceeds UDC minimum requirements. The commercial area proposed in the northwest corner of the site is shown with two buildings totaling approximately 12,000 square feet requiring at least 24 parking spaces based on the nonresidential parking ratio of 1 space for every 500 square feet of commercial gross floor area. According to the submitted site plan, 25 parking spaces are being proposed. Each space appears to meet the minimum dimensional standards of 9'x 19'as well. Complete analysis of the proposed commercial area will take place with the first CZC application for the commercial site. Initial analysis shows compliance with all UDC dimensional standards except for how the drive aisle along the north and east of the commercial site functions. The drive aisle along the north boundary of the site is shown as 12 feet wide which implies a one-way drive aisle and it leads to the drive aisle along the east boundary of the site that is shown as approximately 26 feet wide which implies two-way traffic. There does not appear to be a need for the eastern drive aisle to allow two-way traffic if the north drive aisle is a one-way exit in this area. Page 14 Item 6. ■ The commercial area depicted on the site plan is conceptual in nature so future submittals and proposed uses will dictate more detail in the submitted plans. At this point, Staff is not recommending any specific revisions to the commercial area of the site for the reasons noted. I. Pathways (UDC 11-3A-8): A 10-foot wide multi-use pathway is required along the Creason Lateral in the southwest corner of the property. This pathway is slated to connect to the existing arterial sidewalk along Linder Road and to future improvements to the south for a more complete regional pathway network. The Applicant is proposing the multi-use pathway in an appropriate location but its connection to the southern boundary does not appear to match with location of the regional pathway segment approved with Creason Creek No. 2 directly to the south. Upon review of the modified landscape plans for that plat, it appears the Applicant should shift the regional pathway stub to the west to be closer to the Creason Lateral. Final approval of the pathway connections will be verified by the Park's Department and our pathways coordinator. In the interim, Staff is recommending the Applicant show this shift of the regional pathway prior to the Council hearing to better match adjacent approvals to the south. In addition to the proposed regional pathway segment, the proposed sidewalks in this project are essentially micro pathways that connect throughout the entire development and traverse through every open space area as well. They offer increased pedestrian connection and provide for the inclusion of a majority alley loaded residential units. The proposed pedestrian facilities offer connectivity to and from nearby subdivisions as well as safe access to all amenities and the commercial area in the northwest corner of the project. J. Sidewalks(UDC 11-3A-17): Attached sidewalks at least 5 feet wide are proposed along the proposed local street extension, in accord with the standards listed in UDC 11-3A-17. Other sidewalks are proposed throughout the rest of the site for added pedestrian connectivity, as discussed throughout this report. The sidewalks in this development create connections throughout the entire project including to and from the commercial portion of the site. The proposed large open space area and regional pathway in the southwest corner of the development are also easily accessible because of these sidewalks. The sidewalks along N. Linder Road and W. Ustick Road are existing; the Applicant is required to maintain and/or repair any of this sidewalk that is disturbed during construction.As stated above,Staff supports the sidewalk and pedestrian circulation element of this project. In consideration of pedestrian safety as well as traffic calming for the site, Staff is recommending that all pedestrian crossings that cross the private street and any drive aisle be constructed with brickpavers, stamped concrete, or equal, as outlined in UDC 11-3A-19B.4.b. K. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required adjacent to N.Linder Road and W. Ustick Road, arterial streets, and to be landscaped per the standards listed in UDC 11-3B-7C. A 25-foot wide easement is depicted on the plat adjacent to both arterials starting at the back of the existing attached sidewalk along each arterial,meeting the UDC requirements for the minimum width. UDC 11-3B-7C.2 dictates that required landscape buffers for residential subdivisions shall be located on common lots and owned and maintained by a homeowner's association. The Applicant's proposal to include this required buffer in an easement does not comply with this code section. Therefore, the Applicant should revise the plat to show the required arterial landscape buffers adjacent to the residential portions of the project within a common lot at least 25 feet in width. The required landscape buffer adjacent to the commercial site can remain in an easement per this code section. Page 15 Item 6. ■ In addition, an area of the Creason Lateral and Kellogg Drain irrigation easements underlay a large portion of the landscape buffer along Linder Road that is currently shown with trees. Staff anticipates the applicable irrigation district will not allow trees within their easements so the landscape plans should be revised to show the removal of trees from the easement area. Furthermore, code requires that if a required landscape buffer is encumbered by easements, at least 5 feet of landscaping be proposed outside of the easement area to include the required number of trees. Because of the extensive impediment these two irrigation facilities create in this area of the site,Staff does not find it feasible to comply with this code requirement in its fullest extent as it would require half of the site to shift to the east reducing the width of the mew in the center of the development. Staff finds the trees that are allowed outside of the easement area, the placement of the access point to Linder, and the separation of the townhome units from Linder offer appropriate and adequate landscaping and buffering. However, to formalize this finding and comply with code, the Applicant should apply for Alternative Compliance with the first final plat application. Landscaping is required along all pathways (including micro-pathways) in accord with the standards listed in UDC 11-3B-12C. The total lineal feet of all pathways with the required and proposed number of trees is included on the first sheet of the submitted landscape plans. According to the submitted landscape plans, the proposed regional pathway in the southwest corner of the site is also within the Kellogg Drain irrigation easement which generally does not allow trees and minimal landscaping. The submitted landscape plans show no trees proposed within this easement. Common open space is required to be landscaped in accord with the standards listed in UDC H- 3G-3E. The total square footage of common open space and the required number of trees to demonstrate compliance with UDC standards is included in the Landscape Calculations table and shows compliance with code requirements. The proposed C-C zoning district requires a 25-foot landscape buffer to any residential district. According to the submitted plans, a 20 foot buffer is proposed to be shared over the commercial property boundary—10 feet on the commercial property and 10 feet on the residential side. It appears the additional required S feet of area can be easily accommodated and will not require any revision to the placement of buildings. In addition, in order to allow the commercial site to be more viable and the fact the proposed development is planned together, Staff approves of the proposal to share the width of the 25 foot landscape buffer across the shared property line. L. Waterways(UDC 11-3A-�: As noted throughout the report,the subject site has two waterways subject to review—the Kellogg Drain and the Creason Lateral. UDC 11-3A-6 dictates these waterways be piped. So, the Applicant is proposing to pipe both waterways to help with the usable area of the site. The Applicant is also proposing to reroute the Kellogg Drain because its easement would greatly encumber the site if left in its current position. The Applicant is proposing to move it closer to the southern property boundary and underneath a segment of the public road and private street; it is then proposed to move north and connect to the existing section of the drain that is piped and currently passes under Linder Road. Staff supports the proposal to pipe and vegetate these waterways. In addition, a majority of the site contains floodplain which will require specific permits and building requirements. Public Works and Land Development will be the departments to handle these reviews as final platting and building permits are submitted. Page 16 Item 6. ■ A portion of one of the building lots (Lot 2, Block 1) is shown on the preliminary plat and site plan within the floodplain area. The building footprint is not so this technically complies with City and floodplain standards. However, to ensure the future homeowner has the easiest access to use their property, Staff recommends this 6-unit townhome building be shifted to the north to get as much of the building lot out of the floodplain as possible. There is adequate room on the north side of this building for this to occur without any other changes to the development. M. Qualified Open Space (UDC 11-3G): A minimum of 10%qualified open space meeting the standards listed in UDC 11-3G-3B is required for the single-family portion of the site.Analysis on the open space area required and proposed for the multi-family portion of the site is above in Section V.F. Based on the proposed plat of 8.75 acres, a minimum of 0.88 acres of qualified common open space should be provided to satisfy this requirement. The Applicant has revised the open space exhibit per Staffs request to depict the qualified areas and accurately note the amount of qualified open space for the project.According to the revised exhibit, the Applicant is proposing 1.64 acres of qualified open space, approximately 18.7%. The majority of the qualified open space consists of the large open space area in the southwest corner of the site, the large central mew, and half of the required arterial street buffers. This area exceeds the minimum UDC requirements. Staff finds the proposed open space is adequate in amount and placement to satisfy all code requirements. N. Qualified Site Amenities (UDC 11-3G): Based on the area of the proposed plat(8.75 acres), a minimum of one(1) qualified site amenity is required to be provided per the standards listed in UDC 11-3G-3C. The applicant proposes two(2) qualified amenities to satisfy the requirements in this section of the UDC, a 10-foot multi-use pathway segment and a children's play structure. The proposed amenities meet the minimum UDC standards. O. 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 and appears to meet UDC standards. P. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): As discussed in the comprehensive plan policies analysis, Staff believes the submitted elevations meet the required Architectural Standards. The applicant has not submitted a concurrent design review application for the attached residential buildings. With the final plat application,the Applicant should also submit an Administrative Design Review(DES) application for these units. The Applicant also submitted conceptual elevations for the commercial buildings. These elevations show multiple field materials of brick, concrete wainscot, and lap siding with roof parapet variations and wall modulation—in all,the conceptual elevations appear to also meet the ASM.A separate DES will be required for the Commercial portion of the development with future CZC submittals to verify ASM compliance. 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 conditional use permit and preliminary Page 17 Item 6. 551 plat applications per the Findings in Section IX of this staff report. The Director approved the private street application. B. Commission: Enter Summary of Commission Decision. C. City Council: To be heard at future date. Page 18 Item 6. F152] VII. EXHIBITS A. Annexation and Zoning Legal Descriptions and Exhibit Maps 4 Fox HMH VLAND SURVEYS engineering Lennon Pointe Annexation Legal Description A parcel of land situate in the North 112 of the West 112 of Government Lot 4 in Section 1, Township 3 North, Range 1 West,Boise Meridian, City of Meridian,Ada County,Idaho,and more particularly described as follows: BEGINNING at the northwest corner of Section 1,from which the west one-quarter corner bears,South 00'01'03"East,2699,19 feet,thence along the northerly line of Government Lot 4,South 88°43'02" East,665.57 feet; Thence along the westerly boundary of the Creason Creek Subdivision No.1 recorded in Book 112 of Plats at Pages 16486-16488,South 00°02'45"West,680.06 feet to the northerly boundary of the Creason Creek Subdivision No.2 recorded in Book 119 of Plats at Pages 18301-18303; Thence along said northerly boundary, North 6-Feettowesterly-1inC of Government Lot 4; Thence North 00°01'03"West,693.16 feet to the POINT OF BEGINNING. Containing 10.41 acres,more or less END OF DESCRIPTION Prepared by: Ronald M.Hodge, PLS Survey Department Manager RMHA e`" rF Fad G a 8575 �0 9Tf Of �44D M r3 680 S.Progress Ave.,Suite#26• Meridian, Idaho 83642•Tel:208-342-7957•Web: hmh-Ilc.com Equal Opportunity Employer Page 19 Item 6. 153 EXHIBIT 9' W. Ustick Rd. SURVEYMAP 35 36 388043'02"E 665.57' 2 al — — — — Pont of Beginning ANNEXATION C—C ry. 7 Z. Ln o v O N O C0 (0 O O U) ai N w R-15 0 0 0 a 664.76' N88°59'01"W �- % �y s rx 48575 77 roazzzfo A 0 100 200 �'O,L"rF OF IM NO � 1 Scale in Feet NOTE:THIS DRAWING IS A VISUAL REFERENCE ONLY. DS.RMH SCALEI'= DATE&28-2021 LENNON POINTE REZONE-ANNEXATION HMH DR.nK ADA COUNTY,IDAHO SVRMH SK,1 11 W020-gg SEC.1,T.314,RAW,B.M. enginewirg Page 20 Item 6. 154 61�, FOX HMH LAND SURVEYS engineering Lennon Pointe Rezone (C-C) Community Commercial Legal Description A porcel of land situate in the North 112 of the West 112 of Government Lot 4 in Section 1, Township 3 North, Range 1 West, Boise Meridian, City of Meridian,Ada County, Idaho, and more particularly described as follows: BEGINNING at the northwest corner of Section 1,from which the west one-quarter corner bears,South 00°01'03" East, 2699.19 feet,thence along the northerly line of Government Lot 4,South 88'43'02" East, 356.54 feet; Thence South 01°16'58"West, 255.14 feet,- Thence South 89°58'57"West, 350.66 feet to westerly line of Government Lot 4; Thence North 00'01'03"West, 263.17 feet to the POINT OF BEGINNING. Containing 2.10 acres,more or less END OF DESCRIPTION Prepared by: Ronald M.Hodge, PLS Survey Department Manager G STE J a 8p 75 7+5 l D I Z '21:3 9J �P 9Q f OF \ �4 NqC D M ��D RMH:tk 680 S.Progress Ave.,Suite#213 • Meridian, Idaho 83642 •Tel: 208-342-7957 •Web: hmh-Ilc.com Equal Opportunity Employer Page 21 Item 6. 155 Fox HMH LAND SURVEYS engineering Lennon Pointe R-15 Rezone Legal Description A parcel of land situate in the North 112 of the West 112 of Government Lot 4 in Section 1,Township 3 North,Range 1 West,Boise Meridian, City of Meridian,Ada County,Idaho,and more particularly described as follows: COMMENCING at the northwest corner of Section 1,from which the west one-quarter corner bears, South 00`01'03"East,2699.19 feet,thence along the northerly line of Government Lot 4,South 88`43'02" East,356.54 feet to the POINT OF BEGINNING; Thence continuing along the northerly line of Government Lot 4,South 88°43'02"East,309.03 feet; Thence along the westerly boundary of the Creason Creek Subdivision No.1 recorded in Book 112 of Plats at Pages 16486-16488,South 00°02'45"West,680.06 feet to the northerly boundary of the Creason Creek Subdivision No.2 recorded in Book 119 of Plats at Pages 18301-18303; Thence along said northerly boundary, North 88°59'01"West,664.76 feet to westerly line of Government Lot 4; Thence along said westerly line,North 00°01'03"West,420.00 feet; Thence North 89°58'57" East,350.66 feet; Thence North 01°16'58"East,255.14 feet to the POINT OF BEGINNING. Containing 8.30 acres,more or less END OF DESCRIPTION L d Prepared by: \ST A Ronald M. Hodge,PLS Survey Department Manager CL 85 0 "v9.z2.7lco p 'TfOF 1 3 G RMH,tk y44 d M ADO 680 S. Progress Ave.,Suite#2B• Meridian,Idaho 83642•Tel:208-342-7957•Web: hmh-Ilc.com Equal Opportunity Employer Page 22 B. Preliminary Plat(dated: 10/14/2021) Item 6. Fl 57] Z INIC)d rq OTM-lHFlio-hlHDHv dr)oHo DO IF-1" 'Izl� 7� ,_IL Ira I I F u Al -7 u I —,AP 11 .. ............ -- -------------------- (VI W� Page 24 Item 6. Fl 58 C. Open Space Exhibit(date: 9/13/2021) N0IlV0llddtl lN9 W3-U[lN3 �� N 31NIOd NONN31 Q I o-s€eg o-ld 3anloallrloav dnoam oa ALL`MM°" it N. sw s ♦5 1 b � W�C I � -,i �_ � 1�1I I��T �€ as I ' ® !E �a,� �w E - i I 14fo Y 45 4P o4P o5 II \\�i a�rwd w y V &� �v. — 1 `\Y 1�..�./ / �`\ksC • LN ire 440`4 j 9 w d;.� — — ,BS5L1 M.f0,I0.00N w ae a,—e3 d3_ml NWtla 3lIW AAA a 9 fn �� C .ei eosz.x�.miaw x — 16 ♦ d �, m d3 d3 m a3 m 13 m m " - �m Page 25 Item 6. Fl-591 D. Landscape Plans (date: 9/15/202 1) NO11V317ddV 1N]A]7i11N3 DiNiOd NONN3-1 92i 11 O T, 5�U. M �4 § ffi j ;7 7:7 uj z O'l 6ALU, U) RZ —--—--OVOU aGONITN—--—--—--—--—-- Page 26 Item 6. Fl 60 N.LINDER ROAD m Z I �t Bmm I, Ty v �.. --- ------ M-LINE-BEE SHEET 1I2 n x�= _ ci a x �a a EE tl'FE� EE .5c �` s 94,s58 Bib `aiT Y5 E. - E'F"a ?s .Y 2 I: 9a .-. .i p --+aT DGGROUPARCHITECTIEREPLLC ---- -� 3' z LENNON POINTE i � ; /\J,'O�`f f ENTITLEMENT APPLICATION Page 27 Item 6. Fl 61 4 II RIAFLHLINE SEE SHEET LII m Q14. H 11,i o � - - �➢ — Aj to . a I m t a n ✓. Q� I m� � = k v � 'n'A F FfA9& H-13��en v.F - .r a 3 SBy y 3 F is ;�]�' 3 •8i_ Y Ro Y�'_ +KT OG GROUP ARCHITECTURE PLLC Ns LENNON POINTE ENTITLEMENT APPLICATION Page 28 Item 6. Fl 62 L hWTCHLINE SEE SHEEP Li AV Ln r O m 1 �I z � ZZ IJ r — o o:. m °o m o 'I 115 s3 RE—L I — 1 a — 444kkR I � m � M h � Jo,C oa ao�°e4°o�Q Imp o i �qE s ni P� HM s£ K, gl6el fs� € E.rsl!e! DG GROUP ARCHITECTURE PLLC w pwllLENNON POINTE .. ENTITLEMENT APPLICATION Page 29 Item 6. Fl 63 N.LINDER ROAD f aT y . r O � ,5- e•0 a o� 0 w I I o i z Q 1uwLL C Z o c�, p 0 — a as a r m e ' - 0 imp g �x £ €FI 3 € 3 e� o art +KT DG GROUP ARCHITECTURE PLLC - z 's y0 ae LENNON POINTE a ENTITLEMENT APPLICATION Page 30 Item 6. F164] E. Site Plan - `�—EP—EPA EP ~EP�M—EP— EP,EP�Ca EP,EP E:. 2ss 1f. s 89�SOp"E 56623i' EP E of � _____—______—__ . I I asps I _ SITE B- SITE A� 51.619 SF 64.279 SF — — 1.18 AC— X;` 47 AG W N• Lim � � - ae -- r p - ir 4' p W _ SITE C 861 F I. 3 I ? c p .10A --' _--- -- — 1 I 1 Vim- 'J _ —r. a3 I "` K: aav4TE now 110 nwrNnmc. orw re om+s ca M Y Si,eP�N 2 L' EP o � � � �Z� n4xM�r %ry I I s4 LL � I ;K—Z—�pmz �. Page 31 Item 6. F165] F. Public Works—Water Markup RIM 2571.47' W�IJSTICK RD. INV IN NV OUT -7 IF SSMH M M70 61 57' INV.'N INV OUT.2 INV IN INV.IN(vv): FH INV.INUITEI I NV T V . . _ SSMH -S H RIM 2562 21' INV. V IN NV IT— V-1 T TI- It "n-I. —T RIM 2 —7' T. -0 f d I r T RIK 257C.3,+, NV OUT �mv11 a r 57' RI M 256967 G IT RSM 2569.85" H x�rct EN v ',N INV.IN(SS —------- �INV�OUT E 7 SSMH INv.IN INV OUT iL IH " -Iill�-- 141,1�I IT- J.TJI 2.1 U 71-N 11- UTILITY PLAN SCALE,1-40' Page 32 Item 6. ■ G. Conceptual Building Elevations and Site Renderings Jo - W. m 2 MJU ULM �p :.� �d 9� — w a Z ee u u A3.2A w � — kM EE - - Gi „IIrITImIC _ I TrIT: - . IITTTITT,�i.T:. I'ITI a - TT-� TTTTT „-TTT a 3, AWE W o z — — - 7, EL ®e A4.2 w T T as R �:J �._ � - �. w Page 33 Item 6. Fl 67] ----------- L --1 L !N ILI L� MF H� "I t ri 1�11 A5.2 E LHE -m= u olrTI T-1 LU Lt LU [�A6727A Page 34 Item 6. ■ :d J T. F PT 7 !7-1-, RPM _T;A, 111 1 i RI IRI Irl I_l 111; A ill A6.2B L. L A MOP", Elk -MM Lu Lill Jj A7.2 Page 35 »m e F1S \\ - - . � �\\ � .ww.a .am.. 9�- y : \ » _ �� w\ y_ -� . g � A @ P U < s H \± \ cr � z b . . . z : m% Jill- 0 ; & ) } ppr- \. # $ %& w � � > �■� � j z _ [- , � :( Page 36 Item 6. ■ per_ s 4 7 e Tom` � peg uJ s z FAY O d Z O z 4 Z J x Q Z A10.2 AY.Y — � w F O d Z o O :a z s - w J 4 "r A10.3 w r z Page 37 r LLI - - - FA 4 .` 14 GROUP Al • 1 Page • •'1� j,. �— - LLI FA 1 . PIE GROUP RL dD LLI ' r r f • , LLI Page Item 6. F173] 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 approved plat, site plan, landscape plan, open space exhibit,and conceptual building elevations included in Section VII and the provisions contained herein. b. The 10-foot multi-use pathway along the Kellogg Drain and Creason Lateral in the southwest quadrant of the site shall be constructed with Phase 1 of the development. c. The existing county residential access onto W. Ustick Road shall be closed upon development of the subject site;the only approved accesses to the adjacent arterials are those shown on the site plan. d. All pedestrian crossings within the private street and drive aisle portions of the site shall be constructed with brick,pavers, stamped concrete, or equal to clearly delineate pedestrian facilities. e. The required landscape street buffers shall be constructed and vegetated along the entire perimeter(along N. Linder Road and W. Ustick Road)with the first phase of development. f. No more than 16 multi-family units are approved with the Lennon Pointe Community development—the first two units closest to the east property boundary and Creason Creek Subdivision are limited to two-story units in height. 2. The preliminary plat included in Section VII.B, dated October 14,2021, shall be revised as follows at least ten(10)days prior to the City Council hearing: a. Correct the size of Lot 9,Block 1 to meet the 2,000 square foot minimum lot size requirement of the R-15 zoning district. b. Add additional common lots for the required landscape street buffers to N. Linder Road and W. Ustick road adjacent to residential uses,per UDC 11-313-7C.2. c. Stamped and signed by the licensed land surveyor. d. Add a note stating direct lot access to N. Linder Road and W.Ustick Road is prohibited except for those access points approved by ACHD and as shown on the approved site plan. e. Add a common lot for the proposed common drive currently shown on Lot 13,Block 2 and add a plat note stating the purpose of the common drive and which building lots it serves. Page 40 Item 6. ■ 3. The landscape plan included in Section VII.D, dated September 15,2021, shall be revised as follows prior to submittal of the Final Plat application: a. Revise the location of the trees for the Linder Road street buffer to be outside of any waterway easement. b. Shift the proposed regional pathway on Lot 1, Block 1 to the west to better align with the approved segment to the south in Creason Creek No. 2. c. Show the required 25-foot landscape buffer between the C-C zoning district and the R-15 zoning district as required by UDC 11-3B-9C. 4. The site plan, as shown in Exhibit VII.E, shall be revised as follows prior to Final Plat submittal: a. Shift the 6-unit townhome building to the north to move as much of Lot 2,Block 1 out of the floodway zone. b. Move the detached sidewalk adjacent to the east side of the 6-unit townhome building to the east to be an attached sidewalk to the private street. c. Show the required number of covered spaces for the proposed multi-family residential development,per UDC Table 11-3C-6. d. Shift the proposed regional pathway on Lot 1,Block 1 to the west to better align with the approved segment to the south in Creason Creek No. 2. 5. The multi-family residential elevations, shall be revised as follows at least ten(10) days prior to the City Council hearing: a. Reduce the height of the proposed buildings to meet the maximum building height limit of forty(40)feet for the R-15 zoning district. b. Show the loss of the two units on the third and fourth levels of the eastern multi- family building consistent with the DA provision above. 6. With Final Plat application,the Applicant shall submit for Alternative Compliance to the landscape street buffer tree requirements along N. Linder Road for that area encumbered by the Kellogg Drain and Creason Lateral easements. 7. Future development shall be consistent with the minimum dimensional standards listed in UDC Table I I-2A-7,UDC Table 11-2B-3, and those listed in the specific use standards for multi-family development,UDC 11-4-3-27. 8. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for multi-family and single-family dwellings based on the number of bedrooms per unit. 9. The Applicant shall comply with all ACHD conditions of approval. 10. The Applicant shall obtain Administrative Design Review(DES) for the attached single- family and townhome units prior to building permit submittal. One DES may be utilized for the entire single-family portion of the site. 11. The Applicant shall obtain Certificate of Zoning Compliance(CZC) and Administrative Design Review(DES) approval for the future commercial buildings and multi-family structures prior to building permit submittal. 12. Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A- 12. Page 41 Item 6. F175] 13. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11- 3A-15,UDC 11-313-6 and MCC 9-1-28. 14. Upon completion of the landscape installation, a written Certificate of Completion shall be submitted to the Planning Division verifying all landscape improvements are in substantial compliance with the approved landscape plan as set forth in UDC 11-3B-14. 15. The applicant and/or assigns shall comply with the private street standards as set forth in UDC 11-3F-3 and 11-317-4. 16. The conditional use approval shall become null and void unless otherwise approved by the City if the applicant fails to 1)commence the use, satisfy the requirements, acquire building permits and commence construction within two years as set forth in UDC 11-5B-6F.1; or 2) obtain approval of a time extension as set forth in UDC 11-5B-6F.4. 17. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer signature on a final plat within two years of the date of the approved findings; or 2)obtain approval of a time extension as set forth in UDC 11-6B-7. 18. Prior to City Engineer signature on the plat,the applicant shall submit a public access easement for the multi-use pathway along the southern boundary of the site to the Planning Division for approval by City Council and subsequent recordation. 19. Prior to issuance of Certificate of Occupancy on any building,the Applicant shall provide proof of the required maintenance agreement to the Planning Division in accord with UDC 11-4-3-27—all multifamily developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including,but not limited to, structures,parking, common areas, and other development features. 20. Business hours of operation within the C-C zoning district shall be limited from 6 am to 1 1 pm as set forth in UDC 11-213-3A.4. 21. Any drive-thru establishment use shall require Conditional Use Permit approval in accord with UDC 11-4-3-11. B. Public Works Site Specific Conditions of Approval 1. The geotechnical investigative report prepared by SITE Consulting,LLC indicates some very specific construction considerations due to shallow ground water on site. The applicant shall be responsible for the adherence of these recommendations. 2. A portion of this project lies within the Meridian Floodplain and Floodway Overlay District. Prior to any development occurring in the Overlay District a floodplain permit application, including hydraulic and hydrologic analysis is required to be completed and submitted to the City and approved by the Floodplain Administrator per MCC 10-6—All structures in the overlay district must be elevated to flood protection elevations. 3. A water main connection will be required to Ustick Road. 4. Current design does not follow the utility corridor. Water mains should be located north and east of roadway centerline. 5. A water main connection will be required to the existing stubs in North Zion Park Avenue and West Pebblestone Drive. Page 42 Item 6. F176] 6. The proposed main west of Building B should be eliminated. Townhomes can be served by the water main east of Building B. 7. Complete the water loop by extending the proposed water main in the private road between Building B and Building D1 northeast to connect into the water main located south of Building A I. 8. Minimize water main length near the commercial lot at the northwest corner of the development. Bring the water main only as far as needed to provide a hydrant for the buildings' fire protection. Extend service lines from the main to serve the two retails buildings. 9. Water mains should not cross through landscaping or sidewalks. 10. Sewer service lines should not cross lots other than the lot they serve. Services in the southeast corner do not meet this requirement and must be adjusted. 11. Sewer needs to connect to West Pebblestone Drive by removing the temporary cleanout and connecting to the existing main. 12. The manhole located at the northeast corner of the development near Pebblestone Drive must be moved so it is located out of the landscaped area and instead located in Right-of-Way. 13. Sewer services should not cross infiltration trenches. 14. Utility easements are required for all mains outside of Right-of-Way. 15. No permanent structures can be built within a City of Meridian utility easement including but not limited to buildings, car ports,trash enclosures, fences,trees,bushes, infiltration trenches, light poles, etc. General Conditions of Approval 16. 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. 17. 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. 18. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x 11"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor.DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. Page 43 Item 6. F177] 19. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 9-1-28.C). 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. 20. 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. 21. 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. 22. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used,or provide record of their abandonment. 23. 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. 24. 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. 25. 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. 26. 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. 27. 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. 28. 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. 29. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 30. Developer shall coordinate mailbox locations with the Meridian Post Office. 31. 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. 32. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. Page 44 Item 6. 178 33. 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. 34. 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. 35. 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. 36. 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. 37. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=240228&dbid=0&repo=MeridianC hty D. POLICE DEPARTMENT https:llweblink.meridiancioy.orglWebLinkIDocView.aspx?id=240012&dbid=0&repo=MeridianC Lty E. PARK'S DEPARTMENT—PATHWAY COMMENTS https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=242744&dbid=0&repo=MeridianC iu F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https:llweblink.meridianciV.oty WebLink/Doc View.aspx?id=243241&dbid=0&repo=MeridianC i &cr--1 Page 45 Item 6. ■ G. WEST ADA SCHOOL DISTRICT(WASD) https://weblink.meridianciN.org/WebLink/DocView.aspx?id=242517&dbid=0&repo=Meridian C Lty H. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridiancity.oLvlWebLinkIDocView.aspx?id=240139&dbid=0&repo=MeridianC hty I. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancity.org/WebLinkIDocView.aspx?id=244361&dbid=0&repo=MeridianC Lty J. NAMPA MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=240461&dbid=0&repo=MeridianC hty IX. FINDINGS A. Annexation and/or Rezone(UDC 11-513-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application.In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Stafffinds the proposed zoning map amendment to annex the property into the City of Meridian with R-15 and C-C zoning districts and subsequent development is consistent with the Comprehensive Plan, if all conditions of approval are met. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Stafffinds the proposed zoning map amendment and request for the development of multiple housing types will contribute to the range of housing opportunities available within the City and within this area. Stafffinds the proposed addition of commercial within the development is generally consistent with the purpose statement of the commercial district and consistent with the future land use designation of Mixed-Use Community. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Stafffinds the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. Page 46 Item 6. ■ Because of the unique and distinct project proposed, the proposed addition of more commercial zoning, and the varying types of housing options proposed, Staff finds the annexation is in the best interest of the City. B. Preliminary Plat Findings: In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed 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 Policies in, Section V of this report for more information) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property with development. (See Section VIII of the Staff Report for more details from public service providers) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers(i.e.,Police,Fire,ACHD, etc). (See Section VII for more information.) 5. The development will not be detrimental to the public health, safety or general welfare; and, Staff is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis and has approved the proposed road layout and connections to adjacent arterials. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic, or historic features that exist on this site that require preserving. C. Conditional Use Permit Findings: The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that the submitted site plan shows compliance with all dimensional and development regulations in the R-I5 zoning district in which it resides except for those noted and required to be revised. Page 47 Item 6. 1 11 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffinds the proposed use of multi family residential, in conjunction with the other residential housing types proposed, is in accord with the comprehensive plan designation of Mixed-Use Community and the requirements of this title. 3. That the design,construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Despite the proposed use being different than the residential uses closest to the subject site, Stafffinds the design, construction, and proposed operation and maintenance will be compatible with other uses in the general neighborhood and should not adversely change the essential character of the same area, if all conditions of approval 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. Stafffinds the proposed use, if it complies with all conditions of approval imposed, will not adversely affect other property in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection,drainage structures,refuse disposal,water,and sewer. Stafffinds the proposed use will be served adequately by essential public facilities and services as all services are readily available, the nearby arterial street is widened to its full width, and the Applicant is required to construct a new public road extension to accommodate additional traffic flow. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. All public facilities and services are readily available for the subject site so Stafffinds that the proposed use will not be detrimental to the economic welfare of the community or create excessive additional costs for public facilities and services. 7. That the proposed use will not involve activities or processes,materials,equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise,smoke,fumes,glare or odors. Although traffic will likely increase in the vicinity with the proposed use, all major roadways adjacent to the site are already at their full width and the proposed layout offers the best opportunity for safe circulation. Therefore, Stafffinds the proposed use will not be detrimental to any persons,property, or the general welfare. Page 48 Item 6. F182] 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance.(Ord. 05-1170,8-30- 2005,eff. 9-15-2005) Staff is not aware of any such features; the proposed use should not result in damage of any such features. D. Private Street Findings: In order to approve the application,the director shall find the following: 1. The design of the private street meets the requirements of this article; The Director finds that the proposed private street design meets the requirements. 2. Granting approval of the private street would not cause damage,hazard,or nuisance,or other detriment to persons,property,or uses in the vicinity; and The Director finds that the proposed private streets would not cause damage, hazard, or nuisance, or other detriment to persons,property, or uses in the vicinity if all conditions of approval are met. 3. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan.(Ord. 05-1170,8-30-2005,eff.9-15-2005) The Director finds the use and location of the private streets do not conflict with the comprehensive plan or the regional transportation plan because the proposed design meets all requirements and the project is also extending the required public road through the site. 4. The proposed residential development(if applicable)is a mew or gated development. (Ord. 10-1463, 11-3-2010,eff. 11-8-2010) The Director finds the proposed residential development is a mew development by having a majority of the units facing green space instead of the private street. Page 49 E IDIAN;--- Applicant Presentation r � !• x14 EXISTING CONDITIONS EXISTING SITE CONDITIONS - STREET PLAN W Ustick Rd W Ustick Rd W Ustick f . W.PEBBLESTONE PROJECT SITE N W Parkstone St � . o C uj M z'a W Stanhope St W Stanhope st N Z •4 za z ry � r' 7 � � d 2 y � Lowry St - :7 "' %V Lowry W Lowry 5t 3� z s r _M z W Claire St Z� r Q CL d}d r } 0. h Dr N W Woodbu a ry E r z Dr o a z z EXISTING SITE CONDITIONS BOUNDARY 45re TOPOGRAPHIC MAP ctml,m; UNTICK M -,w l-W TAW 1E 14. 112. v:Fr- 157' MZ —.Vlll %- 4�1. ®r-,§�— ,�tff�jr.A IXZ%= Ji ACCLRATE EXISTING SITE CONDITIONS ' Jjff .:•:1��. - EXISTING SITE CONDITIONS 3. ' 4 uuLL�vF. �1- -tom: ...`:..•, EXISTING SITE CONDITIONS 1 - zT •'firr•[�� ` 1 •.i':..J� .• _ - •.\1.... .. EXISTING SITE CONDITIONS �. +r` - .r. _ � .. +fr--.'n�,�,.,.,- �'"s`�S"' .x+-r••�7'�i7�1:_.�._ µ _F '- a. y;Y:� 41 r.dr.'�L K'� •i' .. .R'y� �+1r.1� ..:{5555 t. ir'•' i .�:��' �. r,��`. a� EXISTING SITE CONDITIONS Now x�• I. ,n r _ •i 3Y �•�' Ylf'� ��°'' f� 3 .� 3p. ..,1!... ��;:f.�%�' �.P`°' •�.-,may, EXISTING SITE CONDITIONS :Y •. v 49 n a E . ti EXISTING SITE CONDITIONS rs; `I EXISTING SITE CONDITIONS � � z . \- . - z/ � � �m� •A�a>—v. . �ƒ��J<A2x��z��:��: 5 ' •4 ilbo � r y , r, EXISTING SITE CONDITIONS -. .-a� f. '4�+y _ «., .. •tea- is l`.a;��7T�li L7t'P f�La� SITE DESIGN SITE DESIGN AND CONCEPT SITE B .ro S]TE A 1 1 d AC ' AC 51TE C f &IOAC - - _- -- fill- ur vecrw :; , �� : TwrwR, ♦fvMW.R;./.[_�nrwrt _— —`�_ _1 PLAN LL � 1 SITE DESIGN AND CONCEPT SITE e !- SITE Rom" _`1'1 - 51,5SB SF 1.F AC __64.271 DRIVING FACTORS t� 1.47Ac — • Existing zoning and multiple building ��.,.: :o.��• ` type requirements F - - • Extend existing public roadways - • Floodway and Flood zone areas _ � °SITS�•- � �.._ . - _ N • Kellogg Drain relocation 10A • Existing one and two story single family ' - to the east --- --- *- - - --- -- :. Arterial Street Access and circulation = r ' J I I , I TX.. lT PLAN e ' rr,. ma.... SITE DESIGN AND CONCEPT 1] I• SITE 6 I' -`SITEA "' ___ `'1G19SF 1.119AG -4Z ........... SITE 19 A - € --- -- -- "./2 lI w � I�iiu�mir.nmew�nnran . LL 9 liiil {•ll�ITµ PLAN PATHWAY PLAN ------------_ - .----------= -- - r --- - _ .. -- . 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PARKING PROVIDED ; 4 s •o __ -- I?55 FRDjIjbEb I wsoWa - - <3c .jy SITE B: - --- - -- - _ APARTMENT UNITS: (18)UNITS �41e ` PARKING REQUIRED (1)SEDR00M UNITS - -1.5 STALLS PER UNIT - =(9)STALLS REQUIRED (2)BEDROOM UNITS •-: i � =� -. i:';; � -2 STALLS PER UNIT - o .(24)STALLS REQUIRED -(33)TOTAL STALLS REQUIRED -(i0)GARAGE STALLS n'PARKING PROVIDED (B)COVERED PARKING STALLS (14)SURFACE _(3)ON-STREET �ROVIDFD (35)STAII S SITE C: — -- --- TOWNHOMES: (42)LOTS .tom - PARKING REQUIRED =4 STALLS PER UNITNlkl .GUEST: I STALL PER 10 UNITS �: .w:u::si Z = 168 STALLS REQUIRED s: -(5)GUEST STALLS (173)STALLS REQUIRED L .i } it• yfll+ Lwv PARKING PROVIDED-GARAGE+DRIVEWAY PARKING+SURFACE (84)GARAGE STALLS PROVIDED n - {78)DRIVEWAY STALLS a °' (35)SURFACE PARKING 1 ON-STREET (197)TOTAL PARKING PROVIDED SITE DESIGN AND CONCEPT R� � 1 F L* rawo '4kjIl CL ��Jr Li BUILDING DESIGN COMMERCIAL .� I Ell 11I I 1 E 1-111 II-1—1i-1 1-7 —1[FII=1I�I�— -1-1 -- - — — T---=-11[pi —fir-1 T .py.p•g1ryiK A..f]iRW.TgM m r11 l ii iil lii it 'ii'if'li �a 9 ° a ��n�ierra..o�cr mMnui a i�6 w o 1p I p6�yyg�g� I O�3L1 Q -- — �__ I — I--�-, -1-f�7�' �m� �41 � �Il�.l it L =�J O � z _.., w Q 2f f Lu Lu II I I —I —1 l II I I—Igll II I—I IEI ICI I—I li lE F••-^w••-^ P- (. 2 w COMMERCIAL �r�u�Pax*..o•us*n�v+.�� w�iufnan-wmaevnnou r� uxazs _ wg —IL' IiA ii Ili 1 lI I li �iNll1—II�II�IINil�il['�.Iti lti ir=il=.i—,I—il i1�—rr-Ir�rn—f�4 I II II II— ,y rwawesrraa-nouns a�rn+aM �Y� �� POT w z 0 To a I— — — — — CII CI I—I—I—IC C II_II II II II II CII ' ' — I—I—I— —I—II II CII CIICICI II,_I-I-I-C7 C7 C]CIJ:I_17_IZII IICIIC 0 ~ 8 V n awa..s nc*an.wx+waw.*rw Z � J Z w "= a J � ¢ A9.2 W J f Z W • � 1 x 3 COMMERCIAL oc 1 COMMERCIAL _ r .y �;Jl it• .l COMMERCIAL i r• AD J f F �lj .H •� �' i _ 6 I •�• .,ter• BUILDING A 4 2 w F- z C fl- �-- z Lu 30 30a. 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RfGA l - 25 1.62 I CTORE -013% 1 ` i E 2571.59 '1111 NW 13-1"ST =das Z TAA"— 075 NW S 571_T5 ' I I F 2s»-f ; ,�EAOCArE 1 3T. � �G 12'CCNLWETE WV G I 4q° 2571." 5 ElEV.-257D.75 20 I I GRADE 2575 572t7 2 az:_ 9_� _�$7z.90 "" ELEVATION , GRADE I ELEVATION - , zs72.7s l EOER N.SRNTAlN �' � 3375 N*f 3T'.5T SyD - 572.00' A 5 - 2-0 3 FFE'2-M.00' 2571.84 2 - 0 U x }} JARDAN LEACH • �,.8 I I 4' I 2s J039 NW 13TH ST. 257,.8A l �y—_ —_ _•.. _...I � ___ _.—_ __ _ __ JOMN G Hlfl FR 1�� I 3Q55 ilJ�t3111 S I �-v(n 572.U0'2 5.6 I I ! 7_FFE:x57'2.D0' i7i.59 h 9� f A - { 2671.48 JOR13AN LEAGN 3039 NW 13TH ST. i72.W 6 0 I :FFE 2572-00' 2571.7f ' 2Q �5 70 II RMAN 4A ► Jr f. .0% 1 — � 302 W 137b! ST. -- ' MAN S.OE LA M07TE �--Y— •—• 302f Nri IJTM ST �^ �` BUILDING TYPE D1 & D2 - EAST SIDE SITE SECTIONS PROPERTY LINE PROPERTY LINE 6'0"VINYL FENCE v LTH ' "VINYL FENCE HFIGHT OF EXISTING SFR m g, HT OF EXISTING SFR _ in —III—III—III—III—III—III III—III—III ill � � � � � � � � III III Fl � T,--, 18'-8„ 22'-0" SETBACK TO WALL SETBACK TO LEVEL 2 PRIVATE PATIO OVERAL SITE IMAGES fin. '♦ i �"°` _ � � •� w�`, -=�' 1 � .� - s7, OWN- tea„' ;�-�,-��' � -•,, l � x OVERAL SITE I MAG gas A" 1� R OVERAL SITE IMAGES • .; i i 23" as Fill �� t r lips D ME Val t � 1 1 ,�.-' `�•a -- — � __�—- 1 � Ire � ��•+,y. � '" s,. �� _ "�, -� - - �.� 00 r„ Item 7. L213 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Public Hearing for Pine 43 Pad G (H-2021-0097) by CSHQA, Located at 1492 N. Webb Way A. Request: Conditional Use Permit for a drive-through establishment within 300 feet of a residential zoning district on 5.31 acres of land in the C-G zoning district. Item 7. F 14 (:�N-VE IDIAN:-- IDAHO PUBLIC HEARING INFORMATION Staff Contact:Sonya Allen Meeting Date: January 20, 2022 Topic: Public Hearing for Pine 43 Pad G (H-2021-0097) by CSHQA, Located at 1492 N. Webb Way A. Request: Conditional Use Permit for a drive-through establishment within 300 feet of a residential zoning district on 5.31 acres of land in the C-G zoning district. Information Resources: Click Here for Application Materials Click Here to Sign Up to Testify at the Planning and Zoning Commission Public Hearing Item 7. ■ C�, EI IDIAN�-- STAFF REPORT .►a H o COMMUNITY DEVELOPMENT DEPARTMENT HEARING 1/20/2022 Legend DATE: ff Praject Lccfl-fior TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner 208-884-5533 --' SUBJECT: H-2021-0097 Pine 43 Pad G Drive-Through—CUP LOCATION: 1492 N. Webb Way, in the NW 1/4 of Section 8,T.3N.,R.IE. (Parcel -- #R7104250566) I. PROJECT DESCRIPTION Conditional Use Permit(CUP) for a drive-through establishment within 300'of a residential zoning district on 5.31-acres of land in the C-G zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 5.31-acres Future Land Use Designation Mixed Use—Community(MU-C) Existing Land Use Vacant/undeveloped land Proposed Land Use(s) Drive-through establishment Current Zoning General Retail&Service Commercial District(C-G) Physical Features(waterways, None hazards,flood plain,hillside) History(previous approvals) H-2017-0058(Development Agreement Inst.2018-000751) Page 1 1Ell 1 . .Fi. _ 1 ■■■■■ 110111111119imis■ on .. uuwl 2 ■■ ■. uw Ipulr 1 Ell i � 11.11111 y - w FAIRVIE > � �� } ■,IINIII IIIIIIIIIIII i r !•- � I I iii i+�� _ �� .. r■'r' _ R ~ ■■ t I - PI:`JE_ -- IME6 ` - -ice; �rf. i#•IYlii '�� ■■IIII■_ �■ I '�___■■IIII■: �■ •��II uw 1 1■ —r �1 .... uw 1 11 —r 9! ■uuu■ .auu �� 9! ■uuu• .auu : ■uu ■ �uuutium 1 uuuullllldw IRL�-14 u u uuum1111161w■!a�-14 u uuwl 2 ■■ ■ uw Ipulr 1 ulluluuw ■uu Ipurr 1 ulluluuuu lei ■uuu■?�■■�. 1 uuu 1 Nuuu Ell ■ 1 N umlwu uli 1 N umluw uui _ F � ,IIN III IIIII III ,11 NIII IIIIIIIIIIII — 11111 } 11 IIIII! ■- ' 1 ■ —_:: :•iii:■ �■ ■ __e?:=.■iii:� #A �S 111■■i''r � • -•,11�11� ,• IIII ■- 111. i'� -•,1;;1+ I IIII ■- I �--_ -■�'-- ■ ■ IIII IIII ,�__�°= � . - ■ IIII i • Item 7. F217] C. Representative: Same as Applicant IV. NOTICING Planning& Zoning Posting Date Newspaper Notification 1/4/2022 Radius notification mailed to 1/3/2022 properties within 300 feet Site Posting Date 1/6/2022 Next Door posting 1/6/2022 V. STAFF ANALYSIS The proposed drive-through establishment is associated with a restaurant use in a 9,800 square foot multi-tenant building located within 300-feet of a residential zoning district,which requires Conditional Use Permit approval(CUP)in the C-G zoning district per UDC Table 11-213-2 and 11-4- 3-11A.1. The residential district(and future multi-family apartments) directly abuts the site at the south boundary. This site currently consists of 5.31-acres of land. A preliminary plat(H-2017-0058)was approved which includes this site;however, a final plat has not yet been approved to create the lot for this site which is intended to consist of 0.88-acre. If the portion of this site that is the subject of this application develops prior to a final plat being recorded to subdivide the overall property,the Developer is responsible for constructing all of the street buffer improvements on the existing parcel along N.Webb Way and E.Fairview Ave. These improvements consist of a 20-foot wide street buffer along N.Webb Way,landscaped per the standards listed in UDC 11-313-7C and 11-3B-12C; and a 25-foot wide street buffer along E. Fairview Ave.with a detached 5-foot wide sidewalk,landscaped per the standards listed in UDC 11-313-7C.If the property hasn't been subdivided prior to submittal of an application for Certificate of Zoning Compliance for the proposed use,these street buffers and associated improvements should be included on the site and landscape plans and constructed with development of the site. Development Agreement: There is an existing Development Agreement(DA)that governs future development of this site(H-2017-0058—Inst. 2018-000751). The proposed development plan is in substantial conformance with the previously approved conceptual development plan for this site as required. The DA requires the commercial/office buildings within this development to be arranged to create some form of common,usable area,such as plaza or green space.The DA also requires community serving facilities such as hospitals,churches,schools,parks, daycares,civic buildings, or public safety facilities to be provided within the development.Although Staff is supportive of the proposed development,the Developers should plan for these areas and uses in the remainder of the development. Page 3 Item 7. F218] Access: Access is proposed from two (2) future driveways from N. Webb Way along the north and south boundaries of the site. The driveway along the south boundary labeled as future Wilson Rd. is not planned to be extended east of Webb so the name should be removed and it should be constructed as a typical driveway. A cross-access/ingress-egress easement should be granted to the property to the south for interconnectivity; a recorded copy of the agreement should be submitted prior to issuance of Certificate of Occupancy of the proposed structure. Pedestrian Pathways/Sidewalks: The DA requires pedestrian connections to be constructed between buildings in the form of pathways distinguished from vehicular driving surfaces through the use of pavers,colored or scored concrete, or bricks; the site plan should be revised to include these and should also include a pedestrian connection to the future residential development to the south.A minimum 5-foot wide walkway is depicted from the perimeter sidewalk/pathway along N.Webb Way to the main building entrance as set forth in UDC 11-3A- 19B.4a. Specific Use Standards: The proposed drive-through establishment is subject to the specific use standards listed in UDC 11-4-3-11,Drive-Through Establishment. A site plan is required to be submitted that demonstrates safe pedestrian and vehicular access and circulation on the site and between adjacent properties.At a minimum,the plan is required to demonstrate compliance with the following standards: Staff's analysis is in italics. 1) Stacking lanes have sufficient capacity to prevent obstruction of driveways, drive aisles and the public right-of-way by patrons; The stacking lane appears to have capacity for at least seven (7) vehicles and shouldn't obstruct driveways, drive aisles within the site or adjacent public right-of-way. 2)The stacking lane shall be a separate lane from the circulation lanes needed for access and parking, except stacking lanes may provide access to designated employee parking. The stacking lane meets this requirement. 3)The stacking lane shall not be located within ten(10) feet of any residential district or existing residence; The stacking lane is not located within 10'of any residential district or residence. 4)Any stacking lane greater than one hundred(100) feet in length shall provide for an escape lane; and The stacking lane exceeds 100'in length and an escape lane is proposed. 5)The site should be designed so that the drive-through is visible from a public street for surveillance purposes. The drive-through window is visible from N. Webb Way, a collector street adjacent to the west boundary of the site. Based on the above analysis, Staff deems the proposed drive-through in compliance with the specific use standards as required. The site plan submitted with the Certificate of Zoning Compliance application should identify the menu and speaker location(if applicable),and window location as set forth in UDC 11-4-3-11B. A 6-foot tall sight obscuring fence is required to be provided where a stacking lane or window location adjoins a residential district or an existing residence as set forth in UDC 11-4-3-11D. A 6-foot tall sight obscuring fence is depicted on the site plan as required. Page 4 Item 7. F219] The proposed restaurant is subject to the specific use standards listed in UDC 11-4-3-49 Restaurant, which requires at a minimum, one (1)parking space to be provided for every 250 square feet of gross floor area. The site plan depicts a total of 48 off-street parking spaces in accord with and exceeding this standard; however,most of the parking is depicted outside the boundary of this site.The boundary of the site/future lot should be expanded so that all of the required parking is on this site. Hours of Operation: The hours of operation for the proposed use are limited to 6:00 am to 11:00 pm in the C-G zoning district per UDC 11-213-313 because the property abuts a future residential use to the south. Dimensional Standards: Future development should be consistent with the dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district. Parking: Off-street vehicle parking is proposed in accord with UDC standards as discussed above. A minimum one(1)bicycle parking space is required to be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. Parking for five (5)bicycles is depicted on the site plan in front of the building. A detail of the bicycle rack should be depicted on a revised site plan submitted with the Certificate of Zoning Compliance application meeting the aforementioned standards. Landscaping: Street buffer landscaping is required as noted above. Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-313- 8C. The landscape plan does not include the entire site. The plan submitted with the Certificate of Zoning Compliance application should depict the entire site and landscaping in accord with UDC standards. A 25-foot wide buffer to residential uses is required to be provided to the adjacent residential property to the south,landscaped per the standards listed in UDC 11-3B-9C.The buffer area is required to be comprised of a mix of evergreen and deciduous trees, shrubs,lawn, or other vegetative groundcover and shall result in a barrier that allows trees to touch within 5 years of planting.A 15-foot wide landscape buffer and 20-foot wide driveway is depicted on the site plan along the southern boundary of the site between the drive-through and future residential uses. With landscaping that provides a dense buffer, Staff is of the opinion the driveway will assist in providing a spatial buffer and does not recommend a wider landscaped buffer is required. Mechanical Equipment: All mechanical equipment on the back of the building and outdoor service and equipment should be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. Building Elevations: Conceptual building elevations for the proposed single-story structure were submitted as shown in Section VII.0 that incorporate a mix of materials consisting of wood siding, corrugated metal siding, stucco, concrete,metal, glazing and stone accents. The proposed elevations are not approved with this application; final design shall be consistent with the design standards listed in the Architectural Standards Manual and with the Development Agreement. Certificate of Zoning Compliance&Design Review: A Certificate of Zoning Compliance and Design Review application is required to be submitted for the proposed use/structure prior to submittal of a building permit application to ensure consistency with the conditions in Section VII, UDC standards and design standards. Page 5 Item 7. F220] VI. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit with the conditions included in Section VIII per the Findings in Section IX. Page 6 Item 7. F221] VII. EXHIBITS A. Proposed Site Plan(dated: 10/20/2021) C&0 Development,Inc. I PINE-03 RETAIL PAD G 120 OC70L4ER,2021 ® l -Til �- � � H 2 • .imuuwu a e G �� " TMLecj 4 I I PAD - 'E 9,800 SF VICINITY MAP r x SHEET NOTES: .11 IT ---- -- _. - - _ - -E-. -E PROJECT SITE IT ,•o, scale:1"=20'-0' 1F-14N - ye SITE PLAN 21285 Design Package I pg.SP01 Page 7 Item 7. F222] B. Proposed Landscape Plan(dated: 10/26/2021) • C&0 Development,Inc. I PINE43 RETAIL PAD G I 26 DCTDBER,2021 Nnaecrrrcxaannon InxoscnvE xmes: TcpsoiL noTEs IANOSGPE xEOIIIRf].IBlf4 �v'��..sn...n_�_ _ • .�.a �..... ..e IRP--N NOTE.^.w..�i.K....:......�w.:-.:...w. —...._.�.. w......�.� ....w..�......._ ..m.....-,.a.-.�...o.,a ,......, w.�....-. _...m„_,_......,,.... 2�PLANTER BED CUT EDGE mom. _ f O.SRRUB PLANTING �� (�GROUNDCOVERIPERENNIA � �� LAnO3CAFE LEGEIII BUILDING G -- ---� 9,800 SF 4 Fu7u RE NRSDM RD. Scale:1"=20' LANDSCAPE PLAN 21285 Cord itiornal Use Permit I pg.L01 Page 8 Item 7. F 23 • C&D Development,Inc I PINE 43 RETAIL PADG 126 DCTORER,2021 e � � ��'-- � 'L CONIFEROUS TREE PLANTING�� a.��DECID000S TREE PLANTING�� 3 ...2...w� de.T LANDSCAPE NOTES AND DETAILS Conditional Use Permit I pg.LOZ Page 9 Item 7. F 24 C. Conceptual Building Elevations(dated: 10/19/21) ® C&O DEVELOPMENT,INC. PINE 43-PAD G SHOPS 1 19 0=8ER,2021 MERIDIAN,ID MATERIAL LEGEND T p g l I rn m n 7 $ter= S2llTH ELEVATION WEST ELEVATION .444 YI QF Q Q n n nQnnnn� �- � T N n. n. w NORTH ELEVATION EAST ELEVATION 4,�_,� ELEVATIONS 2I2r 00 DESIGN REVIEW SUSI Page 10 Item 7. ■ VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING 1. Future development of this site shall comply with the previous conditions of approval,terms of the existing Development Agreement(H-2017-0058—Inst. 2018-000751) and the conditions contained herein. 2. The site plan and landscape plan submitted with the Certificate of Zoning Compliance (CZC) application shall be revised as follows: a. If the subject property hasn't been subdivided to create a lot for the proposed development prior to submittal of the CZC application, depict a 20-foot wide street buffer along N.Webb Way landscaped per the standards listed in UDC 11-313-7C and 11-313- 12C; and a 25-foot wide street buffer along E. Fairview Ave.with a detached 5-foot wide sidewalk, landscaped per the standards listed in UDC 11-3B-7C. The Developer is required to construct these improvements for the overall 5.31-acre property if this future lot is proposed to develop prior to the final plat being recorded to subdivide the overall property. The entire site(whatever that is at the time of application for Certificate of Zoning Compliance) shall be depicted on the site and landscape plans. b. The boundary of the site/future lot shall be expanded so that all of the required parking is located within the boundary of this site. c. All mechanical equipment on the back of the building and outdoor service and equipment areas shall be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. d. Depict a detail of the bicycle rack on the plan that demonstrates compliance with the design standards listed in UDC 11-3C-5C. e. Depict landscaping within all planter islands within the parking area in accord with the standards listed in UDC 11-313-8C. f. Depict pedestrian connections between the proposed building, future buildings within the overall development and to the future residential development to the south in the form of pathways distinguished from vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks as set forth in the Development Agreement. g. Depict a minimum 5-foot wide walkway from the perimeter sidewalk/pathway along N. Webb Way to the main building entrance as set forth in UDC 11-3A-1913.4a. h. Identify the menu and speaker location(if applicable), and window location of the drive- through establishment as set forth in UDC 11-4-3-11B. 3. Future development shall comply with the dimensional standards listed in UDC Table 11-2B- 3 for the C-G zoning district. 4. Compliance with the standards listed in UDC 11-4-3-11 — Drive-Through Establishment is required. 5. Compliance with the standards listed in UDC 11-4-3-49—Restaurant is required. 6. Parking for the overall site shall be provided in accord with the standards listed in UDC 11-4- 3-49 for restaurants. 7. A cross-access/ingress-egress easement shall be granted to the property to the south (Parcel #R1914280100) for interconnectivity; a recorded copy of the agreement shall be submitted to Page 11 Item 7. F226] the Planning Division prior to issuance of Certificate of Occupancy of the proposed structure. 8. The hours of operation for the proposed use shall be limited to 6:00 am to 11:00 pm because the property abuts a future residential use to the south as set forth in UDC 11-2B-3B. 9. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved for the proposed use prior to submittal of a building permit application. The design of the site and structure shall comply with the standards listed in UDC 11-3A-19; the design standards listed in the Architectural Standards Manual and with the Development Agreement. 10. The conditional use permit is valid for a maximum period of two (2) years unless otherwise approved by the City. During this time,the Applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be requested as set forth in UDC 11-5B-6F. B. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=250045&dbid=0&repo=MeridianC Lty IX. FINDINGS Conditional Use(UDC 11-5B-6) Findings: The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Stafffinds the site is large enough to accommodate the proposed development and meet all dimensional and development regulations of the C-G zoning district. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffinds the proposed drive-through establishment will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section VIII of this report. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Stafffinds the design, construction, operation and maintenance of the proposed use will be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Staff finds the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section VIII of this report. Page 12 Item 7. F227] 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools,parks,police and fire protection, drainage structures,refuse disposal, water, and sewer. Staff ,finds the proposed use will be served by essential public facilities and services as required. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. Staff ,finds the proposed use will not create 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. Stafffinds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Staff ,finds the proposed use will not result in the destruction, loss or damage of any such features. 9. Additional findings for the alteration or extension of a nonconforming use: a. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, This finding is not applicable. b. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This finding is not applicable. Page 13