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CC - Staff Report UpdatedPage | 1 STAFF REPORT Hearing Date: April 24, 2018 TO: Mayor & City Council FROM: Bill Parsons, Planning Supervisor (208) 884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2017-0142 – Summertown – AZ 1. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, 745 W. Ustick, LLC, has submitted an application for annexation and zoning (AZ) of 15.13 acres of land with a TN-R zoning district. A concept plan, landscape plan and elevations have been submitted with the annexation request that depicts a 272-unit multi-family development and nine (9) single family residential lots. After the Planning and Zoning Commission hearing on March 15, it has come to staff’s attention that there is a property boundary dispute between the subject property and the property to the east. A portion of the property to be annexed was not included in the annexation request. Annexing the property as is would create what is commonly known as a spite strip, or a portion of a parcel that is within two separate jurisdictions. 2. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ application with the requirement of a Development Agreement that includes the provisions noted in Exhibit B of the staff report, based on the Findings of Fact and Conclusions of Law in Exhibit D. The Meridian Planning & Zoning Commission heard these items on December 7, 2017, December 21, 2017, January 4, 2018, February 15, 2018 and March 15, 2018. At the public hearings, the Commission moved to recommend approval of the subject Annexation and Zoning request. a. Summary of Commission Public Hearing: i. In favor: Kent Brown (Applicant’s Representative), Adam Garcia, Devan Robinette, Joe Simunich ii. In opposition: Vida Ballard, iii. Commenting: Vida Ballard, Bill Jackson, Katherine Garcia, Tyler Moss, Adam Garcia, Kent Brown, Devan Robinette, Tamara Haron, iv. Written testimony: Bethany Dewitt, Carrie Hovey, Dan Adams, Diane Ryssel, Kira Bishop-Loya, Lance Mertz, Lin Pyles, Mari Jo Hessler, Rosemary Taylor, Ryan Kruger, Susan Littlefield, Tyler moss v. Staff presenting application: Josh Beach vi. Other staff commenting on application: Bill Parsons b. Key issue(s) of Public Testimony: i. The large number of apartments being constructed in the area ii. Traffic congestion in the area currently c. Key Issues of Discussion by Commission: Page | 2 i. Why the proposal change from senior housing, commercial and multifamily to just multifamily? ii. Are four-story building appropriate for the parcel in relation to Ustick and existing single-family homes? iii. Is the transition to the existing single-family homes appropriate? d. Commission Change(s) to Staff Recommendation: i. Modify condition 1.1.1d to read as follows: Prior to the Commission hearing, the applicant shall provide greater detail with further development to ensure that the architecture complies with the Architectural Standards Manual. The property shall be subdivided prior to receipt of any building permits for the project. ii. Modify condition 1.1.1G(1) to read as follows: The northern access to Venable shall be utilized as an emergency access only. iii. Eliminate condition 1.1.1(G)7. e. Outstanding Issue(s) for City Council: i. Property boundary dispute. See description above. 3. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve of File Number H- 2017-0142 as presented in staff report for the hearing date of April 24, 2018 with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0142 as presented in staff report for the hearing date of April 24, 2018 for the following reasons: (You should state specific reason(s) for denial.) Continuance I move to continue File Numbers H-2017-0142 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 745 W. Ustick Road (Parcel # S1201121103) The site is located in the NE ¼ of Section 1, Township 3N., Range 1W. b. Owner/Applicant: Ruby E. Ward 745 W. Ustick Road Meridian, ID 83646 c. Representative: Devan Robnett, Phoenix Commercial Construction, LLC 1307 N. 39th Street Suite 102 Nampa, ID 83687 d. Applicant's Request: Please see applicant’s narrative for this information. 5. PROCESS FACTS a. The subject application is for annexation and zoning. A public hearing is required before the Planning and Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. Page | 3 b. Newspaper notifications published on: January 26, 2018 c. Radius notices mailed to properties within 300 feet on: January 19, 2018 d. Applicant posted notice on site by: January 29, 2018 6. LAND USE a. Existing Land Use(s): The subject property consists of a rural residence and several outbuildings; zoned RUT in Ada County. b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning: 1. North: Commercial property, zoned C-N 2. East: Commercial property, zoned C-2; and agricultural land, zoned RUT 3. South: Single family residential property in the Vallin Court Subdivision, zoned R-8 4. West: Single family residential homes and the Crossfield Apartments in the Crossfield Subdivision, zoned TN-R and R-8. c. History of Previous Actions: None d. Utilities: 1. Public Works: Location of sewer: A sewer main intended to provide service to the subject parcel currently exists to the south in N. Ridgebury Avenue. Location of water: Water mains intended to provide service to the subject site currently exists in W. Ustick Road and in N. Ridgebury Avenue. Issues or concerns: Applicant shall be required to make water connections with each of the available sources, as well as install a 12-inch diameter water mainline in N. Venable Lane. e. Physical Features: 1. Canals/Ditches Irrigation: Staff is unaware of any canals/ditches that may exist on the site. 2. Hazards: Staff is unaware of any hazards that may exist on the site. 3. Flood Plain: This property is not within the floodplain overlay district. 7. COMPREHENSIVE PLAN POLICIES AND GOALS This property is currently designated “Mixed Use – Community” (MU-C) with a Neighborhood Center (N.C.) overlay on the Comprehensive Plan Future Land Use Map. In these areas the City seeks a centralized, pedestrian-oriented, identifiable and day-to-day, service-oriented focal point for neighborhood scale development. Neighborhood Centers should serve as public transit locations for future park-and-ride lots, bus stops, shuttle bus stops or other alternative modes of transportation. Neighborhood Center developments are encouraged to be designed according to the conceptual neighborhood center plan. The grid street pattern within the neighborhood allows traffic to disperse, eases congestion, slows traffic, and is safer for residents. In addition to the items listed for the MU-C designation, the following items will be used in reviewing development applications in all MU-C areas with an N.C. overlay:  Four specific design elements should be incorporated into a Neighborhood Center development: a) street connectivity, b) open space, c) pathways, and d) residential density that is eight dwelling units per acre or more. Page | 4  Most blocks should be no more than 500’ to 600’, similar to Old Town and Heritage Commons; larger blocks are allowed along arterial streets.  Reduced travel lane widths are encouraged.  The design should provide an interconnected circulation pattern that is convenient for automobiles, pedestrians, and transit.  The centers should offer an internal circulation system that connects with adjacent neighborhoods and regional pathways, connecting to and integrated with the larger street and pathway system.  Developments should provide neighborhood accessible commercial services that do not force residents onto arterial streets.  Developments should provide a variety of housing choices and types.  Housing within developments should be arranged in a radiating pattern of lessening densities from the core.  Alleys and roadways should be used to transition from dissimilar land uses, or residential densities. The applicant is proposing a mix of multi-family and single-family residential uses at an overall gross density of 18.57 dwelling units per acre, which is slightly above the density of 3 to 15 dwelling units desired in the MU-C designation. Most of the density is in the form of the multi-family development. Staff believes that interconnectivity between this development and the development to west could be enhanced if the applicant would align the intersections at W. Stanhope and the driveway constructed with the Crossfield Apartment complex to the west. There is not a small-scale commercial/entertainment/office component planned for the site as detailed in the NC designation, only a mix of residential. However, there is commercial property zoned C-C and C-N across the street on the north side of Ustick Road, which should provide the commercial component of the NC designated area. It is important to note that when the apartments to west came through as part of a rezone application, staff contemplated a commercial component as part of this property which provided a justification to allow additional residential units to the west. A commercial component is not proposed as part of this application. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy):  “Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets.” (2.01.04B) Landscaping is proposed within planter islands in the parking areas on this site as shown on the landscape plan attached in Exhibit A.4.  “Restrict curb cuts and access points on collectors and arterial streets.” (3.06.02D) Direct lot access is not proposed to W. Ustick Road, an arterial street. The concept plan depicts 3 access points N. Venable Lane which is designated as a residential collector on ACHD’s Master Street Map. If the applicant would align the northern driveway with the adjacent apartment complex to the west and the public street with W. Stanhope to the west, staff finds the applicant could eliminate the middle access to N. Venable Lane.  “Require appropriate landscape and street buffers along transportation corridors (setback, vegetation, low walls, berms, etc.).” (3.06.02F) Page | 5 Ustick Road is designated as an arterial roadway and Venable Ave is classified as a collector roadway. By City Ordinance, a 25-foot wide landscape buffer is required adjacent to Ustick Road and a 20-foot wide landscape buffer is required along Venable Ave. The landscape buffers must deigned in Accord with UDC 11-3B-7C and Table 11-2D-6.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) This parcel is contiguous to the city. Sanitary sewer and water are available to this parcel.  “Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets).” (3.03.020) The applicant has provided a conceptual street design for this development and the adjacent County properties. The proposed concept plan depicts the extension of N. Ridgebury Ave. and the extension of W. Stanhope Street that will stub to the east. Further, the applicant has demonstrated how the adjacent County properties could develop without the need for an additional stub street. Since there is an adjacent County parcel to the east, commercially zoned, staff recommends that the applicant grant that parcel cross access so that property has access to Venable Lane in the future (see exhibit A.3).  “Evaluate comprehensive impact of growth in all land use decisions (e.g., traffic impacts, school enrollment, parks, etc).” (3.01.01B) Staff recognizes the proposed development will impact traffic, schools and parks in the area.  “Locate small-scale neighborhood commercial areas within planned residential developments as part of the development plan.” (3.05.01E) The proposed development does not have a commercial component as anticipated by MU-C designated areas. However, there are adjacent commercial uses to the north that can provide small scale neighborhood uses to support the proposed development. Additional employment in the area is unknown until actual uses develop in the area.  “Require new urban density subdivisions which abut or are proximal to existing low density residential land uses to provide landscaped screening or transitional densities with larger, more comparable lot sizes to buffer the interface between urban level densities and rural residential densities.” (3.05.02F) The applicant is proposing to provide a block of residential lots along the south boundary to provide transitional zoning to the adjacent residential lots. However, as designed the applicant is proposing to construct four-story structures that may not provide an appropriate transition between the County residents and the adjacent single family homes. Staff recommends that the applicant construct apartment buildings that are two stories along Venable Lane and Ustick Road to provide a transition to the adjacent uses. The internal buildings should not exceed three stories in height.  “Develop incentives for high-density development along major transportation corridors to support public transportation system.” (3.06.02G) In the future Ustick Road will be a mobility corridor. The applicant should coordinate with VRT to see if a future bus stop is desired in this location.  “Coordinate with ACHD, ITD, COMPASS, and other agencies to determine future infrastructure plans, transportation corridors, highway alignments, etc. and allow only compatible adjacent land uses, appropriate site designs and traffic patterns.” (3.06.02H) Page | 6 ACHD, ITD and COMPASS have provided comments on the subject application. Please review the public record for this information.  “Provide housing options close to employment and shopping centers.” (3.07.02D) The proposed development is near some employment and vacant commercial property that may develop with uses that could provide other employment.  “Locate high-density development, where possible, near open space corridors or other permanent major open space and park facilities, Old Town, and near major access thoroughfares.” (3.07.02L) The proposed development is near Settlers Park and Ustick Road is slated for widening this year from two lanes to five lanes.  “Provide for a wide diversity of housing types (single-family and multi-family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B) The proposed multi-family residential development will contribute to the variety of housing types available within this part of the City.  “Require open space areas within all development.” (6.01.01A) The proposed development is required to comply with the minimum common open space design standards listed in UDC 11-4-3-27C for multi-family developments as well as the qualified open space standards listed in 11-3G-3 for residential developments. As designed the single family portion of the development doesn’t appear to have access to the amenities or open space proposed for the multi-family residences. Per the mixed-use standards above, opens space and interconnectivity is encouraged. At the hearing, the applicant should clarify if the residents of the single family portion of the development will have access to the open space and amenities proposed for the multi-family development. In accord with the above policies and for the above-stated reasons/recommendations, staff finds the proposed use is appropriate in this location. 8. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone: The purpose of the TN-R district is to provide for a variety of residential land uses including attached and detached single-family residential, duplex, townhouse, and multi-family. A TN-R district includes open spaces and promotes pedestrian activity through well designed and varied streetscapes that also provide for the safe and efficient movement of vehicular traffic. Most dwelling units should be accessed from alleys. The minimum density is six (6) units per acre. Density should decrease away from the center and closer to conventional residential districts. The TN-R district should be generally located adjacent to a TN-C district, along a transit corridor, or within a mixed use neighborhood. For the purposes of this title, the term residential district shall also include the traditional neighborhood residential district. B. Schedule of Use: Unified Development Code (UDC) 11-2D-2 lists the permitted, accessory, and conditional uses in the TN-R zoning district. The proposed multi-family and single-family detached dwellings are listed as principal permitted uses in the proposed TN-R zoning district. C. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in UDC Table 11-2D-2 for the proposed TN-R zoning district. D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed Page | 7 in UDC 11-3B-7C and Table 11-2D-6. E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for multi- family and single family detached dwellings. F. Structure and Site Design Standards: Development of this site must comply with the design standards in accord with UDC 11-3A-19 and the guidelines listed in the Architectural Standards Manual (ASM). G. The site must comply with the multi-family specific use standards set forth in UDC 11-4-3-27. H. The site must comply with the subdivision standards set forth in UDC 11-6C-3. I. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for multi- family and single family dwellings. 9. ANALYSIS Analysis of Facts Leading to Staff Recommendation: 1. AZ: The applicant requests annexation and zoning of 15.13 acres of land with the TN-R zoning district, generally consistent with the MU-C land use designation. The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be annexed. The property is contiguous to land that has been annexed into the City and is within the Area of City Impact boundary. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the conditions included in Exhibit B. Site Plan: The applicant has provided a concept plan, that depicts a 272-unit multi-family consisting of ten (10) multi-family structures (three and four stories in height), a clubhouse and nine (9) single family residential lots on approximately 15 acres of land as required by UDC 11- 5B-3C(3). On the submitted concept plan the applicant has provided the open space calculations and depicted the amenities that are proposed for the future development. This information is provided below. In general, staff is supportive of the submitted concept plan. Because the multi-family use is a principally permitted use and only requires CZC and DES approval upon annexation of the property, staff is recommending that the applicant modify the concept plan as follows: 1. Align the northern and southern access with the accesses on the west side of N. Venable Lane; remove the center access driveway. 2. Venable Lane should be constructed as a complete residential collector street with the first phase of development. 3. The applicant should comply with the open space and site amenities as depicted on the submitted concept plan. Further, the site should comply with the common open space and site amenity standards specified in UDC 11-3G and UDC 11-4-3-27. 4. Cross access should be granted to the Ada County parcel #S1201120651. Cross access will not be required if the property annexes into the City with a residential district. 5. The applicant has indicated that the multi-family portion of the site is the first phase of development. The applicant has been informed that the property must be further subdivided in order to create the single family lots along the southern boundary. Staff Page | 8 recommends a DA provision the applicant record a final plat prior to the issuance of the first occupancy permit. Future subdivision should comply with the subdivision standards set forth in UDC 11-6C-3. 6. The applicant should clarify at the public hearing if the single family residences will have access to the amenities and open space proposed for the multi-family portion of the development in accord with the mixed-use standards. 7. To provide an appropriate transition to the adjacent Ada County parcels and the single family residences, no multi-family structure should exceed three stories in height and the multi-family buildings that front along public streets shall not exceed two stories in height. Further, the proposed garage structure along the south boundary of the multi-family portion of the site shall be broken up into multiple structures to break-up the monotonous appearance of structure. Landscaping: A landscape plan was submitted with the application that shows approximately 3.114 acres of open space, or approximately 22.5% of the site. This area includes several areas of open space that are larger than 50 feet by 100 feet as well as half of the landscape buffer along Ustick Road. The applicant is required to comply with the open space requirements in both UDC 11-3-G-3 and 11-4-3-27. Amenities: The amenities included in the project include a pool, two (2) play structures, a clubhouse, an outdoor patio, dog park and water feature. The applicant is required to comply with the open space requirements in both UDC 11-3-G-3 and 11-4-3-27. The open space and amenities for the multi-family portion of the property shall be for the use of the multi-family development as well as the single family homes. Connectivity: The applicant provided an exhibit showing how future connectivity in the area. With that exhibit, staff is supportive of the single-stub street to the property to the west with the caveat that the commercial business near the northeast corner of the property be provided a cross- access if that property is to be used for a commercial use if/when the property annexes into the City. Dimensional Standards: The TN-R zoning requested by the applicant requires specific lot sizes and design elements not typically required by other zoning designations. The applicant is advised to review section 11-2D-6 of the UDC and to ensure that any proposed development conforms to this section. Future development of this site should comply with the dimensional standards set forth in UDC 11-2D-6. Parking: The conceptual site plan indicates that there will be a total of 544 parking stalls which is a ratio of 2 parking stalls per unit. Since this development is located adjacent to a collector and arterial roads which does not allow for on-street parking, the applicant has provide more parking than what is required by City ordinance. Staff is supportive of the proposed parking shown on the concept plan. The applicant is also required to provide one (1) bicycle parking stall for every 25 proposed parking stalls. On the submitted site plan the applicant has dispersed bike racks throughout the proposed concept plan. The applicant will also need to meet any requirements for ADA stalls as dictated by the International Building Code. Bile parking on the site must comply with the standards set forth in UDC 11-3C-5C and 11-3C-6G. Building Elevations: The multi-family structures within the proposed development that are visible from the street or abutting properties are required to comply with the design review standards set forth in UDC 11-3A-19 and the guidelines contained in the Architectural Standards Manual. Page | 9 Building materials for the proposed structures were not provided. Prior to the Commission hearing, the applicant shall provide greater detail with further development to ensure that the architecture complies with the Architectural Standards Manual. Staff is not supportive of the approved elevations for several reasons including the proposed height, and the 12-plex structures do not appear to have the required 80 square foot of private open space. At the time of this staff report staff had not yet received carport elevations. In summary staff finds the proposed project complies with the future land use map and applicable policies of the Comprehensive Plan and the UDC with the conditions of approval listed in Exhibit B. Based on the aforementioned analysis, staff recommends approval of the subject application. 10. EXHIBITS A. Drawings 1. Vicinity Map 2. Proposed Concept Plan 3. Conceptual Street Layout 4. Landscape Plan (dated: 01/04/2018) 5. Proposed Elevations (NOT APPROVED) B. Conditions of Approval 1. Planning Division 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Republic Services 7. Ada County Highway District C. Legal Description and Exhibit Map D. Required Findings from Unified Development Code Page | 10 A. Drawings 1. Vicinity/Zoning Map Page | 11 2. Proposed Concept Plan Page | 12 3. Proposed Conceptual Road Layout Page | 13 4. Proposed Landscape Plan (dated: 01/04/2018) Page | 14 Page | 15 5. Proposed Elevations (Not Approved) Page | 16 Page | 17 B. Conditions of Approval 1. PLANNING DIVISION 1.1.1 A Development Agreement (DA) is required as a provision of annexation and zoning of this property. Prior to annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of ordinance adoption, and the developer. A Certificate of Zoning Compliance application will not be accepted until the ordinance and development agreement are recorded. Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting annexation, approved by City Council and recorded. The DA shall, at minimum, incorporate the following provisions: a. Future development of the site shall be consistent with the design standards listed in UDC 11- 3A-19 and the guidelines in the City of Meridian Architectural Standards Manual (or any updated versions thereof). b. Future development of this site shall be generally consistent with the conceptual site plan and landscape plans depicted in Exhibit A and the revisions noted in the staff report. c. The project shall comply with all of the standards of the TN-R zoning district as set forth in 11-2D-6. d. Prior to the Commission hearing, the applicant shall provide greater detail with further development to ensure that the architecture complies with the Architectural Standards Manual. The property shall be subdivided prior to receipt of any building permits for the project. e. Prior to the Planning and Zoning Commission the applicant shall provide conceptual elevations for carports. f. If the properties to the east of the subject property develop as commercial uses, the applicant shall provide a cross access between the properties. g. The site plan shall be revised as follows: 1. Align the northern and southern access with the accesses on the west side of N. Venable Lane; remove the center access driveway. The northern access to Vebable shall be utilized as an emergency access only. 2. Venable Lane should be constructed as a complete residential collector street with the first phase of development. 3. The applicant should comply with the open space and site amenities as depicted on the submitted concept plan. Further, the site should comply with the common open space and site amenity standards specified in UDC 11-3G and UDC 11-4-3-27. 4. Cross access should be granted to the Ada County parcel #S1201120651. Cross access will not be required if the property annexes into the City with a residential district. 5. The applicant has indicated that the multi-family portion of the site is the first phase of development. The applicant has been informed that the property must be further subdivided in order to create the single family lots along the Page | 18 southern boundary. Staff recommends a DA provision the applicant record a final plat prior to the issuance of the first occupancy permit. Future subdivision should comply with the subdivision standards set forth in UDC 11-6C-3. 6. The applicant should clarify at the public hearing if the single family residences will have access to the amenities and open space proposed for the multi-family portion of the development in accord with the mixed-use standards. 7. To provide an appropriate transition to the adjacent Ada County parcels and the single family residences, no multi-family structure should exceed three stories in height and the multi-family buildings that front along public streets shall not exceed two stories in height. Further, the proposed garage structure along the south boundary of the multi-family portion of the site shall be broken up into multiple structures to break-up the monotonous appearance of structure. h. Any future development of the site must comply with the City of Meridian ordinances in effect at the time of development. i. Direct access to W. Ustick Road is prohibited. j. The site shall develop with a multi-family development and shall comply with the specific use standards as set forth in the UDC 11-4-3-27. 2. PUBLIC WORKS DEPARTMENT 2.1.1 Applicant shall be required to make water connections with each of the available sources, as well as install a 12-inch diameter water mainline in N. Venable Lane. 2.1.2 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian’s standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.1.3 Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 2.1.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to development plan approval. Page | 19 2.1.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.1.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.1.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.1.9 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.1.10 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.1.11 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.1.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.1.13 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.1.14 All grading of the site shall be performed in conformance with MCC 11-1-4B 2.1.15 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.1.16 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.1.17 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.1.18 Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be installed at developer’s expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 2.1.19 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 Page | 20 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. Please contact Land Development Service for more information at 887-2211. 3. FIRE DEPARTMENT 3.1 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’ outside, per International Fire Code Section 503.2.4. 3.2 All common driveways shall be straight or have a turning radius of 28’ inside and 48’ outside and have a clear driving surface of 20’ in width capable of supporting an imposed weight of 75,000 GVW, per International Fire Code Section 503.2. 3.3 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 3.4 Commercial and office occupancies will require a fire-flow consistent with International Fire Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to this application. 5. PARKS DEPARTMENT 5.1 The Parks Department has no concerns related to this application. 6. REPUBLIC SERVICES 6.1 Republic Services has no comment on this application, 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 1. Submit a traffic impact study to ACHD for this project prior to submittal of a future development application. 2. Obtain approval by the ACHD Pavement Cut Committee prior to permitting for all cuts on Ustick Road. 3. Construct Venable Lane aligned centerline-to-centerline with Venable Avenue to the north as a 36-foot street section, with vertical curb, gutter and 5-foot wide detached concrete sidewalk (or 7- foot wide attached concrete sidewalk) extending south to the existing driveway on the west. Right of way should be dedicated extending 2-feet past the back edge of sidewalk. 4. Construct Venable Lane south of the existing driveway to the neighboring apartment complex as a 29-foot street section with vertical curb, gutter and a 5-foot wide detached concrete sidewalk (or 7-foot wide attached concrete sidewalk). Right-of-way should be dedicated extending 2-feet past the back edge of sidewalk. 5. Provide written fire department approval for the reduced 29-foot street section. 6. Sign Venable Lane for “No Parking” on both sides. 7. Construct internal streets as 33-foot street sections, with curb, gutter and 5-foot wide concrete sidewalk within 47-feet of right-of-way. 8. Construct a public street providing access from Ridgebury Avenue to Venable Lane. Page | 21 9. Provide a minimum 45-foot radius for the proposed cul-de-sac, extend right-of-way to the eastern property line, serving as a future stub street to the property to the east. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 10. Construct any public street connection to Venable Lane in alignment with Stanhope Street. 11. Note on the final plat that other than the access specifically approved with this application, direct lot access is prohibited to Ustick Road and Venable Avenue. 12. Obtain a permit for any work in the right-of-way prior to the construction, repair, or installation of any roadway improvements (curb, gutter, sidewalk, pavement widening, driveways, culverts, etc.) 13. Payment of impact fees is due prior to issuance of a building permit. 14. Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right -of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right -of-way including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. Page | 22 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. Page | 23 C. Legal Description and Exhibit Map Page | 24 Page | 25 D. Required Findings from Unified Development Code 1. Annexation & Zoning Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; Commission finds the proposed annexation to TN-R is consistent with the proposed MU- C future land use designation. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Commission finds that the proposed map amendment to the TN-R zoning district is consistent with the purpose statement of the traditional neighborhood residential district and the proposed uses will provide a needed service to area residents. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Commission finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare if the applicant complies with conditions outlined in this report. However, Commission recommends that the Council consider any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Commission finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). Per the above findings, Commission finds the proposed annexation is in the best interest of the City if the applicant enters into a DA with the City and develops the property as outlined in Exhibit B above.