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PZ - Staff Report RevisedSTAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT DATE: 11/15/2018 TO: Planning & Zoning Commission FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 Nftoff�soW1jE:�l111p) Shelburne East PROPERTY LOCATION: 4080, 4115, 4205, 4301 & 4330 E. Bott Ln., in the SE 1/4 of Section 28, Township 3N., Range IE. I. PROJECT DESCRIPTION CjfIEN! I , I 4 *,, Annexation & zoning of 35.09 acres of land with R-4 (23.58 acres) and R-8 (11.52 acres) zoning districts; and, Preliminary Plat consisting of 101 building lots and 21 common lots on 34.62 acres of land in the proposed R-4 and R-8 zoning districts. H. SUMMARY OF REPORT A. Project Summary Description Details Acreage Future Land Use Designation Medium Density Residential (MDR) (3-8 units/acre) Existing Land Use Rural residential and agricultural, zoned RUT in Ada County Proposed Land Use(s) Single-family residences Current Zoning RUT Proposed Zoning R-4 and R-8 Lots (# and type; bldg/common) 122 lots total; 101 building lots/21 common lots Phasing plan (# of phases) 3 phases Number of Residential Units (type 101 (single family detached homes) of units) Density (gross & net) 3.10 units/acre (gross); 4.81 units/acre (net) Open Space (acres, total [%] / 5.25 acres (16%) buffer / qualified) Amenities 20,000 SF grassy area, sports court, tot lot, community garden, pond, three shade/picnic areas, open play field, micro - pathway, 10 -foot wide multi -use pathway Physical Features (waterways, Nine Mile Creek, Ten Mile Feeder Canal hazards, flood plain, hillside) Page 1 Neighborhood meeting date; # of attendees: History (previous approvals) Details April 10, 2018; 12 attendees July 2, 2018; 10 attendees August 7, 2018; 10 attendees None B. Community Metrics (see Exhibit B for detailed information) Description I Details Page Ada County Highway District Staff report (yes/no) Yes Police Response Time Requires ACHD Yes (for LOS proposal) 89 Commission Action 79% (does not meet the targeted goal of 85% or greater) by priority (yes/no) 1 (residential) — current resources would be adequate to %ofPI CFS -31.5% Access (Arterial/Collectors/State S. Hillsdale Ave. & E. Bott Ln. (both collectors) Accessibility Hwy/Local)(Existing and Proposed) Does not meet all required road widths and turnarounds; will Improve bridge to accommodate two lanes of traffic and Traffic Level of Service need revisions to meet IFC requirements. [A structural Stub Street/Interconnectivity/Cross Stub streets are proposed to adjacent parcels to the west and completed before occupancy of homes. (A structural engineer Access south (see plat) Existing Road Network An aerial device will not be required No additional need Existing Arterial Sidewalks / Requires 1,000 gallons per minute for one hour Crashes Buffers Proposed Road Improvements Fire Service Distance to Fire Station 1+/- mile to Station No. 4 Police Response Time Fire Response Time 4 minutes (level of service expectation= 5 minutes) 89 Resource Reliability 79% (does not meet the targeted goal of 85% or greater) by priority Risk Identification 1 (residential) — current resources would be adequate to %ofPI CFS -31.5% supply service to this propose project Accessibility Accessibility Does not meet all required road widths and turnarounds; will Improve bridge to accommodate two lanes of traffic and need revisions to meet IFC requirements. [A structural Recommend that all roadway and bridge improvements be engineer is reviewing the existing bridge to ensure it can completed before occupancy of homes. (A structural engineer safely support afire truck (i.e. 80,000 lbs).] Special/resource needs An aerial device will not be required No additional need Water Supply Requires 1,000 gallons per minute for one hour Crashes Other Resources Police Service Distance to Police Station 5 miles from Meridian Police Department Police Response Time 5 minutes Calls for Service 89 % of calls for service split % of P3 CFS — 1.1% by priority % of P2 CFS — 65.2% %ofPI CFS -31.5% % of PO CFS — 2.2% Accessibility Requesting two different points of public access. Improve bridge to accommodate two lanes of traffic and heavy vehicles. Recommend that all roadway and bridge improvements be completed before occupancy of homes. (A structural engineer is reviewing the bridge to ensure safe secondary access in the interim of the bridge being reconstructed.) Specialty/resource needs No additional need Crimes 22 total Crashes 4 Other Reports Page 2 Details Distance to nearest City Park (+ size) West Ada School District Distance (elem, ms, hs) Hillsdale Elementary: '/z mile Lake Hazel Middle School: 1.7 miles Mountain View High School: 4 miles Capacity of Schools Hillsdale Elementary: 650 Lake Hazel Middle School: 1,000 Mountain View High School: 1,800 # of Students Enrolled Hillsdale Elementary: 751 Lake Hazel Middle School: 1,015 Mountain View High School: 2,303 C. Project Area Maps Future Land Use Map 0 Aerial Map Page 3 Zoning Map Planned Development Map 111 WR 9 9 4 [W.Uh 8 10 D) IL"A N0[00 A. Applicant: Shelburne Properties, LLC. - 7440 E. Pinnacle Peak Rd., Ste. 142, Scottsdale, AZ 85255 Jeffrey and Deanna Fulcher — 4330 E. Bott Lane, Meridian, ID 83642 Michael and Marleen Kingsley — 4301 E. Bott Lane, Meridian, ID 83642 David and Dixie Seegmiller — 4080 E. Bott Lane, Meridian, ID 83642 Shelburne Properties, LLC. — 4115 E. Bott Lane, Meridian, ID 83642 C. Representative: John Carpenter, T -O Engineers — 332 N. Broadmore Way, Ste. 101, Nampa, ID 83687 IV. NOTICING A. Newspaper notification published on: 10/26/2018 B. Radius notice mailed to properties within 300 feet on: 10/24/2018 C. Applicant posted notice on site on: 11/2/2018 D. Nextdoor posting: 10/23/2018 V. STAFF ANALYSIS Page 4 A. Comprehensive Plan Policies: "Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities." (3.07.01E) "Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D) "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (3.01.0IF) "Require common area in all subdivisions." (3.07.02F) "Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity." (3.07.02C) "Develop pathways to connect Meridian with Boise, Nampa, Kuna and Eagle." (6.01.02C) B. Existing Structures/Site Improvements: There are (4) existing homes and accessory structures on this site; all are proposed to be removed except for the home on proposed Lot 9, Block 9 and the garage on proposed Lot 6, Block 7. A new home is proposed to be built on Lot 6, Block 7 and the existing garage will serve as an accessory structure to the home. The structures proposed to remain meet the required setbacks. The remaining structures should be removed prior to signature on the final plat by the City Engineer. C. Dimensional Standards: (UDC Tables 11-2A-5 and 11-2A-6) R4 Standard Requirement Minimum property sizeldwelling unit (in square feet) 8,000 Minimum street frontage (in feet) 60 Rear setback (in feet) 15 Interior side setback (in feet) 5 Street setback' to front loaded garage (in feet): 20 Local 20 25 Collector 25 Street setback' to living area and/or side loaded garage (in feet): Local Local 15 Collector Calledor 25 Street landscape bufferz (in feet): Interior side setback (in feet) 5 Collector 20 IF rterial 25 20 Entryway corridor 35 25 lntersll 50 Maximum building height (in feet) 35 Minimum living area (in square feet): Maximum building height (in feet) 35 Detached f,4t70 0 Attached 800 Minimum ground floor area for multi -story units (in square feet) 800 R-8 Standard Requirement Minimum property sizeldwelling unit (in square feet) 4,000 Minimum street frontage (in feet): 40 El With alley loaded garage, side entry garage, or private me=V-1 32 Street setback' to garage (in feet): ElLocal 20 El Collector 25 0 Alley 55 Street setback' to living area (in feet): Local 10 Collector 25 Alley Interior side setback (in feet) 5 Rear setback (in feet) t2 Street landscape bul (in feet): ElCollector 20 Arterial 25 Entryway corridor 35 EInterstate 50 Maximum building height (in feet) 35 Note: There are several lots that do not include a street frontage dimension and one lot (Lot 12, Block 1) that doesn't meet the minimum property size. All lots should comply with the dimensional standards listed above, as applicable. Page 5 D. Specific Use Standards: None E. Traffic Thompson Engineering prepared a traffic analysis for this development; a full Traffic Impact Study was not required. The traffic analysis was reviewed by ACHD and taken into consideration in their report. F. Access: (UDC 11-3A-3) Access is proposed via the future S. Hillsale Ave., a collector street, via E. Peaceful Pond Dr. from E. Zaldia St.; and E. Bott Ln., currently a local street but designated as a future collector street, via Cloverdale Rd. A new bridge is proposed on Bott Lane over the Ten Mile Feeder Canal to replace the existing single -lane bridge. ACHD is requiring Bott Lane to be improved off-site from the east property line, east to Cloverdale Rd., with 30 feet of pavement and 3 -foot wide gravel shoulders. The Applicant is having a structural engineer review the existing bridge over the Ten Mile Feeder Canal to ensure it's safely capable of supporting a fire truck (80,000 lbs.) so that a secondary access is available to the site for emergency purposes. Documentation should be submitted to the Planning Division and Fire Department of the findings. Stub streets for future extension and interconnectivity are proposed to the west to the Marsh (#S 1128427880) and Rasmussen (#R5070900400) properties; and to the south to the Williams (51128438500) property. G. Parking: (UDC Table 11-3C-6) Off-street parking should be provided in accord with the following standards: 1 Number Of Bedrooms (Per Unit) Required Parking Spaces 21314 4 per dwelling unit; at least 2 in an enclosed garage, other spaces may be [enclosed or a minimum 10 foot by 20 foot parking pad All garages are proposed to hold 3 cars and will have a parking pad outside the garage to accommodate parking for each residence in accord with this requirement. H. Common Driveways (UDC 11 -6C -3D) Three (3) common driveways are proposed that comply with UDC standards. An exhibit is required to be submitted with the final plat application that depicts the setbacks, fencing, building envelope and orientation of the lots and structures. Driveways for abutting properties that aren't taking access from the common driveway(s) should be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5 -foot wide landscaped buffer. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the easement should be submitted to the Planning Division prior to signature on the final plat. Page 6 I. Sidewalks/Parkways: (UDC 11-3A-17) Detached sidewalks with parkways are proposed along S. Hillsdale Ave. and E. Bott Ln., collector streets, and adjacent to some common lots; attached sidewalks are proposed along the majority of local streets within the development. J. Pathways: (UDC 11 -3A -8,11 -3B -12C) A segment of the City's multi -use pathway system is proposed along the east side of the Ten Mile Feeder Canal in accord with the Pathways Master Plan; a 14 -foot wide public pedestrian easement is required to be submitted to the Planning Division for the pathway (coordinate details with Kim Warren, Park's Dept. 208-888-3579). K. Landscaping (11-3B) A 20 -foot wide street buffer is required along E. Bott Ln. and S. Hillsdale Ave., both collector streets, in accord with UDC Table 11-2A-5 and 11-2A-6 and landscaped per the standards listed in UDC 11 -3B -7C. Landscaping is proposed in accord with UDC standards. Landscaping is required along pathways in accord with the standards listed in UDC 11 -3B -12C. A minimum 5 -foot wide landscape strip is required along each side of the pathway consisting of a mix of trees, shrubs, lawn and/or other vegetative groundcover. A minimum of (1) tree is required per 100 linear feet of pathway. Landscaping needs to be included on the west side of the multi -use pathway along the Ten Mile Feeder Canal. Stormwater swales are required to be vegetated and designed in accord with the standards listed in UDC 11 -3B -11C. Common open space areas are required to be landscaped with lawn (either seed or sod) and a minimum of one deciduous shade tree per 8,000 square feet as set forth in UDC 11 -3G -3E. Parkways are required to be landscaped per the standards listed in UDC 11 -G -3B.5. Mitigation is required for all existing healthy trees 4" caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement in accord with UDC 11-3B-1OC.5. Mitigation calculations are included on the landscape plan in accord with UDC standards. L. Qualified Open Space: (UDC 11 -3G -3B) A minimum of 10% (3.4 acres) qualified open space is required; a total of 5.25 acres (or 16%) is proposed consisting of a community orchard, a pond, collector street buffers, parkways along collector/local streets, stormwater detention facilities, and open grassy areas at least 50' x 100' in area. (See Exhibit D in Section VII.) M. Qualified Site Amenities: (UDC 11 -3G -3C) A minimum of (2) qualified site amenities are required; several amenities are proposed from each of the three categories (i.e. quality of life, recreation, and pedestrian or bicycle circulation system) as follows: (3) picnic areas with shelters and tables, a sports court (i.e. pickleball), a segment of the City's multi -use pathway system along the Ten Mile Feeder Canal, internal pathways and micro -paths, a pond with a bench, a tot lot with children's play equipment, a community orchard with picnic tables, and an additional 20,000 square feet of common open space area. (See Exhibit E in Section VII.) N. Waterways: (UDC 11-3A-6) The Ten Mile Feeder Canal and the Nine Mile Creek cross this site. The canal is proposed to remain open and not be piped; the creek is proposed to be piped. However, the UDC requires Page 7 creek corridors to remain open and be improved as a natural amenity in all residential designs. O. Storm Drainage: (UDC l l -3A-18) An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. P. Open Water Ponds (11 -3G -3B.8) An irrigation pond is proposed on Lot 13C, Block 4 and will bypass flow from the Nine Mile Creek and will be designed to serve as an amenity. All ponds with a permanent water level are required to have recirculated water and be maintained such that it doesn't become a mosquito breeding ground. Q. Fencing: (UDC 11 -3A -6C and 11-3A-7) Five-foot tall privacy fence is proposed along the perimeter of the subdivision and adjacent to common areas that are visible from the street; 5 -foot and 6 -foot tall view fence is proposed adjacent to the Ten Mile Feeder Canal and internal common areas in accord with UDC standards. R. Irrigation Easements: Irrigation easements wider than 10 feet are required to be included in a common lot that is a minimum of 20 feet wide and outside of a fenced area, unless modified by City Council at a public hearing with notice to surrounding property owners. There is a 15 foot wide irrigation easement depicted along the southern boundary of Lots 2-9, Block 4 and along the north boundary of Lot 9, Block 3 that is required to be placed in a common lot unless otherwise approved by City Council; the Applicant requests Council approval of the easement to be placed on building lots rather than in a common lot. S. Utilities: (UDC 11-3A-21) Connection to City water and sewer services is proposed. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. The existing home proposed to remain on Lot 9, Block 9 is required to hook up to City water and sewer service within 60 days of it becoming available as set forth in MCC 9-1-4 and 9-4-8. T. Building Elevations Conceptual building elevations were submitted for future homes within this development; the architectural style will be a continuation of those in Shelburne Subdivision to the west. Building materials consist of stucco and board -and -batten siding with some stone veneer accents. Most of the homes will be a single -story in height with some 2 -story, will range in size from 1,800 to 3,000 square feet, contain 3-4 bedrooms and have 3 -car garages (see Exhibit F in Section VII.) Because the rear and/or sides of 2 -story homes will be highly visible from the collector streets (i.e. Hillsdale Ave. and Bott Ln.), staff recommends articulation is incorporated through changes in two or more of the following: modulation (e.g. projections, recesses, step -backs, pop -outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single -story structures are exempt from this requirement. VI. DECISION Page 8 A. Staff: The legal description submitted with the annexation application shows the boundaries of the property contiguous to land that has been annexed into the City and is within the Area of City Impact boundary. The proposed density (3.10 units/acre) of the subdivision is at the low end but consistent with that desired in MDR designated areas. Common open space and site amenities are dispersed throughout the development and are substantially above the minimum required standards. Pathways provide pedestrian connections to internal common areas throughout the development and to adjacent properties. For these reasons, staff recommends approval of the proposed AZ and PP applications with the requirement of a Development Agreement per the provisions in Section VII. Page 9 VII. EXHIBITS A. Legal Description & Exhibit Maps for Annexation Boundary Project No: 180031 Bate: September 17, 2018 Page 1 of Shelburne East Subdivision Land Description For Annexation Purposes T-0 ENGINEERS A parcel of land located in the NW1/4 of the SE 114 of Section 28, Township 3 North„ Range I East, Boise Meridian, Ada County, Idaho, more particularly described as follows: BEGINNING at a otre-inch iron pin marking the center one -quarter -corner of said Section 28; thence, along the north boundary of said NW 114 of the SEI/4, 1) 5.89.23' 16"E., 496.74 feet to the easterly boundary of the Ten Mile Feeder Canal described in Deed Record No.88, Instrument No. 32076, records of Ada County, Idaho and the beginning of a tangent curve, thence, along said easterly boundary the following courses: 2) Southeasterly along said curve to the right, having a radius of 140.00 feet, an arc length of 46.31 feet, through a central angle of 19'57`08", of which the long chord bears 5.2445'42"E., X35.10 feet; thenm, tangent from said curve, 3) S.15° 17'08"E., 282.45 feet to the beginning of a tangent curve; thence, 4) Southeasterly along said ciuve to the left, haring a radius of 195.00 feet, an arc length of 125.33 feet, through a central angle of 35°49'33", of which the long chord bears 5.33041'55"E., 123.19 feet; thence, tangent from said curve, 5) S.52"06'41"E., 49.22 feet to the beginning of a tangent curve; thence, 6) Southeasterly along; said curve to the right, having a radius of 235.00 feet, an arc length of 164.48 feet, through a central angle le of 4G'06'1 2", of which the long chord bears 5.32.03'35">E., 151.15 feet; thence, tangent from said curve, 7) S_ 1200'29"E., 27.338 feet to the intersection of said easterly boundary and the north right-of- way boundary of E. Bott Ln.; thence along said north right-of-way, 8) S.89-21 '05'T., 254.37 feet to a 518 inch rebar; thence leaving said north right-of-way, 9) N.00 -28'08"F., 229.61 feet to a 5/8 inch rebar; thence, 10) N.51 -57'06"W., 213.01 feet to a 5!8 inch rebar; thence, Page 10 T.C3 ENGINEERS Project No: 180031 Date: September 17, 2018 Page 2of3 11) N,011624'49"E„ 279.06 feet to a 518 inch rebar marling a point on said north boundary; thence along said north boundary, 12) S.89°23' 16"E., 419.21 feet to a 112 inch rebar marking the northeast comer of said NW 114 of the SE 114; thence airing the east boundary of said NW 114 of the SE 114, 13) S.00 -28'38"W., 1320.69 feet to a 518 inch rebar marking the southeast comer of said NW114 of the SE 1.14; thence along the south boundary of said N W 1/4 of the SE 114, 14) N.89°19'52"W., 1329.30 feet to a 518 inch rebar marking the southwest corner of said N W 114 of the SE 114; thence along the west boundary thereof, 15) N.00 -33'18"E., 662.91 feet to a 5.18 inch rebar marking the southwest corner of the NW 114 of the NW 1.14 of the SE114; thence, continuing along said west boundary, 16) N.00-29'3WE., 662.47 feet to the POINT" OF BEGINNING, EXCEPTING THEREFROM: A parcel of land located in the NWIA of the SEI/4 of Section 28, Township 3 North, Range I Past, Boise Meridian, Ada County, Idaho, more particularly described as follows; COMMENCING at a one-half inch iron pin marking the northeast corner of said N W 114 of the SE IA thence, along; the east boundary of said NW 114 of the 5E114, A) S.00028'03"W., 638.32 feet to a 518" rebar marking the southeast corner of Parcel "B" as shown on Ada County Record of Survey No.5739, [nstrument No. 102027481, records of Ada County, Idaho, and the north right-of-way of E. Bolt Dane; thence, along said right-of-way, B) N.8902 1'05"W,, 250,13 feet to the southeast comer of Parcel "A" as shown on said record of Survey and the POINT OF BEGINNING and the beginning of a tangent curve; thence, leaving said right-of-way, Page 11 T -D ENGINEERS Project No: 180031 Date-, September 17, 2018 Page 3 of 3 1) Westerly along said curve to the left, having a radius of 197.96 feet, an arc length of 34.32 feet, through a central angle of 9'55'57", of which the long chord bears S.85°23'23"W., 34.27 feet; thence, tangent from said curve, 2) 5.81°30'22"W., 214.64 feet to the easterly boundary- of the Tett Mile Feeder Canal as described in Deed Record Instrument No.s 32075 and 32076, retards of AdaCounty, Idaho; thence, along said bcnndary, 3) N.12°00'29"W., 38.17 feet to said north right-of-way of E. Gott Lane; thence, along said right -of --way, 4) S.89°21'05"E., 254.37 feet to the POINT OF BEGINNING. SAID PARCEL (LESS EXCEPTION) CONTAINING 35.09 acres. SUBJECT TO: all Record Documents. Page 12 CCS ZIO T-0 ENGINEERS. THIS INSTRUMENT IS THE PROPERTY OFT -0 ENGINEERS. ANY REPRODUCTION, REUSE OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC VJFUI TEN PERMISSION OF T-0 ENGINEERS IS STRICTLY PROHIBITED. Page 13 ANNEXATION EXHIBIT LINE BEARING DISTANCE LOCATED IN THE NW 114 OF THE SE 114 OF SECTION 28, S15'17'015% 282.45' TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO S52ro6'41"E 99.22' L3 2018 27.88' L4 S12'OD'17"E 38.1T G114 589'23'16"E 486.74' 589'23'16"E 419.19' 234.37' L6 N89'21'D4"W ' CrEp1116 NDD'28'D8"E 229.61' +� Q S GV N51'5TO6"W S28 L9 NDD'24'49"E 279.D6' m r r � N tD i N N Cry ltp 3 N o Nom) 00 O [V L6 L3 — — -- L4 LS— EXCEPTION ap CURVE TABLE �¢ 55jO F CURVE RADIUS LENGTH DELTA BEARING CHORD raj p9 C1 140.00' 46.31' 1$'5708" 5244542"E 46.10` z C2 195.D0' 125.33' 36'49'33" 533'41'55"E 123.19' C3 235.00' 164.46' 4D`D6'12" S32'D3'35' BE1116 CS1/16 N8914'S2"W 1323.29° S28 S28 � T -Q ENGINEERS 332 N. BROADM ORE WAY NAMPA, IDAHO 83687-5123 PHONE: (208)442-6900 FAK (208) 466-0944 EFLE:IM1dANDDESMPTKNIEXHIBIT DATESEP7ZH8 JOB-.18001 Page 13 LINE TABLE LINE BEARING DISTANCE L1 S15'17'015% 282.45' L2 S52ro6'41"E 99.22' L3 S12'DD'29'E 27.88' L4 S12'OD'17"E 38.1T L5 N81`3O'22'E 234.37' L6 N89'21'D4"W 836.61' L7 NDD'28'D8"E 229.61' L8 N51'5TO6"W 213.D1' L9 NDD'24'49"E 279.D6' Page 13 E 1&1.15' Page 13 Project No: 180031 Date. September 17, 2018 Page 1 of 2 Shelburne East Subdivision Land Description For that portion of R-4 Zone T -G ENGINEERS A parcel of land located in the NWI/4 of the 5E.114 of Section 28, Township 3 North, Range 1 East, Boise Meridian, Aida County, Idaho, more particularly described as follows: BEGINNING at an one inch iron pin inarking the center one -quarter -corner of said Section 28; thence, along the north boundary of said NW 114 of the SE 1/4, 1) S.89°23' 16"1., 486.74 feet to the easterly boundary of the Ten Mile Feeder Canal described in Iced Record No.88, Instrument No. 32076, records of Ada County , Idaho and the beginning of a tangent curve; (hence, along said easterly boundary the following courses: 2) Southeasterly along said curve to the right, having a radius of 140.00 feet, an are length of 46.31 feet, through a central angle of 18157'08", of which the long chord bears S.2V45'42"E,, 46.10 feet; Uwnve., wgent from said curve, 3) S.1.5° 17'08"E., 282.45 feet to the beginning of a tangent curve; thence, 4) Southeasterly along said curve to the left, having a radius of 195.00 feet, an arc length of 125.33 feet, through a central angle of 36°49'33", of which the long chord bears S.33°41'55" E., 123.19 feet, thence, tangent from said curve, 5) S.52°06'41"E., 99.22 feet to the beginning of a tangent curve; thence, 6) Southeasterly along said curve to the right, having a radius of 235,00 feet, an arc length of 164.48 feet, through a central angle of 40906' 12", of which the long chord bears S.32°03'35" S., 161.15 feet; thence, tangent from said curve, 7) 5.12°00'29"E., 53.50 feet to the intersection of said easterly boundary and the centerline of E. Batt Ln. thence, 8) S. 12-00'29"E-., 245.33 feet to a point; thence, 9) S.14°33'57"E., 220,84 feet to a point; thence, 10) 5.16°50' 37"E., 126.74 feet to the beginning of a tangent curve; thence, Page 14 T -LI ENGINEERS Project No: 180031 Date: September 17, 2€118 Page 2 of 2 11) Southeasterly along said curve to the left, having a radius of 165.00 feet, an arc length of 71.18 feet, through a central angle of 24043'04", of which the long chord bears 5,2911 12'09"E., 70.63 feet; thence, tangent from said curve, 12) S.41 -33'41"E., 38.72 feet to a point; thence along the south boundary of the NW 114 of the SE 114, 13)N,89¢19'52"W,, 1039.42 feet to a 5/8 inch rebar marking the southwest comer of said NW 114 of the SE 114; thence along the west boundary thereof, l4) N.00 33' 18"E., 662.91 feet to a 518 inch rebar marking the southwest corner of the NW 114 of the NW114 of the SE 114; thence, continuing along said west boundary, 15) N.00029'30"E., 662.47 feet to the POINT OF BEGINNING. SAID PARCEL (LESS EXCEFI-ION) CONTAINING: 23.58 acres. SUBJECT TO: all Record Documents. Page 15 R-4 ZONING EXHIBIT LOCATED IN THE NW 1f4 OF THE SE 114 OF SECTION M TOWNSHIP 3 NORTH, RANGE 1 EAST, 1301SE MERIDIAN, ADA COUNTY, IDAHO 201 B Page 16 C114 SM'73'16"E 486.74' S28 LINE TABLE LINE BEARING DISTANCE Ll Sl 5-17'DI3'E 282.45' L2 552'06'41 "E 99-22' it L3 Sl 2'00'29'E 53-50' L4 S12 -00'29"E 245.33' L5 514'33'57"E 226.84' L6 516'50'37"E 126.74- 1689'19'51"W 1039.42' L7 S41 -33'27-E 38,72' CSI/16 528 CURVE TABLE CURVE RADIUS LENGTH DELTA SEARING CHORD Cl 140.M' 46,31' 18-57'08" 524-45'42"E 46.10' C-2 195.00' 125.33* 36-49-33' S33'41 -55"E C3 235.06' 164.48' 40'06'12" 532*03'35"E C4 165.00' 71.18' 124-43'04" 1 S29 -12'013-E T-0 EIM1131NIE&ERS 332 N, BROADMORE WAY H 0 1 250 NAMPA. IDAHO 63687-5123 PHONE: (20B) 442-6300 FAX` (208) 466-0944 ELLE; 10WRWDBWTlDNEXW11$ DAMSEPT2010 J%Mi Page 16 Project No: 180031 Date: September 17, 2018 Page I of 2 Shelburne East Subdivision Land Description For that portion of R_8 Zone T•0 ENGINEERS A parcel of land located in the NW I14 of the SEI/4 of Section 28, Township 3 North, Range 1 Fast, Boise Meridian, Ada County, Idaho, more particularly described as follows: COMMENCING at ail one inch iron pin marking the center one -quarter -corner of said Section 28; thence, along the north boundary of said NW 114 of the SEI/4, 1) 5.89°23' 16'U, 909.O3 feet to the FAINT OF BEGINNING, thence continuing, 2) 5.89°23'16"E., 419.19 feet to a 112 inch rebar marking the northeast corner of said NW I14 of the 51;114; thence along the east boundary of said NW 114 of the SE 114, 3) 5.00-28'36"W., 1326.69 feet to a 5111 inch rebar marking the southeast corner of'said NW 114 of the SE 114; thence along the south boundary of said NW 1/4 of the Shl /4, 4) N.89" 19'5 2"W,, 289.88 feet to the easterly boundary of tate Ten Mile Feeder Canal described in Deed Record No,98, Instrument No. 32076, records of Ada County, Idaho thence, along said easterly boundary the following courses: 5) N.41433'41"W., 38.71 feet to the beginning of tangent curve; thence, 5) Northwesterly along said curve_ to the right, having a radius of 165.00 feet, an are length of 71.18 feet, through a central angle of 2443'04", of which the long chord bears N.29° 12'09"W., 70.53 feet; thence, tangent from said curve, 7) N. 16°50'37"W., 12.6.74 feet to a point; thence, 8) N.14°33'57"W., 220.84 feet to a paint; thence 9) N.12'00'29"W., 232.75 feet to a point lying at the north right of way of the proposed E. Bott Lane; thence along said north boundary, 10) N.8I °301'22"E., 2.34.37 feet to a point of a tangent curve; thence, Page 17 T-0 ENGINEERS Dale-, September 17.2018 Page 2 of 2 1) 5.89021'05"E., 14.61 feet to a 518 inch rebar; thcnce, 2) M 00028'08'T ., 229.61 feet to a 5/8 inch rebar; thence, 3) N.51057'06"W., 213.01 feet to a 518 inch rebar; thence. 4) N.00"24'49"E., 279.06 feet to a 5/8 inch rebar marking a paint on the north baundary of said NW 114 of the Slr114 and the POINT OF BEGINNING. SAID PARCEL. (LESS EXCEPTION) CONTAINING: 11,52 acres. SUBJECT TO, all Rccord Documents. Page 18 R-8 ZONING EXHIBIT LOCATED IN THE MW 1{4 OF THE SE 114 OF SECTION 28, TOWNSHIP 3 NORTH, RANGE 'I EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO 2018 0114 S28 LI NE L7 L2 L3 L4 L5 L6 L7 L8 CURVE RAOiUs I C1 165.00' coA-�74C-r AAA A9' lw 0 Ino 100 Page 19 CE1/16 S28 SET/16 S28 mT-0 ENGINEERS 332 N. 6ROADMORE WAY NAMPA, IDAHO 83687-5123 PHONE: (208) 442 -MOO FAX: (2178)406-0944 EFlLE: W1J MDRA1MME%HIRTS OATESE"MM 8Q9:16M! B. Preliminary Plat (dated: 9/17/18) wTn ELBURNEINA S PLAT FOR R5 SHELBURNE EAST SUBDIVISIONW.R_. dna., - mnamu� uu.vervu �_ 214 .yam v.an mm �y3$ i g nPES M'D WT SYMMMY I. v5 eq � ��' wvrmuw mnv a sv. ______-__ LE6EN9 Z Page 20 S 0 o 0 m z LU 0 LU 0 W i r i Page 21 - - -� = > 5 F . a - . ___________________ _____. �� 9 }111j ttjj O 07 i 1 j P'IASE S p, II L co = Y 0 sLUU1 y G. !E. 1 n muiy W =Z -A Page 22 C. Landscape Plan (dated: 9/12/18) ©mom®lOWUL �SEE$MEET L2.1 � 1 Z Ili y O O i�. �`I` 11 �� II � � m pi.ne.•.i.ownonr W 1�1 3. R F r g d Z � U CD (9 J Z , ' w Sh�Ei12,00F B m � meo 0��000�■� omo� �omo� 000 �IIluu,��■= ��09e90909 "_ 911111111 � '°moi_ �■ P-. .... . ag o��ni� mem Page 23 -LL -LLL mc pin Z 64 ZLD !j M n 0 LLJ 0 co ED LL, z SEE SHE� U SWEET KL21 OF Page 24 TENb9LE FEEDER CANAL M—R—, --- -o MATERIALS ANDLAYOUT FLAN Page 25 Page 26 rmy= :=77- 7=- o- p- GRIP �Asil WiION EINE INTTN1APUi �� .77 Page 26 Page 27 :%rlz!—,,= 444 a I Hill �a a vi � r am 5 co c= m 8H&R5.1CF 9 .__. ... Page 27 D. Qualified Open Space Exhibit and Calculations w m 1 7 c5 E IDAVIN ST E DA 11N ST = I 0 w � w � Q to F_ E FULCHER CT � c� E FULC;HER S7 E BOTT LN — (COLLECTOR) "y i I i — E CLAYDEN S' — 12 Em w — E CLEARY CT d 7 w ¢ + I 1 +, ( 13 ❑� ° I I � s �a ` E FRA -F. I ;T -' vj ti W I 1 F O.` SHELBURNE EAST SUBDIVISION OPEN SPACE EXHIBIT ET -G EIVG1.NI ERS 332 N. BROADMORE WAY NAMPA, IDAHO 83687-5123 PHONE= (248) 442-63010 FAX: (208) 466-f1W ca ErFlLE. MTEa1Ttt8 JO$iB0131 Page 28 REQUIRED OPEN SPACE AREA (SF) AREA (AC) TOTAL SITE APFA 1,419,713 32.59 REQUIRED OPEN SPACE 141,971 3.26 PROVIDED OPEN SPACE SUMMARY OPEN SPACE NO- AREA (SF) AREA (AC) 1 27538 0.63 2 24726 0.57 3 9901 0,23 4 8136 0.19 5 47362 1,09 6 41082 0.94 7 16014 0,37 8 2427 0.05 9 3487 0,08 10 8575 0.20 11 3445 0.08 12 12969 0.30 13 22315 0.51 TOTAL OPEN SPACE PROVIDED 227,877 5.25 NOTE 1, OPEN SPACE NO 5 CONTAINS AN OPEN WATER POND HOLDING AREA MAY COMPRISE UP TO TWENTY FIVE PERCENT (25%) OF REQUIRED OPEN SPACE AREA. (JDC 19 -3C3 -3y. OUR POND IS ±2.3% OF THE TOTAL OPEN SPACE. an T-0 ENGINEERS 332 V. BROADMORE WAY NAMPA: IDAHO 83687-5123 "iONIE: (208) 442-6300 FAX' (208) 466-0944 RATE 9117,"S Jc6 ON Page 29 E. Site Amenities 7.0 ENGINEERS APPEN DIX C -AMENITIES Figure 11: OcWebafi Court a� O x _ m 1 C ir5 Figure 12: Shelter RKdx4 PI OFAA'JNQ dxq 1N4�SSHO'wri. +IIE iftcwc T FN15{Ft]AW YClllk AE711 Ei'1 po ldEKfON {k15TL`6lR,9C9M1^CE. IIIIIW eKvco _ C7Fi ala. t XG STEELL SHEI. '.Es.`i-� •� c{poligon ��^1y {{tel ��-'j{ Cry R IIb NPS I�{} � 1 O 1 T L 1 1 Page 30 1hF `VG�F'.FV9 NRCC6gn�� �� y�sf N�rri�lf I�I�k CW+�+lRv 4A �� N�y.�.[i{�[p .1 xf_IiY1y[GUMIIT�NIlQauCtl 7n- 5F �GW� 15I fkJ 4p4M • S�gM�i x1+J] ��.1 I ea�i4v 4EUUPll1 �J�'+Ra�B' � SN9111x41[0�1!VCY Al3O�YEi 1EFLEl Mx Rt=flFHV1 ' SP9++ f{osw v+IN�W YxG �Frt W1�.uICE �*'Rl ssneo }qEY ILf CIZiINl YS+X°SMC: O.inlyf. w ES�Ea n'._ 7E'p l.H.6 Q�ld �:11ED J SEe19t CiSVa. CMI()[. f i eKvco _ C7Fi ala. t XG STEELL SHEI. '.Es.`i-� •� c{poligon ��^1y {{tel ��-'j{ Cry R IIb NPS I�{} � 1 O 1 T L 1 1 Page 30 Figure 13: Tot Lot SHAPES CUMBING WALL 35U01 wukM HOLE 36019 ROC9L WALT 3&413 f[Mj CRUISE 9ff 3 WAyRBAILS X -POD I. - .I TRIANMUkA 2609CKJID 44 (4) 3' ZJP SURE (.H W 1 T-0 ENGINEER5 Shelburne East Subdivision Pzge 614 Page 31 F. Conceptual Building Elevations Modem CONCEPTUAL HOUSE DESIGN 2512 square feet 3 bedrooms I Office 12 bath I RV bay+ 2 car Dimension 61 W x 836 D ffiRrAfAnam W',W , "'.ff tl ---------------- ------------- Page 32 ImAr. , [W. , P—M= W. -r. r4V CONCEPTUAL HOUSE DESIGN 2718 square feet 3 bedrooms I Office 12.5 bath 13 car Dimension- 55.8 W x 91 D }•4191SR 9111YC x'rrw'.r Ci?'•IL'RCL� Pa7i0 95` tl' x L?IA' '01+w _ _ I � � r � � sr=r. r•a• i I I I I i � i I LaFa�J Page 33 CONCEPTUAL HOUSE DESIGN 2117 sq feet <. 3 bedroomsi officel 2 bath 3 car ■@�* Dimension:54�4'x8i}D Page 34 II� 11 ll� ° hL� it CONCEPTUAL HOUSE DESIGN 2737 square feet 4 bedrooms I Dual Masters 13 bath 13 car Dimension: 67' W x 80' D Page 35 IF------------------ CONCEPTUAL HOUSE DESIGN 2533 square feet 3 bedrooms I office /4th bed 12 -5 bath 13 car Dimension: 61 W x 83 -6 D BATH ------------ F771 IT.6' x W.4' ---------------------- Page 36 ►i/_i_ Wy_Y_-11_//[e [ '(K� �I7►� ►/1-�1►M�.Y:�K�)�i1110 113W A. PLANNING DIVISION 1. Comments/Site Specific Conditions 1.1 A Development Agreement (DA) is required as a provision of annexation and zoning of these properties. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting the rezone. The DA shall, at minimum, incorporate the following provisions: a. Development shall substantially comply with the preliminary plat, phasing plan, landscape plan, qualified open space exhibit and conceptual building elevations included in Section VII and the associated conditions of approval in the staff report. b. The existing home proposed to be retained on Lot 9, Block 9 shall hook up to City water and sewer service within 60 days of it becoming available as set forth in MCC 9-1-4 and 9-4-8. c. The existing garage on Lot 6, Block 7 is allowed to remain as an accessory structure to the future home to be constructed on that lot and shall not be used as a residence. d. The rear and/or sides of 2 -story homes visible from the collector streets (i.e. Hillsdale Ave. and Bott Ln.) shall incorporate articulation through changes in two or more of the following: modulation (e.g. projections, recesses, step -backs, pop -outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single -story structures are exempt from this requirement. e. The Nine Mile Creek shall remain open and be improved as a natural amenity as set forth in UDC 11-3A-6. 1.2 The preliminary plat, dated 9/17/18, shall be revised as follows: a. The 15 -foot wide easement along the southern boundary of Lots 2-9, Block 4 and along the north boundary of Lot 9, Block 3 is required to be placed in a common lot that is a minimum of 20 feet wide and outside of a fenced area, unless modified by City Council per UDC 11- 3A -6D. The Applicant requests Council approval for the easement to be located on building lots rather that in a common lot. b. Revise the two (2) turn-arounds on E. Davin St. to comply with Appendix D of the IFC. c. Lot 1 C, Block 10 should not be included as a common lot and should be shown as right-of- way. 1.3 The landscape plan, dated 9/12/18, shall be revised as follows: a. Remove the landscaping in the middle of the cul-de-sac on S. Trenton Pl. unless otherwise approved by the Fire Dept. b. Depict landscaping along all pathways in accord with the standards listed in UDC 11 -3B - 12C. c. Stormwater swales are required to be vegetated and designed in accord with the standards listed in UDC 11 -3B -11C. d. Remove the common area strip on the west side of Lot 1, Block 8. Page 37 e. Staff recommends a common lot for landscaping is provided on Lot 6, Block 7 along the frontage of S. Trenton Ave. for continuity. 1.4 All ponds with a permanent water level are required to have recirculated water and be maintained such that it doesn't become a mosquito breeding ground. 1.5 All existing structures proposed to be removed shall be removed prior to signature on the final plat by the City Engineer. 1.6 Install "No Parking — Fire Lane" signs on all 48' radius cul-de-sacs per requirement of the Fire Dept. 1.7 A 14 -foot wide public pedestrian easement shall be submitted to the Planning Division for the multi -use pathway along the Ten Mile Feeder Canal prior to signature on the final plat. Coordinate the details of the easement with Kim Warren, Park's Department (208-888-3579). 1.8 A perpetual ingress/egress easement for the common driveways is required to be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the easement should be submitted to the Planning Division prior to signature on the final plat. 1.9 An exhibit shall be submitted with the final plat application for lots accessed by common driveways that depict the setbacks, fencing, building envelope and orientation of the lots and structures in accord with UDC 11 -6C -3D. Driveways for abutting properties that aren't taking access from the common driveway(s) should be depicted on the opposite side of the shared property line away from the common driveway. Solid fencing adjacent to common driveways is prohibited unless separated by a minimum 5 -foot wide landscaped buffer. 1.10 A structural engineer shall review the existing bridge over the Ten Mile Feeder Canal to ensure it's capable of safely supporting a fire truck (80,000 lbs.) so that a secondary access is available to the site for emergency purposes. Documentation should be submitted to the Planning Division and Fire Department of the findings prior to issuance of the first Certificate of Occupancy for the development. 2. General Conditions of Approval 2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC Table 11-2A-5. 2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3B-6 and MCC 9-1-28. 2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11 -3B -5J. 2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11 -3B - 7C. 2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-313- 11 C. 2.9 Construct all parkways consistent with the standards as set forth in UDC 11 -3A -17E, 11 -3G -3B5 and 11 -3B -7C. Page 38 2.10 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 2.11 Protect any existing trees on the subject property that are greater than four -inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. 2.12 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 3. Ongoing Conditions of Approval 3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-313-5, UDC 11-313-13 and UDC 11-313-14. 3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11 -3G -3F1. 3.3 The project is subject to all current City of Meridian ordinances. 3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 3.5 The applicant shall have an ongoing obligation to maintain all pathways. 3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 4. Process Conditions of Approval 4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11 -5C -3B. A surety agreement may be accepted for other improvements in accord with UDC 11 -5C -3C. 4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11 -6B -3C2. 4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the signature of the City Engineer on the previous final plat as set forth in UDC 11 -6B - 7B (if applicable). 4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension as set forth in UDC 11-6B-7. 4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-313-14A. B. PUBLIC WORKS DEPARTMENT 1. Site Specific Conditions Page 39 1.1 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at htq2://www.meridiancily.org/public works.aspx?id=272. 1.2 An off-site water main connection to the water main in E. Amity Rd must be made with phase 3 of the current phasing plan. Final plat for each phase must be modeled to ensure fire flow. If water main in E Clayden Street cannot be built with phase 1, per current phasing plan, then the water main in S Langdon Street and E Fratello Street must be upsized to 12 -inch diameter. 2. General Conditions 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a single utility, or 30 -feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from 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. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single -point connection to the culinary water system shall be required. If a single -point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be 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. 2.7 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. Page 40 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11 -5C -3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3 -feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1 -foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACRD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. Page 41 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT http://weblink.meridiancity.org/weblink8/0/doc/157207/Pa eg l.aspx D. PARK'S DEPARTMENT No comments were received. E. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ): http:Hweblink.meridianciiy.org/weblink8/0/doc/156947/Pa eg l.aWx F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) http://weblink.meridiancity.org/weblink8/0/doc/157017/Pa 57017/Page 1aspx G. WEST ADA SCHOOL DISTRICT (WASD) http:Hweblink.meridianciiy.org/weblink8/0/doc/157972/Pa eg l.aspx H. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD) htip:Hweblink.meridianciiy.org/weblink8/0/doc/157028/Pa 57028/Page 1 aspx I. BOISE PROJECT BOARD OF CONTROL http://weblink.meridiancity.org/weblink8/0/doc/156890/Pa eg l.aspx J. IDAHO TRANSPORTATION DEPARTMENT (ITD) http://weblink.meridianciiy.org/weblink8/0/doc/157781/Pa eg Laaspx K. NAMPA MERIDIAN IRRIGATION DISTRICT (NMID) http://weblink.meridianciiy.org/weblink8/0/doc/157048/Pa 57048/Page 1 aspx L. NEW YORK IRRIGATION DISTRICT http://weblink.meridianciiy.org/weblink8/0/doc/I 56399/Page l .aspx M. ADA COUNTY HIGHWAY DISTRICT (ACHD) http://weblink.meridiancity.orgAVebLink8/DocView.aspx?id=158096&dbid=0 Page 42 IX. FINDINGS A. Annexation 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, the Council shall make the following findings: 1. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to annex the subject 35.1 acres of land with R-4 and R-8 zoning districts and to develop 101 new single-family residential homes. Staff finds that the proposed map amendment complies with the provisions of the Comprehensive Plan, is consistent with Medium Density Residential and should be compatible with adjacent residential uses (see section VII above for more information). 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the proposed map amendment to the R-4 and R-8 zoning districts is consistent with the purpose statement for the residential districts as detailed in Section VIII above. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning map amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant. Staff recommends that the Commission and Council consider any oral or written testimony that may be provided when determining this finding. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in the adverse impact upon the delivery of services by any political subdivision providing public services within the City. 5. The annexation is in the best of interest of the City (UDC 11-513-3.E). Staff finds that the annexation of the site is in the best interest of the City. B. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) Page 43 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.) 5. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Commission's or Council's attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. Page 44