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2022-04-21 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, April 21, 2022 at 6:00 PM MINUTES ROLL-CALL ATTENDANCE PRESENT Commissioner Patrick Grace Commissioner Nick Grove Commissioner Andrew Seal Commissioner Maria Lorcher Commissioner Mandi Stoddard ABSENT Commissioner Nathan Wheeler Commissioner Steven Yearsley ADOPTION OF AGENDA Adopted CONSENT AGENDA \[Action Item\] Approved Motion to approve made by Commissioner Grove, Seconded by Commissioner Lorcher. Voting Yea: Commissioner Grace, Commissioner Grove, Commissioner Seal, Commissioner Lorcher, Commissioner Stoddard 1. Approve Minutes of the April 7, 2022 Planning and Zoning Commission Regular Meeting 2. Findings of Facts, Conclusions of Law for Records Apartments (H-2022-0008) by Brighton Development, Inc., Located on the Northeast Corner of N. Records Way and E. Fairview Ave. ACTION ITEMS 3. Public Hearing Continued from March 17, 2022 for Alamar Subdivision (H-2022- 0004) by Noble Rock Development, Inc., Located at 4380 W. Franklin Rd. (Parcel #S1210346603), Near the Northeast Corner of N. Black Cat Rd. and W. Franklin Rd. Continued to April 28, 2022 A. Request: Annexation and Zoning of approximately 7.23 acres of land with a request for the TN-R (Traditional Neighborhood Residential) zoning district. B. Request: Preliminary Plat consisting of 42 building lots (22 single-family attached lots and 20 detached single-family lots) and 4 common lots on 4.63 acres in the requested TN-R zoning district. Motion to continue to April 28, 2022 made by Commissioner Grove, Seconded by Commissioner Lorcher. Voting Yea: Commissioner Grace, Commissioner Grove, Commissioner Seal, Commissioner Lorcher, Commissioner Stoddard 4. Public Hearing for Burnside Ridge Estates (H-2021-0070) by Kimley-Horn and Associates, Inc., Located Near the Southwest Corner of S. Linder Rd. and W. Victory Rd., Including 2365 W. Victory Rd., 3801 S. Linder Rd., and Parcels S1226142251, R0831430030, R0831430022, and R0831430010 Continued to April 28, 2022 A. Request: Annexation and Zoning of 121.29 acres of land from RUT to the R- 2 (11.76 acres) and R-4 (109.53) zoning districts. B. Request: A Preliminary Plat consisting of 299 total lots (275 single-family residential lots and 24 common lots) on 119.31 acres of land. Motion to continue to April 28, 2022 made by Commissioner Grove, Seconded by Commissioner Stoddard. Voting Yea: Commissioner Grace, Commissioner Grove, Commissioner Seal, Commissioner Lorcher, Commissioner Stoddard 5. Public Hearing for Grayson Subdivision (H-2022-0014) by Schultz Development, LLC, Located at 1710 E. Amity Rd., Near the Northeast Corner of E. Amity Rd. and S. Locust Grove Rd. Continued to April 28, 2022 A. Request: Annexation and Zoning of 3.39 acres from RUT to the R-8 zoning district. B. Request: A Preliminary Plat consisting of 15 single-family residential building lots and 3 common lots on 3.1 acres of land in the requested R-8 zoning district. Motion to continue to April 28, 2022 made by Commissioner Grove, Seconded by Commissioner Stoddard. Voting Yea: Commissioner Grace, Commissioner Grove, Commissioner Seal, Commissioner Lorcher, Commissioner Stoddard 6. Public Hearing for I-84 and Meridian Rd. (H-2021-0099) by Hawkins Companies, Generally Located at the Northwest Corner of S. Meridian Rd. and Interstate 84. Continued to April 28, 2022 A. Request: Annexation of 18.30 acres of land with a C-G zoning district. B. Request: A Comprehensive Plan Future Land Use Map Amendment to change the future land use designation on 33.13 acres of land from Mixed Use – Community (MU-C) to Mixed Use – Regional (MU-R). Motion to continue to April 28, 2022 made by Commissioner Grove, Seconded by Commissioner Stoddard. Voting Yea: Commissioner Grace, Commissioner Grove, Commissioner Seal, Commissioner Lorcher, Commissioner Stoddard 7. Public Hearing for Future Land Use Map Ada County Area of City Impact Cleanup (H-2021-0098) by City of Meridian Planning Division, Located Citywide Continued to April 28, 2022 A. Request: Comprehensive Plan Map Amendment to clean up the map to better align with the adopted Ada County Area of City Impact (AOCI) boundary AND removing Civic designations and areas that will be serviced by other jurisdictions (Boise). Motion to continue to April 28, 2022 made by Commissioner Grove, Seconded by Commissioner Stoddard. Voting Yea: Commissioner Grace, Commissioner Grove, Commissioner Seal, Commissioner Lorcher, Commissioner Stoddard ADJOURNMENT 6:07 pm Item 1. Meridian Planning and Zoning Meeting April 21, 2022. Meeting of the Meridian Planning and Zoning Commission of April 16, 2022, was called to order at 6:01 p.m. by Chairman Andrew Seal. Members Present: Chairman Andrew Seal, Commissioner Patrick Grace, Commissioner Nick Grove, Commissioner Maria Lorcher, and Commissioner Mandi Stoddard. Members Absent: Commissioner Steven Yearsley and Commissioner Nate Wheeler. Others Present: Chris Johnson, Kurt Starman, Bill Parsons, and Dean Willis. ROLL-CALL ATTENDANCE Nate Wheeler X Maria Lorcher X Mandi Stoddard X Nick Grove Steven Yearsley X Patrick Grace (6:03 p.m.) X Andrew Seal - Chairman Seal: Good evening. Welcome to the abbreviated Planning and Zoning Commission meeting for April 21, 2022. At this time I would like to 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 -- from the city attorney and clerk's offices, as well as the City Planning Department. If you have any process questions, please, e-mail the cityclerk@meridiancity.org. Some people might have questions as to why we are only having this, but, please, e-mail cityclerk@meridiancity.org, they will reply as quickly as possible. With that we will -- let's begin with the roll call. Mr. Clerk. ADOPTION OF AGENDA NOTE OF CONTINUANCE TO SPECIAL MEETING Seal: Okay. The first item on the agenda is the adoption of the agenda and to remark that all items on tonight's agenda will be opened for the sole purpose of continuing to April 28th, 2022. They will only open for that purpose. So, if there is anybody here tonight to testify for any applications we will not be taking public testimony this evening. Can I get a motion to adopt the agenda? Grove: So moved. Lorcher: So moved. Second. Seal: It's been moved and seconded to adopt the agenda. All in favor say aye. Any opposed? Okay. Motion carries. Meridian Planning&Zoning Commission Item 1. April 21,20229 5 Page 2 of 5 MOTION CARRIED: FIVE AYES. TWO ABSENT. CONSENT AGENDA [Action Item] 1. Approve Minutes of the April 7, 2022 Planning and Zoning Commission Regular Meeting 2. Findings of Facts, Conclusions of Law for Records Apartments (H- 2022-0008) by Brighton Development, Inc., Located on the Northeast Corner of N. Records Way and E. Fairview Ave. Seal: Next item on the agenda is Consent Agenda and we have two items on the Consent Agenda. One is to approve the minutes of the March 17th, 2022, Planning and Zoning Commission meeting; is that correct? Or am I one date off? It seems like it was April the last one. My cut and paste doesn't -- April 7th, 2022, Planning and Zoning Commission meeting. Starman: Mr. Chairman? So, can I just interject real quick? I wanted to mention for the record that Commissioner Grace has joined at 6:03 p.m. Seal: Okay. Thank you. Thank you, Commissioner Grace. Second item on the Consent Agenda is the Finding of Fact and Conclusions of Law for the Records Apartment, H- 2022-0008. Can I get a motion to accept the Consent Agenda as presented? Grove: So moved. Lorcher: Second. Seal: It's been moved and seconded to adopt the Consent Agenda. All in favor say aye. Any opposed? Okay. Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT ITEMS MOVED FROM THE CONSENT AGENDA [Action Item] ACTION ITEMS - ALL ITEMS TO BE CONTINUED TO APRIL 28, 2022 SPECIAL MEETING 3. Public Hearing Continued from March 17, 2022 for Alamar Subdivision (H-2022-0004) by Noble Rock Development, Inc., Located at 4380 W. Franklin Rd. (Parcel #S1210346603), Near the Northeast Corner of N. Black Cat Rd. and W. Franklin Rd. A. Request: Annexation and Zoning of approximately 7.23 acres of land with a request for the TN-R (Traditional Neighborhood Residential) zoning district. Meridian Planning&Zoning Commission Item 1. April 21,20229 6 Page 3 of 5 B. Request: Preliminary Plat consisting of 42 building lots (22 single- family attached lots and 20 detached single-family lots) and 4 common lots on 4.63 acres in the requested TN-R zoning district. Seal: Okay. At this meeting for the public hearing process it is open only for continuance of all applications to the April 28th hearing date. No public testimony will be taken. At this time I would like to open the public hearing item for Alamar Subdivision, H-2022-0004 and at this time can I get a motion to continue Item H-2022-0004, Alamar Subdivision, to the date of April 28th, 2022. Grove: So moved. Lorcher: Second. Grace: Second. Seal: It's been moved and seconded to continue Item H-2022-0004 to April 28th, 2022. All in favor say aye. Any opposed? Okay. Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. 4. Public Hearing for Burnside Ridge Estates (H-2021-0070) by Kimley- Horn and Associates, Inc., Located Near the Southwest Corner of S. Linder Rd. and W. Victory Rd., Including 2365 W. Victory Rd., 3801 S. Linder Rd., and Parcels S1226142251, R0831430030, R0831430022, and R0831430010 A. Request: Annexation and Zoning of 121.29 acres of land from RUT to the R2 (11 .76 acres) and R-4 (109.53) zoning districts. B. Request: A Preliminary Plat consisting of 299 total lots (275 single- family residential lots and 24 common lots) on 119.31 acres of land. Seal: Second item is -- we will open Burnside Ridge Estates, H-2021-0070. Can I get a motion to continue Item No. H-2021-0070, Burnside Ridge Estates, to the date of April 28th, 2022. Grove: So moved. Stoddard: Second. Seal: It's been moved and seconded to continue Burnside Ridge Estates, H-2021-0070, to the date of April 28th, 2022. All in favor say aye. Any opposed? Okay. Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Meridian Planning&Zoning Commission Item 1. April 21,20229 7 Page 4 of 5 5. Public Hearing for Grayson Subdivision (H-2022-0014) by Schultz Development, LLC, Located at 1710 E. Amity Rd., Near the Northeast Corner of E. Amity Rd. and S. Locust Grove Rd. A. Request: Annexation and Zoning of 3.39 acres from RUT to the R-8 zoning district. B. Request: A Preliminary Plat consisting of 15 single-family residential building lots and 3 common lots on 3.1 acres of land in the requested R-8 zoning district. Seal: I will now open Grayson Subdivision, H-2022-0014. I would like to get -- or could get a motion to continue Item No. H-2022-0014, Grayson Subdivision, to the date of April 28th, 2022. Seal: So moved. Stoddard: Second. Seal: It's been moved and seconded to continue Grayson Subdivision, H-2022-0014, to the date of April 28th, 2022. All in favor say aye. No opposed, motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. 6. Public Hearing for 1-84 and Meridian Rd. (H-2021-0099) by Hawkins Companies, Generally Located at the Northwest Corner of S. Meridian Rd. and Interstate 84. A. Request: Annexation of 18.30 acres of land with a C-G zoning district. B. Request: A Comprehensive Plan Future Land Use Map Amendment to change the future land use designation on 33.13 acres of land from Mixed Use — Community (MU-C) to Mixed Use — Regional (MU-R). Seal: At this time I would like to open 1-84-Meridian Road, H-2021-0099. I need a motion to continue H-2021-0099, 1-84 and Meridian Road, to the date of April 28th, 2022. Seal: So moved. Grace: So moved. Stoddard: Second. Seal: It's been moved and seconded to continue H-2021-0099, 1-84 and Meridian Road, to April 28th, 2022. All in favor say aye. Any opposed? Okay. Motion carries. Meridian Planning&Zoning Commission Item 1. April 21,20229 $ Page 5 of 5 MOTION CARRIED: FIVE AYES. TWO ABSENT. 7. Public Hearing for Future Land Use Map Ada County Area of City Impact Cleanup (H-2021-0098) by City of Meridian Planning Division, Located Citywide A. Request: Comprehensive Plan Map Amendment to clean up the map to better align with the adopted Ada County Area of City Impact (AOCI) boundary AND removing Civic designations and areas that will be serviced by other jurisdictions (Boise). Seal: We will now open H-2021-0098 for the Future Land Use Map of Ada County Area of City of Impact Cleanup. Can I get a motion to continue H-2021-0098 to the date of April 28th, 2022. Grove: So moved. Stoddard: Second. Seal: It is moved and seconded to continue File No. H-2021-0098 to the date of April 28th, 2022. All in favor, please, say aye. Any opposed? Okay. Motion carries. MOTION CARRIED: FIVE AYES. TWO ABSENT. Seal: All right. We need one more motion, please. Grove: Move to adjourn. Grace: Second. Seal: It is moved and seconded that we adjourn. All those in favor say aye. No opposed? Motion carries. Thank you all very much. MOTION CARRIED: FIVE AYES. TWO ABSENT. MEETING ADJOURNED AT 6:07 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED ANDREW SEAL - CHAIRMAN ATTEST: CHRIS JOHNSON - CITY CLERK Item 1. 4 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the April 7, 2022 Planning and Zoning Commission Regular Meeting Meridian Planning&Zoning Commission Item 1. April 7,2022 F92 Page 88 of 88 Grove: Okay. All right. Mr. Chair, after considering all staff, applicant, and public testimony, I move to approve file number H-2022-0008 as presented in the staff report for the hearing date of April 7th, 2022, with the following modifications: That condition A-2 be stricken and that condition A-4-M is modified to allow alternative compliance to meet the requirements. Yearsley: Second. Seal: It's been moved and seconded to approve File No. H-2022-0008 with the aforementioned modifications. All those in favor say aye. Any opposed? Yearsley: Mr. Chair? Seal: Motion carries. Yearsley: Oh, I thought you were -- MOTION CARRIED: FIVE AYES. TWO ABSENT. Seal: Commissioner Yearsley. Yearsley: I move we adjourn. Seal: Is there a second? Grove: Second. Seal: It's been moved and seconded to adjourn. All in favor saying ayes. All right. We are adjourned. Thank you. MOTION CARRIED: FIVE AYES. TWO ABSENT. MEETING ADJOURNED AT 11:18 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED ANDREW SEAL - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK Item 2. 93 E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Facts, Conclusions of Law for Records Apartments (H-2022-0008) by Brighton Development, Inc., Located on the Northeast Corner of N. Records Way and E. Fairview Ave. Item 2. F94 CITY OF MERIDIAN V IDIAN;_-- FINDINGS OF FACT, CONCLUSIONS OF LAW AND ! DAHO DECISION& ORDER In the Matter of the Request for Conditional Use Permit for a Multi-Family Development Consisting of 472 Apartment Units in Two (2) 5-Story Buildings on 9.95-Acres of Land in the C-G (General Retail and Service Commercial)Zoning District for Records Apartments,Located at the Northeast Corner of N.Records Way and E.Franklin Rd.,by Brighton Corporation. Case No(s).H-2022-0008 For the Planning&Zoning Commission Hearing Date of. April 7,2022(Findings on April 21, 2022) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of April 7,2022, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of April 7, 2022, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of April 7,2022, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of April 7,2022,incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65,Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian Planning&Zoning Commission takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this decision,which shall be signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S).H-2022-0008 Page 1 Item 2. 95 upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of April 7,2022, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § 11- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for conditional use permit is hereby approved in accord with the conditions of approval in the staff report for the hearing date of April 7,2022,attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-513-6F.1. During this time,the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-5B-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two (2)year period.Additional time extensions up to two (2)years as determined and approved by the Commission may be granted.With all extensions,the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S).H-2022-0008 Page 2 Item 2. F96] G. Attached: Staff Report for the hearing date of April 7,2022 By action of the Planning&Zoning Commission at its regular meeting held on the day of ,2022. COMMISSIONER ANDREW SEAL, CHAIRMAN VOTED COMMISSIONER NICK GROVE,VICE CHAIRMAN VOTED COMMISSIONER NATE WHEELER VOTED COMMISSIONER STEVEN YEARSLEY VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MARIA LORCHER VOTED COMMISSIONER MANDI STODDARD VOTED Andrew Seal, Chairman Attest: Chris Johnson, City Clerk Copy served upon the Applicant, the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S).H-2022-0008 Page 3 nem 2. EXHIBIT A ■ STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING April 7,2022 Legend DATE: TO: Planning&Zoning Commission f PFajeat Lava liar FROM: Sonya Allen,Associate Planner 208-884-5533 ' SUBJECT: H-2022-0008—Records Apartments LOCATION: Northeast corner of N. Records Way and E. Fairview Ave., in the SW 1/4 of Section 4,T.3N.,R.IE(Parcel #S1104347005) FM I. PROJECT DESCRIPTION Conditional use permit for a multi-family development consisting of 472 apartment units in two (2) 5-story buildings on 9.95-acres of land in the C-G(General Retail and Service Commercial) zoning district. Alternative Compliance(ALT)is also requested to UDC 11-4-3-27B.3,which requires a minimum of 80 square feet of private usable open space to be provided for each dwelling unit. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 9.95-acres Future Land Use Designation Mixed Use—Regional(MU-R) Existing Land Use Vacant/undeveloped land Proposed Land Use(s) Multi-family development Current Zoning General Retail&Service Commercial(C-G) Proposed Zoning NA Number of Residential Units(type 472 units(apartments) of units) Density(gross) 47.4 units/acre Phases(#) 2 Physical Features(waterways, None hazards,flood plain,hillside) History(previous approvals) AZ-07-012(DA Inst.#109009630) Pagel 1 1 1 • _ . NIIII _ •.. bin UIEW � i�•x W' 22' �iii ' Illlllli �fd J. 'P'Aii'ese :I•�..7+, I'IINIIII1�Nlllll N'Ill II_ � P I ri E 6,.•III.u53o-.nllril�. l l�llrll�lll __'_' --— —-- 'PIN E._.; wir pllluw ��•II fplllum IWA .. }Yo • : �•Luuu_I •� iy'';; ' }L=_:Yiil �•,Luml 11 75 _ f NIIII _ :■ IINIIII - . s Iir�; �• I�I I ■■■�� '�I _S III• I � .I nl....II .S'I'li'u�• #a _.+`�Ei—'' �I•zl- i I_a_'illlll==� _ ` a '�'xl•! y IIlllli • 55 .O ■iiii" IMI,, T: -�yl �•, ,;��rI;,IIII NIIII_ •J on INII 11�= �•, n IIIINIIIIINIIIII NIIII_ SIY■E.III uw177.nllri III 1�IIII•II=—e p� w577+n11 u���C��ullrl111111•II==e Room ■4 • : : am • •• • • • • 11 . •� Item 2. 99 1 IV. NOTICING Planning&Zoning Postin Date Newspaper Notification 3/22/2022 Radius notification mailed to properties within 300 feet 3/21/2022 Public hearing notice sign posted 3/25/2022 on site Nextdoor posting 3/21/2022 V. COMPREHENSIVE PLAN(Comprehensive Plan and TMISAP) Future Land Use Map Designation: The subject property is designated Mixed Use—Regional(MU-R)on the Future Land Use Map(FLUM) in the Comprehensive Plan. The purpose of the MU-R designation is to provide a mix of employment,retail,and residential dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have supporting retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. Proposed Use: A multi-family development containing 472 apartment units in one(1) 5-story building with associated parking and landscaping is proposed to develop on this 9.95-acre site in the C-G zoning district. COMPREHENSIVE PLAN POLICIES AND ANALYSIS: In reviewing development applications,the following items will be considered in all Mixed-Use areas,per the Comprehensive Plan(pg. 3-13): (Staffs analysis in italics) • "A mixed-use project should include at least three types of land uses. Exceptions may be granted for smaller sites on a case-by-case basis. This land use is not intended for high density residential development alone." Although the proposed development only includes one use (i.e. residential), the larger MU-R designated area and surrounding area includes commercial(i.e. retail, restaurant, entertainment, etc.) and civic (i.e. Kleiner City Park) uses as well as other residential dwelling types. At the pre-application meeting, Staff did request the Applicant provide some services for the proposed residential uses (i.e. a daycare, coffee shop, vertically integrated, etc) on this site but the Applicant declined asserting that a mix of uses already exists in this area to serve the future residents. Staff somewhat agrees although is of the opinion it would be better to have some of these uses integrated with the proposed development on this site—however, Staff is not including a condition for the Applicant to do so. If Commission feels this should be required, a condition should be added accordingly. • "Where appropriate,higher density and/or multi-family residential development is encouraged for projects with the potential to serve as employment destination centers and when the project is adjacent to US 20/26, SH-55, SH-16 or SH-69." The proposed multi family high density development will provide housing options in close proximity to nearby commercial/employment uses located along SH-55. Page 3 Item 2. Fool • "Mixed Use areas are typically developed under a master or conceptual plan; during an annexation or rezone request,a development agreement will typically be required for developments with a Mixed-Use designation." A Development Agreement(DA) exists for this property that includes a conceptual development plan; however,future development of this site was not tied to that plan. A multi family development is noted in the Table of Proposed Uses included in the DA as an appropriate use to develop within the boundary of the DA with a detailed site plan subject to the conditions of the DA. • "In developments where multiple commercial and/or office buildings are proposed,the buildings should be arranged to create some form of common,usable area, such as a plaza or green space." Commercial and/or office buildings are not proposed as part of this development. • "The site plan should depict a transitional use and/or landscaped buffering between commercial and existing low-or medium-density residential development." There are no low-or medium-density residential developments abutting this site. • "Community-serving facilities such as hospitals, clinics, churches, schools,parks,daycares, civic buildings, or public safety facilities are expected in larger mixed-use developments." No such uses are proposed in this development; however; Kleiner City Park and a Senior Center exist across the street to the north, which provide community-serving facilities. • "Supportive and proportional public and/or quasi-public spaces and places including but not limited to parks,plazas, outdoor gathering areas, open space, libraries, and schools are expected; outdoor seating areas at restaurants do not count." No such uses are proposed in this development; however, Kleiner City Park and a Senior Center exist across the street to the north that provides public outdoor gathering areas and open space. • "Mixed use areas should be centered around spaces that are well-designed public and quasi-public centers of activity. Spaces should be activated and incorporate permanent design elements and amenities that foster a wide variety of interests ranging from leisure to play. These areas should be thoughtfully integrated into the development and further placemaking opportunities considered." As noted above, the proposed development lies just to the south of Kleiner City Park, which includes a senior center. The proposed development plan doesn't include any public/quasi-public uses but does include private open space and amenities for residents of the development. The adjacent Village at Meridian development to the west includes a large public gathering area with a fountain and seating and amenities. • "All mixed-use projects should be directly accessible to neighborhoods within the section by both vehicles and pedestrians." The Village at Meridian is directly accessible from adjacent neighborhoods by public streets and pedestrian pathways. Staff recommends the Applicant work with ACHD's Planning and Projects group to see if a pedestrian crossing can be provided to the north at the RecordTongwing intersection for pedestrian safety. • "Alleys and roadways should be used to transition from dissimilar land uses, and between residential densities and housing types." Roadways separate the proposed residential development from the commercial development to the west and the City park to the north; a shared driveway separates this site from the vehicle sales use to the east. Page 4 Item 2. 1o1 1 • "Because of the parcel configuration within Old Town,development is not subject to the Mixed-Use standards listed herein." The subject property is not located in Old Town; therefore, this item is not applicable. In reviewing development applications,the following items will be considered in MU-R areas,per the Comprehensive Plan(pgs.3-16 thru 3-17): • Development should generally comply with the general guidelines for development in all Mixed-Use areas. Staff's analysis on the proposed project's compliance with the general guidelines is included above. • Residential uses should comprise a minimum of 10%of the development area at gross densities ranging from 6 to 40 units/acre. There is neither a minimum nor maximum imposed on non-retail commercial uses such as office,clean industry, or entertainment uses. The proposed residential uses contribute to the minimum 10%required in the overall development and is the sole use proposed with this development application. The proposed gross density is 47.4 units/acre, which exceeds the maximum desired. The density should be reduced to a maximum of 40 units/acre. • Retail commercial uses should comprise a maximum of 50%of the development area. No retail uses are proposed with this development application. Where the development proposes public and quasi-public uses to support the development,the developer may be eligible for additional area for retail development(beyond the allowed 50%),based on the ratios below: • For land that is designated for a public use, such as a library or school,the developer is eligible for a 2:1 bonus. That is to say, if there is a one-acre library site planned and dedicated,the project would be eligible for two additional acres of retail development. • For active open space or passive recreation areas, such as a park,tot-lot, or playfield,the developer is eligible for a 2:1 bonus. That is to say, if the park is 10 acres in area,the site would be eligible for 20 additional acres of retail development. • For plazas that are integrated into a retail project,the developer would be eligible for a 6:1 bonus. Such plazas should provide a focal point(such as a fountain, statue, and water feature), seating areas,and some weather protection. That would mean that by providing a half-acre plaza,the developer would be eligible for three additional acres of retail development. This guideline is not applicable as no public/quasi-public uses are proposed with this application. Based on the analysis above, if the number of units are reduced to a maximum gross density of 40 units per acre(or below), Staff is of the opinion the proposed high-density urban-style residential development is generally consistent with the MU-R designation in the Comprehensive Plan and with the general mixed use guidelines in that it contributes to the mix of uses desired;provides living opportunities within close proximity to employment,retail,restaurant and entertainment uses,which should reduce vehicle trips on area streets; and is located near a major arterial intersection(i.e. E. Fairview Ave. and N. Eagle Rd./SH-55). VI. STAFF ANALYSIS CONDITIONAL USE PERMIT(CUP) A CUP is proposed for a multi-family development containing one(1)65-foot tall 5-story structure with podium parking on the first floor and 472 apartment units above consisting of(84)studio, (208) 1-bedroom, Page 5 Item 2. F102 (168)2-bedroom and(12)3-bedroom units on 9.95-acres of land in the C-G zoning district. The size of each of the unit type is as follows: 586 square feet(s.f.)for studio units; 680 s.f. for 1-bedroom units; 934 s.f. for 2-bedroom units; and 1,242 s.f. for 3-bedroom units. The gross density of the development is 47.4 units per acre.A 9,624 s.f. clubhouse with amenities is also proposed. The project is proposed to be constructed in two(2)phases;the northern portion of the building and the clubhouse with the first phase and the southern portion of the building with the second phase. The north& south building will be joined together by the clubhouse. Specific Use Standards (UDC 11-4-3): The proposed use is subject to the following standards: (Staff's analysis/comments in italic text) 11-4-3-27: MULTI-FAMILY DEVELOPMENT: 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. The proposed site plan complies with this standard. 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/landscape plan submitted with the Certificate of Zoning Compliance application should depict all such areas and reflect compliance with this standard. 3. A minimum of eighty(80)square feet(s.f.) 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 access ways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section,the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-513-5 of this title.Alternative Compliance is requested to provide zero or a lesser amount ofprivate open space than required, as follows: 0 for studio units; 57-82 s.f.for 1-bedroom units; and 60 sf.for 3-bedroom units—89 sf is proposed for 2-bedroom units, which exceeds UDC standards. As justification for the request, the Applicant proposes what they feel are extraordinary site amenities, coupled with innovative new urban design with an emphasis on integrated, internal open space and facilities. The Director agrees with the Applicant's assertions and finds the proposed alternative means of compliance demonstrates an equal means of meeting the intent and purpose of the regulation per the Findings in Section IX below. 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 on the qualified open space exhibit in Section VIII.C. 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. The 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.Based on the minimum standards listed in UDC 11-3C-6, off-street parking is required as follows: a minimum of 84 parking spaces are required for the studio units; a minimum of 312 spaces are required for the 1-bedroom units with at least 208 of those in a covered carport or garage; a minimum of 360 spaces are required for the 2-and 3-bedroom units with at least 180 of those in a covered carport or garage; a minimum of 47 guest spaces; and a minimum of 19 spaces Page 6 Item 2. F103 for the clubhouse for a total of 822 spaces with at least 388 of those in a covered carport or garage. A total of 815 spaces are proposed with 477 of those covered, which is seven (7)fewer than the minimum required: If the number of units are reduced to a maximum of 40 units per acre(gross) as recommended, this will reduce the number of required parking spaces which should then meet UDC standards.If the Commission approves the proposed density(47.4 units/acre), a minimum of seven (7)additional spaces shall be provided on this site and depicted on a revised site/landscape plan submitted prior to the Commission's action on this application;or, the number of 2-or 3- bedroom units could be reduced to reduce the parking requirement. Bicycle parking is required per the standards listed in UDC 11-3C-6G and should comply with the standards listed in UDC 11-3C-5C. Based on the minimum number of vehicle parking spaces required(i.e. 822), a minimum of 32 spaces are required; a total of 30 spaces are proposed, which is two (2)fewer than the minimum required.A minimum of two (2) additional bicycle parking spaces shall be provided on this site and depicted on a revised site/landscape plan submitted prior to the Commission's action on this application. Note:A reduction in the number of dwelling units (and subsequently the number of required parking stalls) as recommended may result in the proposed bicycle parking meeting UDC standards. 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) The site plan submitted with the Certificate of Zoning Compliance application should depict the location of these items in accord with this standard. C. Common Open Space Design Requirements (UDC 11-4-3-27C): The total baseline land area of all qualified common open space shall equal or exceed ten(10)percent of the gross land area for multi- family developments of five(5)acres or more. Based on 9.95 acres of land, a minimum of 1-acre of common open space is required to be provided. In addition to the baseline open space requirement, 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. There are no units containing 500 sf or less 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. 460 units fall within this range; therefore, a minimum of 115,000 square feet(or 2.64-acres) of common open space is required for these units. c. Three hundred fifty(350) square feet for each unit containing more than one thousand two hundred(1,200) square feet of living area. 12 units fall within this range; therefore, a minimum of 4,200 sf. (or 0.10-acre) of common open space is required for these units. Per this standard, a total of 2.74 acres of common open space is required. Combined with the 1 acre noted above for the baseline requirement, a minimum of 3.74 acres of common open space is required that complies with the standards listed in UDC 11-4-3-27C.Note:Because this site is directly adjacent to Kleiner City Park to the north and has safe pedestrian access without crossing Page 7 Item 2. E an arterial street, this project is exempt from the additional open space requirements in UDC 11-4- 3-27C.3. The open space exhibit in Section VIII.0 depicts a total of 2.75 acres(or 27.7%)of common open space for the development consisting of four(4)internal amenity spaces,the clubhouse and swimming pool area, street buffers along Records (a collector street) and Fairview(an arterial street), and buffer along the southern portion of the east boundary of the site. Per UDC 11-4-3- 27C.5, common open space areas shall not be less than 400 square feet in area,and shall have a minimum length and width dimension of 20 feet. The buffer along the southern portion of the east boundary of the site and the southern portion of the street buffer along N.Records Way is below 20 feet in width and does not meet this standard.Per UDC 11-4-3-27C.7,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. The buffers along Records and Fairview are not separated from the street by a berm and do not meet this standard. Staff recommends a revised open space exhibit is submitted that provides a minimum of 3.74 acres of qualified open space meeting the minimum standards noted above and in UDC 11-4-3-27C prior to the Commission acting on this application. The reduction in the number of units as recommended may result in extra area for common open space to be provided meeting the minimum standards. 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. The phasing plan complies with this requirement. D. Site Development Amenities: All multi-family developments shall provide for quality of life,open space,recreation and multi-modal amenities to meet the particular needs of the residents as noted in UDC 11-4-3-27D. The number of amenities shall depend on the size of the multi-family development based on the number of units. For multi-family developments with 75 units or more, four(4) amenities shall be provided with at least one(1) from each category. For developments with more than 100 units such as this,the decision- making body shall require additional amenities commensurate to the size of the proposed development. The following amenities are proposed: 1)a clubhouse with indoor amenities including a pet spa and fitness facility, and an outdoor kitchen/grilling area,which count toward the quality of life category; 2) plazas with picnic areas with tables,benches and shade structures,which count toward the open space category; 3) a swimming pool; snookball, cornhole and table tennis games; and multi-use pathways along Records and Fairview,which count toward the recreation category; and 4) electric vehicle(EV) charging stations,which count toward the multi-modal category. Other amenities are proposed as noted in the Applicant's narrative. Off-site amenities also exist in Kleiner City Park directly adjacent to this site to the north within walking distance that consist of a pedestrian circulation system, splash pad,play structures,basketball court and bocce ball court.Stafffinds the proposed amenities meet and exceed the minimum standards. E. Landscaping Requirements: Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying to All Districts", of this title. Additionally, all street facing elevations shall have landscaping along their foundation that complies with the standards listed in UDC 11-4-3-27E.2. The landscape plan submitted with the Certificate of Zoning Compliance application should depict landscaping along the street facing elevations adjacent to N.Records Way and E. Fairview Ave. in accord with these standards. F. Maintenance and Ownership Responsibilities: All multi-family developments shall record legally binding documents that state the maintenance and ownership responsibilities for the management of the Page 8 Item 2. Fo5l development, including,but not limited to, structures,parking, common areas, and other development features. The Applicant shall comply with this requirement,a copy of such shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy within the development. Access: Access is proposed from N. Records Way, a collector street, at the west boundary of the site; and from an existing driveway via E. Elden Gray St., a local street, along the east boundary of the site. If one doesn't already exist,a cross-access easement shall be granted to the adjacent property to the east (CarMax)for use of the portion of the driveway that lies on this site.A recorded copy of the easement shall be submitted with the first Certificate of Zoning Compliance application. Where access to a local street is available,the UDC(11-3A-3A.1)requires the site circulation to be to be reconfigured to take access from such local street.This standard applies unless otherwise waived by City Council.Therefore,the access via N.Records Ave.is not allowed and shall be removed from the site/landscape plan.The Applicant may request City Council approval of a waiver of this provision as allowed in UDC 11-3A-3 through submittal of an application for City Council Review of the Commission's decision on this matter.Note:ACHD has approved this access with the requirement of a right-turn lane. Road Improvements(CIP/IFYWP): Fairview Ave. is listed in the CIP to be widened to 7-lanes from Eagle Rd./SH-55 to Cloverdale Rd.between 2036 and 2040.No new roads are proposed or required with this application. Traffic Impact Study(TIS): ACHD deems the estimated trips from this development is less that what was estimated previously for this parcel with the 2-to 3-story office and residential land uses conceptually proposed with the TIS for The Village at Meridian in 2011. For this reason,only a turn lane analysis was required. Based on this analysis, a northbound dedicated right turn lane on Records Way is recommended at the site access;no additional turn lanes are recommended at the access on Elden Gray Street. ACHD is supportive of the access provided a turn lane is constructed as recommended. Landscaping(UDC 11-3B): Landscaped street buffers are required to be provided as follows: a 35-foot wide street buffer is required along E. Fairview Ave., an entryway corridor; a 20-foot wide buffer is required along N. Records Way, a collector street; and a 10-foot wide buffer is required along E. Elden Gray St., a local street,per UDC Table 11-2B-3 and landscaped per the standards listed in UDC 11-3B-7C.3. Some portions of the buffers along Records and Fairview are below the required widths and should be revised.All buffers are required to be planted with a variety of trees,shrubs,lawn or other vegetative groundcover and designed to elicit design principles including rhythm,repetition,balance and focal elements per the recently updated specifications; the landscape plan shall be revised accordingly. Landscaping is required within parking lots in accord with the standards listed in UDC 11-3B-8C. The three (3) "diamond"planter islands between the north& south portions of the building do not meet the standards in UDC 11-313-8C.2,which require planters to contain a minimum of 50 square feet and run the length of the parking space; the site/landscape plan should be revised accordingly.Where bumpers overhang perimeter landscaping in parking areas,the parking stall dimensions may be reduced 2' in length if 2' is added to the width of the landscaped area planted in groundcover; otherwise,wheel stops should be provided to prevent vehicle overhang. The perimeter buffers/parking along the south and east boundaries of the site should be revised to comply with this standard. Landscaping is required to be provided along all pathways per the standards listed in UDC 11-3B-12C, which require a mix of trees, shrubs, lawn and/or other vegetative groundcover. Shrubs should be added to the landscape plan in accord with this standard where none are depicted. Pathways: The Pathways Master Plan depicts 10-foot wide multi-use pathways along E. Fairview Ave. and N. Records Way providing pedestrian connections to Kleiner City Park;pathways are proposed in accord with the Plan. A 14-foot wide public pedestrian easement is required to be submitted to the Planning Division prior to or concurrent with the Certificate of Zoning Compliance application as Page 9 Item 2. F106 recommended by the Park's Dept. If the pathway is partially located within the public right-of-way, provide sufficient easement width beyond that boundary to cover the 10' sidewalk plus 2'. Internal pedestrian walkways are required to be distinguished from the vehicular driving surfaces through the use of pavers,colored or scored concrete, or bricks per UDC 11-3A-19B.4b. Sidewalk: The UDC (11-3A-17)requires minimum 5-foot wide detached sidewalks along all collector and arterial streets; and attached sidewalks (or detached)along local streets. Because the Pathways Master Plan depicts pathways along Fairview Ave. and Records Way, a 10-foot wide sidewalk is proposed in those areas instead; a detached sidewalk is proposed along Eldon Gray St.; and an attached sidewalk is proposed along the driveway along the east boundary of the site. The minimum width of parkways planted with Class II trees is 8-feet; the planter width may be reduced to 6-feet if there are root barriers that meet the standards in UDC 11-3A-17E.The site/landscape plans shall be revised accordingly. Fencing: Any fencing constructed on the site should comply with the standards listed in UDC 11-3A-7. A decorative fence barrier is depicted on the landscape plan along E. Fairview Ave. and N. Records Way. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the proposed 5-story structure as shown in Section VIII.D. Final design is required to comply with the design standards in the Architectural Standards Manual. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved prior to submittal of building permit applications. VII. DECISION A. Staff: Staff recommends approval of the proposed CUP with the conditions noted in Section IX per the Findings in Section X. However,prior to the Commission's action on this application, Staff recommends the number of dwelling units is reduced to achieve an overall maximum gross density of 40 units per acre; a revised open space exhibit is submitted that complies with the minimum open space standards in UDC 11-4-3-27C(currently, a minimum of 3.74 acres of qualified open space meeting the minimum standards discussed above in Section VI is required but will change if fewer units are provided as recommended); and a revised site/landscape plan is submitted that complies with the minimum parking standards listed in UDC 11-3C-6 for vehicles and bicycles(currently, a minimum of seven(7)additional vehicle spaces and two(2)additional bicycle parking spaces are required but will change if fewer units are provided as recommended). The Director has approved the request for ALT per the provisions included in Section IX in accord with the Findings in Section X. B. The Meridian Planning&Zoning Commission heard this item on April 7 2022. At the public hearing,the Commission moved to approve the subject CUP request. 1. Summary of the Commission public hearing: a. In favor: Jon Wardle,Brighton Corporation: b. In opposition:None c. Commenting: Scott Dykstra: Michelle Loechel; Toni Allison; Gary Koehmstedt; Carrin Johnson d. Written testimony: Mike Wardle,Brighton Corp. (response to the staff reportl:Tom& Liz Anthony e. Staff presenting application: Bill Parsons f. Other Staff commenting on application: None 2. Key issue(s)of public testimony: Page 10 Item 2. ■ a. Concern pertaining to the amount of traffic that would be generated from this development, especially on Venture St.—request for a gate to be installed across Venture to prohibit access via Fairview: opinion there was insufficient public outreach to nei hbors to the east(Sta (verified that the adjacent residential nei hbors to the east are all outside of the 500'notice range):request for the Applicant to go back to ACHD to get updated traffic numbers that reflect today's traffic counts:request for Elden Grav St. to dead-end at Venture St.to keep traffic generated from the development off Venture: b. Concern pertaining to existing wells going dry in the area and how that will be impacted by development- C. Concern pertaining to pedestrian safety in the area, specifically around the Senior Center,with the proposed development and increased vehicular traffic: increased traffic on Records and at the Fairview/Eagle intersection: and increased use of Kleiner Park and more wear and tear on the park: d. Opinion there is too much high-density housing in this area; e. The Applicant requested changes to the conditions in Section IX of the staff report as follows: 11 deletion of condition#A.2,which restricts density to a maximum of 40 dwellinguits per acre:21 clarification to condition#A.4k that the Applicant plans to request a waiver from City Council to UDC 11-3A-3A.2 to allow the proposed access via Records Way: and 31 modification to condition#A.4m to include the allowance for Alternative Compliance to be requested to the common open space standards• 3. Key issue(s)of discussion by Commission: a. Opinion this is the right location for the density proposed and supportive of less open space due to the proximity of Kleiner Park: b. Supportive of the project and glad there isn't a"sea of asphalt"for narking: c. Concern pertaining to safety of pedestrians with vehicular traffic in this area and impacts to County residents to the east. 4. Commission change(s)to Staff recommendation: a. The Commission approved the Applicant's requested changes to the conditions of approval as noted above. Page 11 Item 2. 108 VIII. EXHIBITS A. Site Plan(date: 1�20zrrvr2022 4/5/2022)&Rendering—Revised �; E.^ �= Ip llllllAllgls pllll —rill" m $rg I Nunrlaw � E Q PRDIECTSVM1IANY {{Sl G lir w.ill.w.r _ I I�� ro Kr f1 III e� 11 �I1+I p J x lµ}�I lJl1JIIILJIUII _T, TT, T . cLo II Page 12 Item 2. ■ RECORDS �. 1p��� E.ELCfI:r,nm 5!T4_FT .4 BRIGHTONIN �; p CONCPMAL,SVBJECTTOCHANGEAt 1� •` ''I • Er r i{ i I PECCF➢i MfAY B11RZ II MEI III AWNfttY EN0.1 S AM1'EMTY SPACE n0.x Ig - 1 AFLYI ; Al9ERTYYEI fEELTOlJEI r �: i! eulx�N�PwE� I I _ I - r i I .:. � 1i � L rAECr�3wAr 6eANEA'hYEl s<!C9ACK WAY— __ � 1_i nll u I uANRILR fYPC T 1I _ LCHI£nONW�N}E 1y{ Ili1 T.i— 5 ❑ Tx6r 11 I L AMEN i � 3 _ $► ! unuiinuill FMRN.M—NVE - 1 AAnAIEATrPEJ�Nco-,,P TE U,K.kdkNi = EPgpyIEW MENIJE 111TY111 PAIANEW AYEHIIC — _ eF �. FAIME 111111UC _ 0.511IC9 TYPE 2. Page 13 Item 2. 1 10 B. Landscape Plan(dated: 2 4/5/22)—Revised FT; El El n. IL .r .e er,irc-r re.e. Ir [, r�r c4=r .... 'J.� �•. L ='wxii_:�:r3T L!•3.'�?.✓S`.Gi�A'e.ti:�t , .��. ,..�-,Y4fC.4`Stl6"E:•:',w.:'.4'dW^ J WA AHD TREE 0YIXM1KNi5[STREE1351F) '`yy - F„ �'•� i0EAL&IfffR TRf£GllCIMTgNS ■ ll, + + + o PAW]NG CA.LCWTgHS ■�■'_/V_■—,��—, rvniS��Sr �'r`R Yam• � v;�;C=; ....�..,. ��� y y iPEESR[61N%' CUP LANDSCAPE COPE 3�-$- r� nniranrn xfquxEtivrrs rare mffs� Page 14 Item 2. Fl 1-1 1 ' f 4 N S .l.l i'L138FF1:=.TT>=_ 2 RHDR SWATB.URl 3T1PE2 CC 6 �s skis In 4'Jsn M xl4TRL 1 I7 FA1F'AM AVE ELAAPoEFT•'E 1 FV-EWkYE&SRRI.—E.2 ttpp C m v S 4f[+F R l y h{FICT IQ Y ' x rY x7ECIC4W3 THEE PLaMING:.YL SA1!VZ__RPlL EAAPoEHTIPEI-UdMB 901EE11 E.3HPoBi 17PE 2-�ECOILhIIYE FEH� m�w�umr LZO Page 15 Item 2. 112 C. Qualified Open Space (dated: 12/8/2 1, stamped on 1�25/22 4/4/6/2- - 2) NOT APPROVED 0M sveceAREA5 �M— i MU 14 LEI -awl �77 �.A X. L I *R 4A 1 7- 7 ­MWE—EE— I II LT krn T�.UAL.I LIED=OPEN SPACEEKHIBff E(I.0 4 Page 16 lI :G❑�a E"'kA L�N�y:,;��- - ••u I��� �hE'u�li _ o� .-Iliiiililullll!!!IIIIIIIIIIIIIIh���'III IaIIIIIIIIII�!�Ilil�lN�il����i��� �L E • I �i'Ul� •�� ..i �� I �`II I i II III ! i I i r 1��iii "■ ��.� — • E. i,i n fir. n ��, 1 •I � II �` �� ;I�11` � I I it h� �I� ' I�1 A !!Im I:� ,■�, o11:n•�i•���` �0111� Il� tl��� � � � I i:, EEr Page 17 Item 2. Fl 14 11 n PRELIMINARY CONCEPTS ,en,��n� �Ba6mck7 - nR QIIAQQClQQt7 II II Ll PRELIMINARY CONCEPB mawwer�v�awnmieuiuxnaEs �Hzh...k?.�. pr rI Tni(a�L-1_fl r 11LYiC — }1 o f biIIIIIII�IIII � r PRELIMINARY CONCEPT L'N ea6cock oesgr. Page 18 Item 2. Fl 15 PNEUMINARY CONCEPTS zoo iewortw�zeauva.nn.s BabcockDesgn PNEUMINANY CONCEPTS zoiauua�rz�z iev..�ms.ao.�z=n�_s r Babcock Design s u. p 6ill 1, PRELIMINARY CONCEPTS zouxuwn '��ewwrwrawiu�xnres Rabco&Desgn Page 19 Item 2. F116 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Conditional Use Permit: 1. The Applicant shall comply with the provisions in the existing Development Agreement(David Kleiner Property of Meridian Town Center AZ-07-012,Inst. #109009630) and all other previous conditions of approval. 2. A maximttm gross density of 40 dwelling units per-aer-e shall be-provided in this development. 3. The multi-family development shall have an ongoing obligation to comply with the specific use standards listed in UDC 11-4-3-27,including but not limited to the following: a. 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. b. The multi-family development shall record a legally binding document that states the maintenance and ownership responsibilities for the management of the development,including, but not limited to, structures,parking, common areas, and other development features as set forth in UDC 11-4-3-27F. A recorded copy of said document shall be submitted to the Planning Division prior to issuance of the first Certificate of Occupancy for the development. 4. The site and/or landscape plan submitted with the Certificate of Zoning Compliance shall be revised as follows: a. Depict the locations of the property management office,maintenance storage area, central mailbox location(including provisions for parcel mail,that provide safe pedestrian and/or vehicular access),and a directory and map of the development at an entrance or convenient location for those entering the development in accord with UDC 11-4-3-27B.7. b. Depict landscaping along the foundations of all street facing elevations as set forth in UDC 11-4- 3-27E.2. c. Depict a minimum 35-foot wide street buffer along E.Fairview Ave., an entryway corridor; a minimum 20-foot wide buffer along N. Records Way, a collector street; and a minimum 10-foot wide buffer along E. Elden Gray St., a local street,per UDC Table 11-2B-3. d. Within street buffers,depict a variety of trees, shrubs, lawn or other vegetative groundcover designed to elicit design principles including rhythm,repetition,balance and focal elements per the recently updated specifications set forth in UDC 11-3B-7C.3. e. Remove the three(3) "diamond"planter islands between the north&south portions of the building and replace them with planter islands that comply with the standards in UDC 11-3B- 8C.2. f. Shrubs shall be added to the landscape strips along pathways where none currently exist in order to contribute to the mix of landscaping required by UDC 11-3B-12C.2. g. Where bumpers overhang perimeter landscaping in parking areas,the parking stall dimensions may be reduced 2' in length if 2' is added to the width of the landscaped area planted in groundcover; otherwise,wheel stops shall be provided to prevent vehicle overhang. The perimeter buffers/parking along the south and east boundaries of the site should be revised to comply with this standard. Page 20 Item 2. F117 h. Internal pedestrian walkways are required to be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete,or bricks per UDC 11-3A- 19B.4b. i. Depict off-street vehicle parking and bicycle parking spaces in accord with the standards listed in UDC 11-3C-6(i.e. currently, a minimum of 822 off-street vehicle parking spaces are required with at least 388 of those in a covered carport or garage for the multi-family units,guest and clubhouse; and a minimum of 30 bicycle parking spaces are required depending on how may vehicle parking spaces are provided—these numbers will change if fewer units are provided as recommended). j. All on-site service areas, outdoor storage areas,waste storage, disposal facilities,and transformer and utility vaults shall be depicted on the site plan and shall not be located in an area not visible from a public street, or shall be fully screened from view from a public street as set forth in UDC 11-4-3-27B.2. k. Remove the access driveway via N. Records Way in accord with UDC 11-3A-3A.1,unless otherwise waived by City Council. The Applicant plans to request a waiver from City Council to this standard. 1. The minimum width of parkways planted with Class 11 trees is 8-feet;the planter width may be reduced to 6-feet if there are root barriers that meet the standards in UDC 11-3A-17E. m. Depict common open space that complies with the dimensional standards in UDC 11-4-3-27 (i.e. shall not be less than 400 square feet in area and shall have a minimum length and width dimension of 20 feet). Given the project's proximity to Kleiner Park,the Applicant shall submit an Alternative Compliance application for the baseline open space requirement. 4. A cross-access easement shall be granted to the adjacent property to the east(CarMax—Parcel #S 1104438755) for use of the portion of the driveway that lies on this site; a recorded copy of the easement shall be submitted with the first Certificate of Zoning Compliance application.If an easement already exists, submit a copy of the recorded easement. 5. The Director approved the Applicant's request for Alternative Compliance to the private usable open space standards listed in UDC 11-4-3-27B.3 for each dwelling unit as follows: zero(0) s.f. for studio units; 57-82 s.£ for 1-bedroom units; and 60 s.f. for the 3-bedroom units. Floor plans with square footages noted for patios and balconies shall be submitted with the Certificate of Zoning Compliance application that demonstrate compliance with the alternative compliance approval. 6. Submit a 14-foot wide public pedestrian easement for the 10-foot wide pathways required along the southern and western boundaries of the site in accord with Park's Department requirements prior to or with the Certificate of Zoning Compliance application.If partially located within the public right- of-way,provide sufficient easement width beyond that boundary to cover the 10'sidewalkplus 2'. 7. The Applicant should work with ACHD's Planning and Projects group to see if a pedestrian crossing can be provided to the north across N. Records Way at the Record/Longwing intersection for pedestrian safety between the residential and commercial development, as well as the City Park. 8. An application for Certificate of Zoning Compliance and Design Review shall be submitted for the proposed project and approved prior to submittal of building permit applications. Compliance with the design standards listed in the Architectural Standards Manual is required. Page 21 Item 2. 118 B. PUBLIC WORKS Site Specific Conditions of Approval 1. A geotechnical report was not included with this application.A geotechnical report is required to be submitted and reviewed with the first final plat application. 2. 20-foot-wide utility easements are required for all water and sewer mains outside right-of-way. Easements must be centered over mains. 3. No permanent structures including but not limited to trees,bushes, carports,buildings,trash enclosures,fences,infiltration trenches,light poles, etc. may be placed within a utility easement. 4. Fire flow was modeled at 1500 gpm. If more than 1500 gpm is required, contact Public Works. 5. Proposed wastewater flow is 47,000 gpd greater than the master plan. Capacity is available at this time,but there is no guarantee that additional capacity will be available at the time of application submittal. 6. Ensure no sewer services cross infiltration trenches. General Conditions of Approval 7. 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. 8. 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. 9. 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. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement(marked EXHIBIT A) and an 81/2"x I I"map with bearings and distances(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. 10. 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. 11. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 12. 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. 13. 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 Page 22 Item 2. N 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. 14. 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. 15. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 16. 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. 17. 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. 18. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 19. Developer shall coordinate mailbox locations with the Meridian Post Office. 20. 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. 21. 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. 22. 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. 23. 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. 24. 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 hyp://www.meridianciby.or1ublic_works.aspx?id=272. 25. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. Page 23 Item 2. ■ C. FIRE DEPARTMENT https://weblink.meridiancity.org/WebLink/DocView.aspx?id=253274&dbid=0&repo=Meridian City&cr =1 D. POLICE DEPARTMENT https://weblink.meridiancity.org/WebLink/DocView.asp x?id=25328 7&dbid=0&repo=Meridian City E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https://weblink.meridianciU.org/WebLink/DocView.aspx?id=254097&dbid=0&repo=Meridian City F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridiancity.orzlWebLink/DocView.aspx?id=255743&dbid=0&repo=MeridianCioy G. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) hgps://weblink.meridianciU.org/WebLink/DocView.aspx?id=254218&dbid=0&repo=Meridian City H. COMMUNITY DEVELOPMENT SCHOOL IMPACT TABLE Not yet received. I. WEST ADA SCHOOL DISTRICT(WASD) https://weblink.meridianciU.org/WebLink/DocView.aspx?id=255717&dbid=0&repo=MeridianCiU&cr =1 J. PARK'S DEPARTMENT https://weblink.meridiancioy.org/WebLink/DocView.aspx?id=253285&dbid=0&repo=MeridianCity K. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=255187&dbid=0&repo=MeridianCity X. FINDINGS A. Conditional Use Permit(UDC 11-511-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The Commission finds , the site does He appears to be large enough to accommodate the proposed use and dimensional and development regulations of the district. adequate r-eenifer the st-Feet bhtffie�and eemmeH areas te be wideHed wheiae Heeded te meet the i*mia ). Page 24 Item 2. 121 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The Commission finds that the proposed use and density is consistent with uses and density desired in the MU-R designation oeFo. The multi family residential use is allowed as a conditional use in UDC Table 11-2B-2 in the C-G zoning district. 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The Commission finds the proposed design of the development, construction, operation and maintenance should be compatible with the mix of other uses in this area and with the intended character of the area and that such uses will not 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. The Commission finds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. The Commission should weigh any public testimony provided to determine if the development will adversely affect other properties in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways,streets,schools,parks,police and fire protection,drainage structures,refuse disposal,water, and sewer. The Commission finds that essential public services are available to this property and that the use will be adequately served by these facilities. B. Alternative Compliance(UDC 11-513-5): In order to grant approval of an alternative compliance application,the Director shall determine the following: 1. Strict adherence or application of the requirements is not feasible; OR The Director finds strict adherence to the standards pertaining to private usable open space listed in UDC 11-4-3-27B.3 is feasible. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the proposed alternative compliance of providing extraordinary site amenities, coupled with innovative new urban design with an emphasis on integrated, internal open space and facilities provides an equal means for meeting the requirement. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of the surrounding properties. The Director finds that the proposed alternative means of compliance will not be detrimental to the public welfare or impair the intended use%haracter of the surrounding properties. Page 25 Item 7. L122 (:> E IDIAN*-----, AGENDA ITEM ITEM TOPIC: Public Hearing for Future Land Use Map Ada County Area of City Impact Cleanup (H-2021-0098) by City of Meridian Planning Division, Located Citywide A. Request: Comprehensive Plan Map Amendment to clean up the map to better align with the adopted Ada County Area of City Impact (AOCI) boundary AND removing Civic designations and areas that will be serviced by other jurisdictions (Boise). Item 7. ■ STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT A H O HEARING 4/21/2022 �- DATE: ' 55 0 TO: Planning&Zoning Commission s 2s FROM: Brian McClure, Comprehensive Associate Planner 208-884-5533 SUBJECT: H-2021-0098 2022 Future Land Use Map AOCI Legend �. Cleanup, CPAM AOCI LOCATION: Various; Citywide r County — 69 ■ 6Line Future Road I. PROJECT DESCRIPTION The City of Meridian Planning division submitted an application for a Comprehensive Plan Map (CPAM) amendment. This amendment includes cleanup, or administrative-type changes to the Future Land Use Map(FLUM; Map), and modifies the boundaries of the Area of City Impact(AOCI) shown on the FLUM.Additionally,Planning staff have modified the future land use symbols to improve visual recognition, and better-defined sub-area type plans in the legend. This amendment does not modify any policies or text of the Comprehensive Plan. II. PROJECT OVERVIEW There are seven proposed areas of change for this Map amendment that either modify the boundaries of the Area of City Impact(AOCI), or the future land use designations shown on the FLUM. All of these changes are north of Interstate 84, and the majority of them have had some previous type of decision or action by either Meridian,the County, or an adjacent City. There are 34 unique parcels affected by the proposed changes,with 23 unique owners. Letters notifying each of these owners with the specific change were mailed on March 4,2022. The following are descriptions of the changes, organized by each of the seven areas. Maps of each of these areas are included in the Exhibits section,with all changes being categorized as either AOCI(an AOCI change),or Cleanup (a change to the future land use designation). A. Area 01 Description The only change to this area is to remove all affected parcels and right-of-way from Meridian's AOCI. This area has already been removed from Meridian's AOCI by Ada County, in coordination with Meridian and the City of Star,but is not yet reflected on the City's Future Land Pagel Item 7. ■ Use Map. This area is not planned for water or sewer service by Meridian, and is not accessible from within the City. B. Area 02 Description The only change in this area is a cleanup for a prior CPAM approval,resolution 21-2266,which was not drawn consistently and affects only right-of-way. Staff try to recommend Map changes that consistently follow parcel or centerlines,but this was not the case in this area. This is frankly a drawing error that staff would otherwise simply correct with map cleanup(once discovered), but this application presented an opportunity to daylight the desire for consistency in designation boundaries.All applications for changes to the FLUMshould consider the alignment of adjacent boundaries, either following the centerline of roadways (preferred), or parcel lines. C. Area 03 Description The only change to this area is the removal of all affected parcels and right-of-way from the AOCI.All four parcels impacted are owned by the Ada County Highway District(ACHD). The ACHD is developing a new Traffic Operations Center that falls in both the City of Boise and Meridian AOCI,and it is not realistic to develop the project in multiple jurisdictions. This project has already been initiated in the City of Boise, in coordination with Meridian,but the AOCI has not been modified by the City or Ada County to date. D. Area 04 Description The changes in this area overlap and are a little complex,but the basis for all of the changes are to recognize the County approved AOCI(and previous decisions by Meridian). There are five impacted parcels and four unique owners. Only one parcel is not already annexed into either Boise or Meridian. The County parcel which is an enclave,#R4582530100, is planned for services in Boise but is currently shown as split between Meridian and Boise in the adopted Future Land Use Map. All of the other changes are expansions or retractions of the adopted future land uses, and all of which align with existing or entitled developments. E. Area 05 Description The only change to this area is the removal of a single parcel and adjacent right-of-way from the AOCI. This modification was previously approved by Ada County, in coordination with Meridian and Boise. Further, it is an older existing County development and has been annexed into the City of Boise. F. Area 06 Description There are two changes affecting three parcels and adjacent right-of-way in this area. All three parcels have a Civic future land use designation but are not civic uses. Parcel#R5672000315 is the former, Old City Hall site, and is now being developed as a mixed-use project in private ownership. The proposed Map designation is Old Town,which surrounds the site and corresponds to the parcel's Old-Town zoning. The other affected properties have had a Civic designation going back to at least the 2002 Comprehensive Plan. It is not known if there was once a reason,or if it was simply an error not caught until now. The proposed designation is Medium Density Residential,which other adjacent properties are currently designated. The existing uses have R-4 zoning,but likely include non-conforming uses (which are unaffected by this change). The Civic designations under both the 2010 and 2019 Comprehensive Plans are intended for facilities owned by public agencies, or by quasi-public agencies such as Idaho Power, and which should have some public awareness on the FLUM. Page 2 Item 7. ■ G. Area 07 Description There are two different changes in this area with 14 impacted parcels. The first change is updating the future land use designations of the properties which the West Ada School District and Idaho State University have made improvements to. This area includes parking along Commercial Drive and 1-84, and also the new Idaho Fine Arts Academy. The current designation is Commercial, and proposed for Civic (matching the rest of the adjacent school/university owned properties.) The second change affects the other 12 parcels along Franklin Road. These parcels all contain commercial operations, in both the County and City, and which are surrounded by Industrial uses or the Meridian Cemetery. The adopted land use is High Density Residential, and the proposed change is Commercial to reflect the existing uses. The office park has a few undeveloped pad sites,but are all zoned C-G. The Ada County parcel along Franklin Road has an R6 zoning designation(residential),but operates several businesses. The Commercial future land use designation would not disallow uses already allowed within C-G. Annexation and zoning of the adopted High Density Residential future land use designation,would require a conditional use permit for multi-family in all consistent zoning,just like a commercial designation. H. Summary of Future Land Use Changes 1. Summary Future Land Use Areas The following table summarizes changes to the AOCI and future land use designations. Change Type Current Designation Proposed Designation Acres Cleanup Civill Old Town Cleanup Civic MDR 0.75 Cleanup MH Commercial Cleanup Commercial Civic 19.99 AOCI Remove MU-RG 2.94 AOCI Remove MDR 31.91 AOCI Remove MU-I 6.96 AOCI Remove MDR 1.14 AOCI Add moor MU-RG AOCI Add MU-RG 1.64 AOCI Remove MU-RG 0.41 AOCI Remove Commercial 1.91 AOCI Remove Industrial 6.77 Cleanup Mixed Employment 0.13 Total Area Impacted 82.31 Total Cleanup Area 27.20 Total Area Added to AOCI 3.07 Total Area Removed from AOCI 52.04 2. Summary by Parcel The following table describes the future land use designation changes for each affected parcel. Page 3 Item 7. F126] Parcel# Current Acres Description of Future Land Use Change Zoning R0797730010 C-G 0.81 High Density Residential to Commerical R0797730020 C-G 0.14 High Density Residential to Commerical R0797730030 C-G 0.15 High Density Residential to Commerical R0797730042 C-G 0.21 High Density Residential to Commerical R0797730052 C-G 0.14 High Density Residential to Commerical R0797730060 C-G 0.15 High Density Residential to Commerical R0797730070 C-G 0.36 High Density Residential to Commerical R0797730080 C-G 0.15 High Density Residential to Commerical R0797730090 C-G 0.15 High Density Residential to Commerical R0797730100 C-G 0.25 High Density Residential to Commerical R0888210100 C-G 13.22 Commercial to Civic R0888210200 C-G 5.69 Commercial to Civic R1798151400 R-40 3.49 Mixed Use Regional to Mixed Use Regional(entire property) R4582530100 RUT 5.00 Mixed Use Regional to None(remove from AOCI) R4582530281 C-G 0.63 Mixed Use Regional to Mixed Use Regional(entire property) R5672000315 O-T 0.91 Civic to Old Town R9322500043 R-4 0.02 Civic to Medium Density Residential R9322500045 R-4 0.30 Civic to Medium Density Residential R932250007 R-4 0.30 Civic to Medium Density Residential R9846840100 L-OD 0.78 Medium Density Residential to None(remove from AOCI) S0420449850 RUT 2.30 Mixed Use Interchange to None(remove from AOCI) S0421325480 RUT 0.46 Medium Density Residential to None(remove from AOCI) S0421325620 RUT 4.64 Medium Density Residential to None(remove from AOCI) S0421325800 RUT 5.26 Medium Density Residential to None(remove from AOCI) S0421326015 RUT 3.42 Medium Density Residential to None(remove from AOCI) S0421336200 RUT 6.28 Medium Density Residential to None(remove from AOCI) S0532417376 C-G 0.87 None to Mixed Use Regional(add entire property to AOCI) S1104438500 C-2D 1.59 Commercial to None(remove from AOCI) S1109438931 RUT 3.88 Industrial to None(remove from AOCI) S1109438940 RUT 1.04 Industrial to None(remove from AOCI) S 1109438950 MI 0.52 Industrial to None(remove from AOCI) S 1109448970 MI 1.07 Industrial to None(remove from AOCI) S 1118120731 R6 0.57 High Density Residential to Commerical S 1118120740 R6 0.69 High Density Residential to Commerical Note: Current Zoning shown in italics font style represents a non-Meridian zoning designation (i.e. County or adjacent city). Total acreages will not match Summary by Future Land Use Area, which includes right-of-way and other non parcel area. Page 4 Item 7. ■ I. Other Changes 1. Area of City Impact Boundary The AOCI boundary line on the current Map will be revised to reflect all future land use area additions and subtractions. See the Exhibit section,Future Land Use Map (with all changes). 2. Graphic Revisions The proposed Map includes several other graphic type changes. First,the legend is modified to show"Special Planning Areas". This was previously dedicated to the Ten Mile Interchange Specific Area Plan,but has now been expanded to cover other planning areas, like the Fields District. These areas will be labeled with their relevant plans, and the web maps will have links to their respective plans in popup dialogs. The other change is to the symbology of the various future land use designations. Many of the adopted designations are difficult to differentiate accurately. The base color for each designation is generally the same or very similar,but additional hatching and patterns have been selectively added to better differentiate designations that currently share similar hues and intensities. There was a concerted effort to balance differentiation of the symbols while minimizing complexity. III. APPLICANT INFORMATION A. Applicant: City of Meridian Planning Division, 33 E Broadway Ave, Suite 102, Meridian, Idaho 83642 B. Owner: Not applicable C. Representative: Not applicable IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Notification published in newspaper 4/5/2022 Notification mailed to property owners within 300' N/A Applicant posted public hearing notice sign on site N/A Nextdoor posting 4/5/2022 V. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan) A. Future Land Use Map Designation (hups.11meridiancity.or IFLUtYn This application does not include any annexation, rezones, or new entitlements. As such, no specific analysis is provided for the proposed changes. Never-the-less, the following future land use designations with descriptions (copy and paste from the Comprehensive Plan) are included in the application: Page 5 Item 7. 128 • Medium Density Residential(MDR): 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. • Medium High Density Residential(MHDR): This designation allows for a mix of dwelling types including townhouses, condominiums, and apartments. Residential gross densities should range from eight to twelve dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. • Commercial: This designation will provide a full range of commercial uses to serve area residents and visitors. Desired uses may include retail,restaurants,personal and professional services, and office uses, as well as appropriate public and quasi-public uses. Multi-family residential may be allowed in some cases,but should be careful to promote a high quality of life through thoughtful site design, connectivity, and amenities. Sample zoning include: C-N, C-C, and C-G. • Industrial: This designation allows a range of uses that support industrial and commercial activities. Industrial uses may include warehouses, storage units, light manufacturing, flex, and incidental retail and offices uses. In some cases uses may include processing, manufacturing,warehouses, storage units, and industrial support activities. Sample zoning include: I-L and I-H. • Civic: The purpose of this designation is to preserve and protect existing and planned municipal, state, and federal lands for area residents and visitors. This category includes public lands,law enforcement facilities,post offices, fire stations,cemeteries,public utility sites,public parks,public schools, and other government owned sites within the Area of City Impact. • Old Town: This designation includes the historic downtown and the true community center. The boundary of the Old Town district predominantly follows Meridian's historic plat boundaries. In several areas,both sides of a street were incorporated into the boundary to encourage similar uses and complimentary design of the facing houses and buildings. Sample uses include offices,retail and lodging,theatres,restaurants, and service retail for surrounding residents and visitors.A variety of residential uses are also envisioned and could include reuse of existing buildings,new construction of multi- family residential over ground floor retail or office uses. The City has developed specific architectural standards for Old Town and other traditional neighborhood areas. Pedestrian amenities are emphasized in Old Town via streetscape standards.Additional public and quasi-public amenities and outdoor gathering area are encouraged. Future planning in Old Town will be reviewed in accordance with Destination Downtown, a visioning document for redevelopment in Downtown Meridian. Please see Chapter 2 Premier Community for more information on Destination Downtown. Sample zoning include O-T. • Mixed Use Regional(MU-RG): The purpose of this designation is to provide a mix of employment,retail, and residential dwellings and public uses near major arterial Page 6 Item 7. F129] intersections. The intent is to integrate a variety of uses together, including residential, and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have supporting retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The standards for the MU-R designation provide an incentive for larger public and quasi- public uses where they provide a meaningful and appropriate mix to the development. The developments are encouraged to be designed consistent with the conceptual MU-R plan depicted in Figure 3D. • Mixed Use Interchange(MU-I): The purpose of this designation is to call-out areas where construction of future SH-16 interchanges is likely to occur, and to acknowledge that this land will have a high degree of visibility. These areas will be served by highway interchange ramps and restricted local access. There are two interchange areas, one located at US 20-26 and one at Ustick Road,that differ from the other Mixed Use categories in that a much stronger emphasis will be placed upon gateway elements and traffic flow/trip generation factors when reviewing new land use applications. Uses in these areas will need to be compatible with the impacts of a freeway interchange. These areas are not intended for high volume uses such as retail. The intention is to protect the immediate vicinity of the interchange from traffic conflicts and shift the high traffic- generating uses away from the immediate vicinity of the interchange. In reviewing development applications,the following items will be considered in MU-I areas: o Land uses within the MU-I areas and adjacent to the SH-16 corridor should be carefully examined for their potential impacts on nearby existing and planned retail and restaurant in Commercial and Mixed Use areas. o A traffic impact study may be required for larger developments in these areas. o Vehicular access points are prohibited near interchange ramps. Future uses should be planned to integrate with a frontage/backage road type circulation system. o Any new development at or near MU-1 areas should promote a nodal development pattern where buildings are clustered, off-street parking is screened in the rear of the parcel and,where practical, development is inter-connected with adjoining parcels. o The SH-16/US 20-26 interchange will be one of only two regional gateways to the City of Meridian for travelers coming from north of the Boise River(the other being Linder Road).As such,buildings, landscaping, and other design features at this interchange should reflect Meridian's heritage, quality, and character. o Regional ridesharing,park-and-ride and transit transfer facilities are strongly encouraged. o The MU-I area at Ustick Road,west of SH-16, should minimize retail and auto- oriented services and transition rapidly from the interchange to residential uses near the county line. Page 7 Item 7. ■ o Examples of uses include schools,post office or library branches, office uses, light residential developments,athletic clubs, and technology/research parks. • Mixed Employment(designation is specific to the Ten Mile Interchange Specific Area Plan): encourage a diversity of compatible land uses that may include a mixture of office, research and specialized employment areas, light industrial including manufacturing and assembly, and other miscellaneous uses. These areas generally do not include retail and consumer service uses serving the wider community. However, a small amount of retail and service establishments,primarily serving employees and users of the Mixed Employment areas or nearby industrial areas, are allowed. Such retail would be the exception and not the rule. Mixed Employment areas should provide a variety of flexible sites for small,local or start-up businesses, as well as sites for large national or regional enterprises. Mixed Employment areas should be designed to encourage multimodal travel and convenient circulation to supporting uses located within the area. This would include multiple access points to help disperse traffic, and a complete system of streets, sidewalks and pedestrian and bicycle paths to provide circulation within the area and connections to the surrounding roadway,pedestrian and trail systems. Mixed Employment areas should be designed as lower density suburban-style developments. Design and development standards are recommended that would help to make developments more attractive, engaging and accessible places. While there are no fixed limits on size of establishment or development intensity in Mixed Employment areas, it is anticipated that buildings will range in height from 1-4 stories,have total floor areas of 10,000-1,000,000 square feet, and that FAR will exceed .75. Land Use Types in Mixed Employment Areas o Corporate and business offices. o Research facilities and laboratories. o Light Industrial uses including manufacturing and assembly. o Occasional, complementary uses which focus on serving area employees and users, such as business services, child care, and convenience retail. B. Comprehensive Plan Policies (https.IlmeridiancituorQ/compplan): The following policies are relevant to the project: • 3.04.0113,Maintain and update the Unified Development Code and Future Land Use Map to implement the provisions of this Comprehensive Plan. The primary purpose of this application is to maintain and update the Future Land Use Map. The proposed changes will more accurately depict future land uses that are in alignment with service planning and in coordination with partner agencies. • 3.06.01A,Maintain the Future Land Use Map to reflect existing facilities. The proposed changes will better reflect existing facilities and no longer suggest them in locations that are privately owned. Page 8 Item 7. 131 VI. DECISION A. Staff: Staff finds that approval of the proposed CPAM application is in the best interest of the City and recommends the P&Z Commission recommend to Council adoption. B. Commission: Enter Summary of Commission Decision. C. City Council: Enter Summary of City Council Decision. Page 9 Item 7. F132] VII. EXHIBITS A. Area Exhibits i 1 r . . r r r �y AOCI Remove i -^C.I Remove v i Meridian AOCI ounty AO _ i a CHINDEN — — Future Roadway FLUM Changes j — •` AOCI Add i q ® AOCI Remove w �� 1Or Cleanup fV l� - PINE Cleanup boundary - - - - V adjustment - -- V J Meridian AOCI FR►ANKLIN Q County AOCI 1 i W .J — — Future Roadway FLUM Changes 1 z L3 AOCI Add ® AOCI Remove Cleanup Page 10 ���1■a■r! 1a � C■nr■■■unn�: ■�5=1111- flllr 1' -■■■■■■■■■■1■■■ 1■arrr, �� 1!�. �.■ urn■' 11111111►J'��In-wan■■=P/■ Medium�Densi �- n=-�■ in rrrlL �'' ea�03 umm. ►i��-:--:� 11.E '�" 1:d-enll�- .Tp►f - ' . Innn- ■u� I��I�II IReSldentlal�����.■ ` _awl r .�'ii -r''�■rr lull lull 111 1111 r■:.'�1 1■111■Irylll l 11..1■■Ir�� rrr■rin Elul 11 :■_■!■■:1111: n1111 !■r 1 I'ln 11141111I Jill lllllilllllll. -a�■illlllll_■ Civic General Industrial + + • • e Meridian • 'I�1�L111�11111■Ilq in ME 0 County • •tatra< r1r11► FLUM Changes NON ME ► 1■■■■Future Roadway NNE, AIRE -■ACICI Add • ■ ■ /IACICI Remove r ! i iiiiii •�■i�ialrlq- ■■��!1 mom Cleanup .7111111� I%11111111111►►n1>riinua■■ r■r ��NO ,.: rl 11�i■r■ ON RISE- 1,■nn M go 1w11 ■nnnnl J f.Yr■♦�>t r� .�♦ ►i♦i ■r ■■■nnla■r1 rrn■nnm �fln��i� �a�fa�P■a .4. n.� 101rrnp mqr .ice.�f i I�n�^.nnl►w n 1 ■J ME yME . rn nnna�I ■Illy ■ 7� �f iY■mm■■■nY\ �� ■■■ l �I I� i■■i-�Q■m■n- r-1►i �rl1 � a. ♦ + �♦y m■ar� Ai" n p Gnm!�-►q II � � I�Ir+nnllnrrnn n�i�■h�� �1►�` �����:::��+nui� ��n.�ed, p.nn:G S�:n .. ♦■l..ti ��►►r►►♦i■r r Ir;Nor1�•�-� ► ♦ : � ��n■■m..�St iiii'.'.►' ■r i♦*► ♦ rr♦♦� • 9 � ♦♦ n■ awn n -,n nnu.. ►nnI�Innli ♦ r.��r! r�-� iiiii'-� iiiiiii?:iiiiiiiiiiir Illlllllr■ ♦♦ilu Gila► ..iP* ♦an"'. ti � r it 1�T . A L_— 11 u� G■nni■��►nnnnnn MU-1\ ��■ Ir111111n■■■■■■n��ql1 ■`�11i� 1 a .� 1 1■ ■fin■n::- _..mao �' ■■- Bro FLDensi � � ►n■■■n■► ■e.,Ili.. ■■■■ Residential • •- -��,�r �n::rr■���.■.:ii:�.:��n���'�uu■�r�� , ■ r■■n ■ a■n• r� rf■-I G _ _ \��■ IlllCf- J, %l...Y mom r►1rd.1�■1■■■nnn �~ * ,\ ■11 *fir■■■��-�� '�■■1' g 01 • • .. ial■%� �Z■■■- - ■I ■__ — — — �7►• ��lIr fir♦ � �■.M�- � nn 14 � I. -� I y���► a�rirl Iglilii�"MEN • a • •�i�r ►,nn nn H■►r Ir �Ilninlra_ r► ��dnnl-����■� r� r . �•m-nn_p1 pl Oil= +� ►.-: n Innn■_:■���� Ir�� - •••• � MiJ-C - n nnm--■q� ��-- wwL — �/ice■unnma�`l�n �1�I • •- _gym COnlmercial �1_ n nni 112[J �m NONNI • 11.. -RG .,11 annnu fMr5 nnn r I ■■■■■ r,ll 1111111111111 ■■■■a 1111 1111 IIIIIIIIIIr I. 1 mill 11 i i Office Iln ■■�� I IIIIII nn•I ■o■!r■■o■■■■■�■!■■■■■■■■!� f!■■i-!■■ii NINE ■1■■I■ lam■ ■ ■■rt■■■� ■■■■■■■■■■■■■■ Area 053'111111 i ��■■■��■�1 ■���Ii i 1 Low Density �� �~■ ��■� c Residential ��1111,,1 ■ �� �� _ : ii■!■■■■r� ■■■■ i ♦ � '.'_ Ell :�►�:�* 11+`IJJ r■r Ir■ter I 111111 ■■■■■� 1 �■111 111111111111■i�. ill 111 �-milli Ell - '••• Hi h Densi = =J1��� :111111 Resid�al f ■=11low 1= I" Inm nunm.a= .111111 w� 11■1■■ .I � 1■p �: �IIIIII��IIIIIIIIIIL ■■ _____ i�_.\� f- ,Commercial ♦ Area 0� ♦ +, ■ iiiriii�� iiii+ ♦'Cic ' :�� High Density r...�■--IIIr ♦ + + m� = Residential 1■■11111��111� • 11111/1111-►III= - �■� �iri��:-I � f• �■■ Medium Density,:: ■■■■ ■i IM.nnonnr■. ■1■ . r■■■■■rRes�dential������� i■■■■■■■1■■LLJ ���■I�■�:iirj�� :.iiiiiiiii��� Old Town � 11■�:n � ■ ■•■r■■■■■■.Oflice� ■ Cleanup■III MU-C' Meridian OCI .iCivic County AOCI to MDR Cleanup Civic • Future Town Roadway FLUM Changes Ge ren al ndustrial AOCI Add a ■CI Remove Civic CleanupCommercial Item 7. 135 Cleanup Civic to Old Town I Z �i %/%%ilI�L1!� 1 p,4P 1 Q=,FRANKLIN� �2z: W i 1 Cleanup MHDR p Z�� to Commercial �. WX r 00 VU i�l♦ /./.II/. / Cleanup od AI �r� /fir ►i i i -�5 r i r /?�/././.19OF Commercial W to Civic p Meridian AOCI A. �I�� *'IF ramI -J 0 County AOCI Future Roadway FLUM Changes �� ® AOCI Add ' i , AOCI Remove '•// ® --- -0VER1 AND kA CleanuP ; ►�� /11?4 Page 13 Item 7. 136 B. Future Land Use Map (with all changes) —d•a _ —ate_ Rd A. 5 NCNlllan Rd City of Meridian Future Land Use Map Espana ®Aread Gity lmpecR �L� � :Spedal Plannig Area '. EE --•_Welaiw.ay � E — : Schad m Transit Station Fwum Fadllry f En4yway Cemda a�Er atiiq Cmaeiiq - _ .._ .. 3 Jredand Rd �Furvre limes np � � — O ---- Felure naaJ•av � e5 i. ................ Ciy[E IDIAN � I Amity Rd .�i'r Adopted Month,Oay,Year °aolm,b� Notes: ilE ��•��tir�.-. �� M Lim Hues Rd �vaW_ �. �saa.�r..A Columbia Rd ' Future Land Uses Citywide Ten Mi]e Specife i noM bmauy neslaenual �eMt �[sav oemm Empbvmmd Memum neneily rmsle•nnd �d1 Tam NlanOmslH PmPMYmen� Mad-d�unoeaearr+aed�auei Mra.dueeMelpeu«ieaa MM.•uErroiamam xnnu.�dyaasdam�ai ®M•.uusacammunin •.uu,M�dd�mi �mmma�m �Mumduaaaaubaai Muedusaco,ama�dal �olroa �Mrc,d uae uo��,ldaanal �Ird�oNal MrcM use-�mncne�po I A full size exhibit of this map will be available in the project folder on Laserfische,here: https://weblink.meridiancity.ory/WebLink/Browse.aspx?id=251825&dbid=0&repo=MeridianCitX Page 14 Item 7. F137] VIII. CITY/AGENCY COMMENTS & CONDITIONS As of April 11, 2022, only Ada County Development Services has submitted comments associated with this application. They are supportive of the application, with no conditions. The Ada County Highway District has previously requested the change for their project on Franklin Road, but no comments have been received. Any comments can be found on Laserfische here: https:llweblink.meridiancit E.orelWebLinkIBrowse.aspx?id=254980&dbid=0&repo=MeridianCity IX. FINDINGS A. Required Findings from the Unified Development Code 1. The proposed amendment is consistent with the other elements of the comprehensive plan. The proposed amendment is maintenance of the Comprehensive Plan and which contains all seventeen (17) elements required by Idaho State Statute. Staff finds the amendment maintains this consistency as no changes are substantive to policy. 2. The proposed amendment provides an improved guide to future growth and development of the city. By maintaining and keeping the Comprehensive Plan relevant, Staff finds that the proposed Plan provides an improved and more relevant guide to future growth and development with the City. 3. The proposed amendment is internally consistent with the goals,objectives and policies of the Comprehensive Plan. Staff finds the proposed amendment is consistent with the goals of the Comprehensive Plan. Maintenance of the Plan is directed by policy. 4. The proposed amendment is consistent with this Unified Development Code. Staff finds the proposed amendment is consistent with the Unified Development Code, as no policies in the Comprehensive Plan modified, and no development proposed. 5. The amendment will be compatible with existing and planned surrounding land uses. Along with improving consistency between the area of city impact and other planning work, the primary purpose of this amendment is to better relate existing and planned land uses. Staff finds the proposed Plan will be compatible with existing and planned surrounding land uses. 6. The proposed amendment will not burden existing and planned service capabilities. Stafffinds that the proposed Plan will not burden existing and planned service capabilities. This amendment improves the relationship between service planning, and better reflects coordination with partner agencies in service planning. 7. The proposed map amendment(as applicable)provides a logical juxtaposition of uses that allows sufficient area to mitigate. , anticipated impact associated with the development of the area. The proposed amendment is minor and intended only to address existing uses and changes in service planning. Staff finds that the amendment does not require mitigation of impacts associated with development. Page 15 Item 7. F138] 8. The proposed amendment is in the best interest of the City of Meridian. Staff finds the proposed amendment is in the best interest of the City; it implements adopted (existing)policy, and maintaining the plan improves visibility and relevancy. Page 16 le'/�I■ w ♦c- -�- -■-_ ���� ,�. ■■..._ IIIIII����r .. 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