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PZ - Staff ReportSTAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING 1/17/2019 DATE: TO: Planning & Zoning Commission FROM: Stephanie Leonard, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2018-0119 Oakwind Subdivision (future phase of The Oaks North Subdivision PP -13- 014) LOCATION: Near the intersection of N. McDermott and W. McMillan Roads, in Section 28, Township 4N., Range 1W. I. PROJECT DESCRIPTION E IDIAN--- rd0 Rezone of 16.52 acres of land from the R-15 and R-4 zoning districts to the R-8 zoning district; and preliminary plat consisting of eighty-two (82) single family residential lots, six (6) common lots, and one (1) common driveway. Page 1 II. SUMMARY OF REPORT A. Project Summary Acreage Future Land Use Designation Existing Land Use Proposed Land Use(s) Current Zoning Proposed Zoning Lots (# and type; bldg/common) Phasing plan (# of phases) Number of Residential Units (type of units) Density (gross & net) Open Space (acres, total buffer / qualified) Amenities Physical Features (waterways, hazards, flood plain, hillside) Neighborhood meeting date; # of attendees: History (previous approvals) Details 16.52 Medium Density Residential (MDR) (3-8 units/acre) Rural agricultural Single family residential R-15 R-4 and R-8 89 lots total; 82 building lots/6 common lots, 1 common driveway 2 phases 82 single family detached homes 4.96 units/acre (gross); 6.33 units/acre (net) 1.19 acres, 2.2% Staff is recommending a micropath None 9/19/18; no attendees AZ -13-008, RZ-13-015 (DA Inst. No. 114030972); PP -13- 014 Page 2 Description I Details Page Ada Countv Highwav District Staff report (yes/no) Requires ACHD Commission Action (yes/no) No +/- 2 '/z miles to Station No. 2 Access (Arterial/Collectors/State Access via W. Cherrybark Dr. (local) and W. Vercelli Dr. 7 minutes (does not meet response time requirements; level of Hwy/Local)(Existing and Proposed) (local) service expectation-- 5 minutes) Traffic Level of Service Resource Reliability 77% (does not meet the targeted goal of 85% or greater) Stub Street/Interconnectivity/Cross Internal access through future phases of The Oaks North Sub. 6 Access Additional stub streets are being recommended by staff. supply service to this propose project Existing Road Network Accessibility Does not meet all required access, road widths and Existing Arterial Sidewalks / McDermott Road — Undeveloped (no sidewalks or buffers) turnarounds; will need revisions to meet IFC requirements. Buffers McMillan Road — Undeveloped (no sidewalks or buffers) [Two entrances are too close together between phase 1 and 2. Proposed Road Improvements Needs to be afire] Distance to nearest City Park (+ +/- 1 '/2 miles An aerial device will not be required size) Fire Service 29 Distance to Fire Station +/- 2 '/z miles to Station No. 2 Fire Response Time 7 minutes (does not meet response time requirements; level of service expectation-- 5 minutes) Resource Reliability 77% (does not meet the targeted goal of 85% or greater) Risk Identification 1 (residential) — current resources would be adequate to supply service to this propose project Accessibility Does not meet all required access, road widths and turnarounds; will need revisions to meet IFC requirements. [Two entrances are too close together between phase 1 and 2. Needs to be afire] Special/resource needs An aerial device will not be required An additional truck company will be required in the event of a structure fire [Could result in time delays] Water Supply Requires 1,000 gallons per minute for two hours Police Service 29 Distance to Police Station 8.5 miles from Meridian Police Department Police Response Time 4-5 minutes Calls for Service 10 % of calls for service split % of P3 CFS — 10% by priority % of P2 CFS — 90% %ofPl CFS -0% % of PO CFS — 0% Accessibility Access for the Meridian Police Department is not an issue for the proposed development in this area. Specialty/resource needs No additional need Crimes 13 total Crashes 1 West Ada School District Distance (elem, ms, hs) Pleasant View Elementary (planned to open 2020): +/- 1 mile Planned Middle School (SWC Chinden and Black Cat): +/-'/2 mile Owyhee High School (planned to open 2020): +/- 1/2 mile Wastewater Distance to Sewer Services Sewer Shed Page 4 Water Estimated Project Sewer ERU's WRRF Declining Balance Project Consistent with WW Master Plan/Facility Plan Distance to Water Services Pressure Zone Estimated Project Water ERU's Water Quality Concerns Project Consistent with Water Master Plan 1,000 feet 1 See application information None Yes Other Project will need to be modeled at final plat stage. Developer will be responsible for the installation of 12 -inch diameter water main in McDermott Road frontine the nroiect. Page 5 B. Project Area Maps Future Land Use Map Le jgend1�i4U�I U�,rf o ��..+JP'o c-Lac❑=ur pintAr, e Turn Dens �-sidenfial Lown D-insity }f Resid.l LlUT-M 1 Zoning Map Lend 0 Pt+ ciLa�cflinn 1 R- 4 R='1 R-8 R-4 RUT R -1S - R- �. R- ,'� R-8 R-8 IIL APPLICANT INFORMATION A. Applicant: Toll ID I LLC 3103 W. Sheryl Drive, Suite 100 Meridian, ID 83642 B. Owner: New Oaks, LLC. 5662 Calle Real #254 Galeta, CA 93117 Aerial Map Planned Development Map Page 6 C. Representative: Engineering Solutions, LLP. 1029 N. Rosario Street, Suite 100 Meridian, ID 83642 IV. NOTICING Newspaper Notification Radius notification mailed to properties within 300 feet Radius notification published on Nextdoor posting V. STAFF ANALYSIS Planning & Zoning Posting Date 12/28/2018 12/26/2018 1/7/2019 12/26/2018 City Council PostiIIL7 Date A. The applicant proposes to rezone 16.52 acres of land from the R-4 and R-15 zoning districts to the R-8 zoning district to construct eighty-two (82) single-family detached dwellings on lots ranging in size from 5,400 square feet to 8,600 square feet with an average lot size of 5,843 square feet. Previously, multi -family was proposed with this phase of development, which was consistent with R-15 zoning; the R-4 designation is minimal and is located at the northeast corner of the subject property. The proposed rezone to the R-8 designation will allow for dimensional standards consistent with the size of lots and type of development now proposed. This subdivision is proposed to develop in two (2) phases. The legal description submitted with the application, included in Exhibit VII.A, shows the boundaries of the property proposed to be rezoned. The applicant has submitted a separate development agreement modification application (H- 2018-0117) to omit the multi -family component as conceptually approved with The Oaks North preliminary plat (PP -13-014). That application will be heard before City Council on February 19, 2019 per UDC Table 11-5A-2. Development of this subdivision is predicated on the Council's approval of the MDA application. The Oaks North plat included 653 single-family homes and conceptually approved two (2) multi- family phases on approximately 252 acres of land. The current proposed modification to The Oaks North and South development agreement is replacing both multi -family phases proposed with The Oaks North with single-family residential lots. The Oakwind Subdivision will add eighty-two (82) single-family homes, while the other phase that is proposed to develop with single-family residences rather than multi family (Oakmore) will add eighteen (18) single family homes. With the substitution of 100 single family residences for the multi -family phases the total approximate build -out (as currently proposed) of The Oaks Subdivisions will include approximately 750 single family residences, which is approximately 100 more single family residences than originally proposed and approved. The concept plan (shown in Exhibit VII.D) included with the original preliminary plat for this phase of development depicted approximately 200 multi -family units which would have required a minimum of 10% open space and approximately five (5) qualified site amenities. The applicant is not proposing any qualified site amenities with this phase of development. Without the added amenities that the multi family developments would have been required to construct, approximately 750 single family residences within The Oaks North and South will be Page 7 utilizing the same amenities originally approved and shown on the concept plan in Exhibit VII.D below. Staff is concerned that the lack of qualified site amenities provided with this phase of development will put undue strain on the existing and planned amenities for other phases of The Oaks. Typically, a minimum of 10% open space is required for subdivisions that are 5 acres or more in size as set forth in UDC 11-3G-3. The applicant is proposing 1.19 acres of qualified open space or 2.2% for this phase of development. 10% open space is not beingprovided with this phase of development because it will be part of the overall Oaks North subdivision and open space was determined for the entire development. The Commission should determine whether there are adequate amenities and open space for a subdivision that will have approximately 750 single family homes at completion. B. Land Use Map Designation(https://www.meridiancity.org/compplan) The site is designated MDR (Medium Density Residential), which allows for smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units or less per acre (d.u./acre). The applicant proposes to develop this 16.52 acre site with 82 single-family residential detached homes at a gross density of 4.96 dwelling units per acre (d.u./acre) consistent with the MDR FLUM designation. C. Comprehensive Plan Policies (https:llwww.meridiancit .00rglcompplan): "Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc." (3.05.02C) "Require appropriate landscaping and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.)." (3.06.02G) "Require usable open space to be incorporated into new residential subdivision plats." (3.07.02A) "Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity." (3.07.02C) D. Proposed Use Analysis: The applicant proposes single-family detached dwellings which are listed as a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2. E. Dimensional Standards (UDC 11-2): The preliminary plat and future development is required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 district. Future structures should comply with the minimum setbacks of the district. The proposed lots comply with the dimensional standards of the R-8 district. F. Access (UDC 11-3A-3, 11-3H--4): Two (2) access points are currently proposed via W. Cherrybark Dr. and W. Vercelli Dr., both of which connect to a future proposed phase of The Oaks North. The proposed access points are consistent with Comprehensive Plan action item #3.06.02D and UDC 11-3A-3 which restricts access points on arterial streets. Staff recommends the applicant add two (2) stub streets; one (1) to the north and one (1) to the south to connect to future phases of The Oaks North development and meet the Fire Department's request for a third access point. Page 8 Adding stub streets to the north and south would also further implement the goal of Comprehensive Plan action item #3.03.020.• "Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets) ". Staff would like to point out that a stub street to the north could create a block length exceeding the UDC maximum allowance of 750 linear feet depending on placement. If the stub street is constructed, Staff will be tasked with ensuring the connection meets City code and does not create a safety issue for residents. G. Common Driveways (UDC 11-6C-3).- All 1-6C-3): All common driveways are required to comply with the standards listed in UDC 11 -6C -3D. One (1) common driveway is proposed and complies with UDC standards. Staff is recommending that a stub street be constructed which could affect or eliminate the currently proposed common driveway. Note: if a public stub street replaces the location of the common driveway, the condition for the common driveway will not apply. 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 for the common driveway(s) 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. H. Parking (UDC 11-3C): Off-street parking is required to be provided for single-family dwellings based on the number of bedrooms per unit (i.e. 2, 3 and 4 bedroom units require 4 per dwelling unit with at least 2 in an enclosed garage, other spaces may be enclosed or a minimum 10' x 20' parking pad) in accord with the standards listed in UDC Table 11-3C-6. Two- and three -car garages are proposed with parking pads in front of the garages in accord with UDC standards. I. Sidewalks (UDC 11-3A-17): Detached sidewalks are proposed throughout the development and are landscaped in accord with UDC standards and Comprehensive Plan Action Item #3.07.02C. J. Landscaping (UDC 11-3B): A 35 -foot wide street buffer and berm is proposed in accord with the development agreement; both shall be landscaped per the standards listed in UDC 11 -3B -7C and Comprehensive Plan Action Items #3.05.02C and #3.06.02G. The two- to three-foot berm proposed along N. McDermott is consistent with the requirements of the development agreement. Staff recommends the berm be at least three (3) feet in height and be landscaped in accord with UDC 11-38-5 and UDC 11 -3B -7C. Staff recommends that the six footprivacy vinyl fence proposed be placed at the top of the berm to provide sound attenuation for the future SH -16 expansion. Parkways along local streets within the development are proposed consistent with the standards listed in UDC 11-3A-17 and UDC 11-313-7C. Common open space areas are required to be landscaped in accord with the standards listed in UDC 11 -3G -3E as proposed. Page 9 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. K. Qualified Open Space (UDC I1 -3G): Properties over five (5) acres in size are required to comply with minimum open space and site amenity requirements as set forth in UDC 11 -3G -3A.1. Based on the area of the preliminary plat (16.52 acres), a minimum of 10% (or 1.65 acres) qualified open space and one (1) qualified site amenity is required to be provided with the development. Staff recommends additional qualified open space be included with this phase of development as discussed in the qualified site amenities section below. L. Qualified Site Amenities (UDC 11-3G): Proposed amenities for The Oaks North Subdivision consist of the following: The City's ten -foot multi -use pathway along Five Mile Creek, a community swimming pool, children's play structure, picnic shelter, pocket parks with amenities and additional qualified open space. As mentioned in the analysis above, Staff is concerned that the qualified site amenities originally approved may not be adequate for the number of single family residences proposed. Staff is recommending the applicant add a site amenity such as a micropath to connect the southern portion of the subdivision through the development to future phases of Oaks North. The addition of a micropath would provide useable open space and increase pedestrian connection through the subdivision. Ten (10) days prior to the Council hearing the applicant should provide a revised plat depicting common lots (micropaths) in the location depicted in Exhibit VILB below. M. Storm Drainage (UDC 11-3A-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. N. Fencing (UDC 11-3A-6, 11-3A-7): Fencing is proposed within the development as depicted on the landscape plan. Six-foot tall vinyl closed vision fencing is proposed at the rear of building lots along the perimeter of the development and adjacent to common areas that are entirely visible from streets. A five-foot tall open vision wrought iron fence is proposed at the rear of Lots 2-9, Block 1 and adjacent to a future phase of The Oaks North. O. 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. P. Building Elevations (UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevation renderings were submitted for future detached homes within the development, single -story and 2 -stories in height. Building materials consist of a mix of materials with different types/styles of siding with stone veneer accents (see Exhibit F in Section VII.) Because the rear and/or sides of 2 -story homes will be highly visible from the arterial street (i.e. N. McDermott Rd.), 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 Page 10 street. Single -story structures are exempt from this requirement. NOTE: the proposed elevations in this staff report are similar to the ones that are already approved and tied to the recorded development agreement. VI. DECISION A. Staff: Staff finds that the proposed gross density (4.96 units/acre) of the subdivision is consistent with that desired in MDR designated areas and that the proposed rezone from R-4 and R-15 to R-8 will allow for dimensional standards consistent with the type of development now proposed. The proposed preliminary plat meets UDC standards and shall be revised as conditioned in Section VIII. Common open space meets minimum requirements and sidewalks provide pedestrian connections throughout the development and to future phases of The Oaks. Staff is recommending that the applicant add an additional site amenity, such as a micropathway and two (2) stub streets to encourage inner -connectivity to future subdivision phases. For these reasons, staff recommends approval of the proposed RZ and PP applications per the Findings in Section IX. Page 11 k1VA I = 0114 is 11.111V A. Legal Description and Exhibit Map for Zoning Boundary Legal" Descri[ ion Oakwind Subdivision - R-8 Rezone A parcel tocated In the S 1/ of the SW ✓+01 Section 28, Tmnshlp 4 North, Flange 1 Vilest, Boise hAeridinn, Ada County, Idaho, and more particutady desr,6bed as hollows: Cornnwn,cing at a Brass Cap monument marking the southwest corner of said 5W is of Section 28, I'mm which a grass 0ap monument marking the riorlhwast corner of said 5W % bears N 1'00'42" E a distance of 2631185 feet; Thence N 10OV42" E along the westerly boundary of said SW X a distance of 6.29-71 feet to the POINT OF BEGINNING; Thenoeoontlnuing along said westerly, b}oundary N 1'40'42" E a distanco of 786.77 feat too a W8 inch rebar rnarking the northrvmst corner of said S of the SW %; Thence S 89'18'59' E almig the northerly Wundary of said S Y. Of the $WI/4 a d istanGe of 454,40 feet to a 518 inch rebar; Thence leaving said northerly boundary S 86°59'78" E a distance of 465,00 feet to a paint; Thence 5 1'00'42" W a distance of 114.00 feet to a point: Thence S 2°01'32" E e distance of 57,59 feet to s point; Thence a distance of 133.26 feet along the arc. of a 625.O0 Foot radials curve loft, said o carve flawing a central angle of 12'13'00' and a long diord tearing S 12"05'17' E a distance of 133.03 feel 10 a paint; Thence a distance of 87.32 Feist slang the are of a 624-88 foist radius curves left, said cu rue having a central angle sof 8°40'24" and s long chord bearirbg S 22"12'03" E a distance off 87.25 feet to a point: Thence a distance of 78.73 feet along the arc of a 27€3,35 font radius carve left, said curve having a central an0le of 16108'60" and a long chord bearing S 34"16'40" E a distance of 75,47 feet to a point; Thance S 5652r1,V' 4V a dislence of 23,46 feet to a point; Thence S 67"4a'07" W ti distanCa of 122.55 fest to a point; Thence S 86"29'38" W a distancs DF 42 70 fent to a paint; Thenen S 0'52'51" W a dlsta nce of 143.72 feet tc, a ,point; Thence 3 5°24'27" E a distance of 137,10 feet to a point, Thence N 139"(17'©9" VV a distance of 870.66 feet to the POINT OF � p L L No s BEGINNING. �=� 0 This parcel contains 16.52 acres and is subject to any o ementrs 0 existing or in use_ 11118 Clinton W- Hansen, FLS Land Solullo res, PC 05 1 �5 i ober 8, 2018 W { t e� oI'ti,�1tf+4?II` s The ricks Myth 9_ i."a s�w.xi.o .Ar C.w+w.iiu.y Job tJo. 96-35 Rage 1 of t Page 12 OA IM ND SUBDIV(SION r 1� P�AL£13}1�1125[M UX M. YdEf§lIM M. s IJl7 SH995'5�' ave I 2 I f FlMT Of 15 �pWdIX�" � J I R-8 t EZONE - EXHIBIT 4wmw sk.19AIV1 m 1-4 REME AREA - W52 AMEs +IB,517 U) FMM SM9514SM 'SM .t. g&IMPT71 r1G_ p0ga W9#M4 amp Y, ilevLJW II'li J _ - — — -I I a I � F it Y. luauvr F99. � n l }] A WOWUM Fa FF�?iFWW 3i16.Fti" - a 0 15'.J X00 60( U1114%solutions Land Saraying ana consviting 731 E. 4TH ST. -ST:.A m5mrlm.m 01 42 e204 2Fi -XHO I,ac 711H Isar Fa" M,mrderdlYlLi+k11Km41f xa 4� qq-tt1 Page 13 UNE TAM LINE f LF14M 6RIC11GN1 u KJW SFWQf`r LY ST4PTT.'E Lb _!?JW veli' X18! 917h u "n.%N SOTAiN L5 ,27 5F�T6'SBfM a w-il• a i'd1'If LP 1}P.fd' SST4•SYi WK Tau CFI(T4c LMM R ul MTA I WMM fH fl 1194' qgw UUM, 1 "rain law d dF..U° flair me Is2wayE I viv ci M71' vmwol l6'FiR4Fl I "gw4n I 7i:91 p0ga W9#M4 amp Y, ilevLJW II'li J _ - — — -I I a I � F it Y. luauvr F99. � n l }] A WOWUM Fa FF�?iFWW 3i16.Fti" - a 0 15'.J X00 60( U1114%solutions Land Saraying ana consviting 731 E. 4TH ST. -ST:.A m5mrlm.m 01 42 e204 2Fi -XHO I,ac 711H Isar Fa" M,mrderdlYlLi+k11Km41f xa 4� qq-tt1 Page 13 B. Preliminary Plat (date: 10/8/2018) II Micropath RUT .,z., .moo• , x 1 ` S Stub street +f = _ :--. `' _ :,.. a ill � ' �� i � � ak: rnm icxrmni m• 33 �� Al 1 '� �� a Vv a ! R a •..'�'4 d' a {kgs P AS m. Ia 1 WEM 3M F L 1 silo � 4�x.�a.�tn// 91A/'•�IH. 7.'C. r...: ih. � �I � $ 0 9 IEA I• e' � s�� 1 V c 1!3 a� 1 i 1 I � Stub street Page 14 C. Landscape Plan date: 10/5/2018) �i wunaa cuT eEa EvsE e TRff RAWTIPW9TtKlxS�mnrwwm. r ylxrL PWNALY FSILC ane DEVEI-CPMENT DATA Page 15 PLANT PALETTE LANDSCAPE CALCULATIONS �w..uxx� unn^m^•m.vm^��. Page 16 D. Approved Concept Plan for The Oaks North (PP -13-014) IQ35FMBEeLTS THE OAKS NORTH SUBDIVISION .m�. MERIDIAN, IDAHO PRELIMINARY PLAT LANDSCAPE PLAN S4ABMd.. Page 17 E. Building Elevations COUNTRYSIDE C LLECTRON — EXA -IPLE ELEVATIONS The Bennett The Mathison The WelsleYl Page 18 pp -<;::I 4,M —&Sam-- e o The Wescott The Richland Page 20 1 jr, , moi.. -wry ♦. _ Aar •� - 0. GARDEN COLLECTION THE O LIVER - Page 22 GARDEN COLLECTION THE OLIVER I Page 23 WOODLAND COLLECTION The And rev. - We The Barre#t The Chapman The Emerson The Gilbert Page 24 illmlop— ::w Tit C � as 7I ; o .'I, ♦ ._ � .L - sem: � i 1•/ "WINIM, [�h(K� 17►1_ ►l 1-�1►M�.Y;�K�)�1t a 0113M A. PLANNING DIVISION 1. The applicant shall comply with all conditions of previous approvals (AZ -13-008, RZ-13- 015, DA Inst. No. 114030972; PP -13-014) associated with this property. 2. The preliminary plat included in Section VII.B, shall be revised ten (10) days prior to the Council hearing as follows: a. Note #6: Revise to include the approved addendum to the development agreement (Inst. No. 11403 0972) and the previous development agreement. b. Note #9: Revise to include Lot 14, Block 2 as a common lot to be owned and maintained by The Oaks North Subdivision Home Owners Association. c. The applicant shall include two (2) stubs streets; one (1) to the north (parcel #50428325600) and one (1) to the south (parcel #50428336630) to connect to the future collector street as depicted in Exhibit VII. d. The applicant shall construct micropaths between Lots 9 & 8, Block 1; Lots 9 & 8 and 19 & 20, Block 2; Lots 3 & 4 and Lots 14 & 15, Block 3 to add additional open space and amenities for the proposed development. 3. The landscape plan included in Section VII.0 shall be revised ten (10) days prior to the Council hearing as follows: a. The applicant shall construct micropaths between Lots 9 & 8, Block 1; Lots 9 & 8 and 19 & 20, Block 2; Lots 3 & 4 and Lots 14 & 15, Block 3 to add additional open space and amenities for the proposed development. b. Include mitigation information on the plan for any existing 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 one hundred percent replacement as set forth in UDC 11-3B-1OC. 5; contact Elroy Huff, City Arborist, (208-489-0589) to schedule an inspection to determine mitigation requirements prior to removal of any trees from the site. c. The applicant shall include two (2) stubs streets; one (1) to the north (parcel #50428325600) and one (1) to the south (parcel #50428336630) to connect to the future collector street as depicted in Exhibit VII. d. The applicant shall construct the entire street buffer, sidewalk and three-foot berm along N. McDermott Rd. with the first phase of development. e. The six-foot privacy vinyl fence proposed be placed at the top of the berm to provide sound attenuation for the future SH -16 expansion. 4. Commission shall determine whether there are adequate amenities and open space for a subdivision that will have approximately 750 single family homes at completion. For lots accessed by common driveways, 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. Page 27 6. A perpetual ingress/egress easement is required to be filed with the Ada County Recorder for all common driveways, 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. 7. If a public stub street replaces the location of the stub street common driveway, condition numbers 6 and 7 above will not apply. 8. If there are any irrigation easements greater than ten -feet in width, they shall be included in a common lot that is a minimum of 20 feet in width and outside of a fenced area, unless modified by City Council per UDC 11 -3A -6D. 9. The rear and/or sides of 2 -story homes on Lots 16-27, Block 1 visible from the arterial street (i.e. N. McDermott Rd.) are required to 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 public street. Single - story structures are exempt from this requirement. 10. Future homes constructed in this phase shall be consistent with the approved elevations and design guidelines contained in the recorded development agreement. 11. The amended development agreement shall be recorded prior to submittal of a final plat application for the proposed development. 12. The preliminary plat is approved contingent upon City Council approval of the associated modification to the Oaks North and South development agreement. B. PUBLIC WORKS DEPARTMENT 1 Site Specific Conditions of Approval 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 http://www.meridiancity.oMIgublic_works.aspx?id=272 1.2 As proposed, the water distribution network can supply 1,500 gpm flow at build -out. If a fire flow greater than 1,500 gpm is needed, applicant shall contact the Public Works Department to determine availability. Each phase will need to be modeled individually at the time of platting. 2 General Conditions of Approval 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. Page 28 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 addressed per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 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. 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. Page 29 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 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. 2.20 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. 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.meridianciU.org/weblink8/0/doc/159193IPa eg- l.aspx D. POLICE DEPARTMENT http://weblink.meridiancity.org/weblink8/0/doc/160226/Pa e 1. aspx Page 30 E. PARK'S DEPARTMENT Nothing required. F. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ): http: //weblink. meridiancity. org/weblink8/0/doc7159240/Pagel. aspx G. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) hyp:llweblink.meridiancity.org/weblink8/0/doc1159446/Pa eg 1. aspx H. IDAHO TRANSPORTATION DEPARTMENT (ITD) h yp: //weblink. meridiancity. org/weblink8/07doc/160089/Pagel. aspx I. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD) http://weblink. meridiancity.oty weblink870/doc/159537/Page1.aspx IX. FINDINGS A. Annexation and/or Rezone (UDC 11-513-3E) Required Findings: Upon recommendation from the commission, the council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Applicant is proposing to rezone the subject property from the R-15 and R-4 zoning districts to the R-8 zoning districts and to develop 82 new single-family residential homes. Staff finds that the proposed map amendment complies with the provisions of the Comprehensive Plan. (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 (as applicable) is in the best interest of city. This finding is not applicable as the subject request is for a rezone. Page 31 B. Preliminary Plat (UDC 11-6B-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15- 2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Staff finds 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. 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.) 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. 6. The development preserves significant natural, scenic or historic features. (Ord. 05- 1170, 8-30-2005, eff. 9-15-2005) Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. Page 32