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PZ - Staff Report for 5-16 hearing continued from 4-4STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING 5/16/2019 DATE: (Continued from April 4, 2019) TO: Planning & Zoning Commission FROM: Stephanie Leonard, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0006 Three Corners Ranch LOCATION: 1890 E. Dunwoody Ct., in the NW 1/4 of Section 29, Township TN., Range IE. •UINX41813W1Y0191W11[00 Legend ElProject Location Annexation and zoning of 31.06 acres of land with an R-4 zoning district; Preliminary plat consisting of forty-five (45) single-family residential building lots, and nine (9) common lots; and a private street application. Page 1 II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 31.06 Future Land Use Designation Low Density Residential (LDR) Existing Land Use Single -family residence on approximately 2 acres and approximately 28 undeveloped acres Proposed Land Use(s) Single -family residential Current Zoning RUT Proposed Zoning R-4 Lots (# and type; bldg/common) 52 (45 building/6 common, 1 private street) Phasing plan (# of phases) 1 Number of Residential Units (type 45 SFR of units) Density (gross & net) 1.45 gross du/acre; 2.01 net du/acre Open Space (acres, total [%] / 3.11 acres (10%) buffer / qualified) Amenities 1.26 acre open space/park, basketball court, sitting area, micropathways Physical Features (waterways, The Karnes Lateral bisects the site hazards, flood plain, hillside) Neighborhood meeting date; # of October 23, 2018 - 18 attendees; attendees: October 29, 2018 - 44 attendees NOTE: The applicant has met with residents in the area on multiple occasions after the above noted dates to discuss different site layouts and to receive feedback regarding design iterations. History (previous approvals) N/A Page 2 B. Community Metrics Description I Details Page Ada County Highwav District • Staff report (yes/no) • ACHD Commission Action (yes/no) Yes Yes — Meeting held on March 27, 2019 39 Access (Arterial/Collectors/State Public access is proposed via N. Sweet Valley Ave. +/- 1.25 miles from Fire Station No. 3 Hwy/Local)(Existing and Proposed) connecting to N. Shandee Dr. (N. Shandee Dr. will be limited 5 minutes (under ideal conditions) to right -in, right -out access when E. Chinden Blvd. is 80% (does not meet target goal of 85% or greater) expanded to four lanes; the access will be closed when 1=residential Chinden is expanded to six lanes) Project meets all required road widths and turnarounds. Traffic Level of Service There shall be no parking allowed on either side of the Stub Street/Interconnectivity/Cross Five (5) stub streets from existing residential subdivision are proposed 26' streets. All streets shall be signed "No Parking Access currently constructed; Fire Lane" per International Fire Code Sections 503.3 and • One (1) public street is proposed (N. Guiness St.) via D103.6. Curbing for any private street shall be painted red one (1) of the existing stubs — N. Sweet Valley to the with "No Parking Fire Lane" stenciled in white paint. northwest, to connect to N. Shandee Dr. Electric gates shall have a Knox key operated switch in • One (1) private street is proposed (W. Barclay Ln.) via addition to opticom sensors. one (1) of the existing stubs and utilizing the existing Project will not require an aerial device. frontage to the Dunwoody Subdivision — E. Dunwoody 1000 gal./minute for 2 hours required Ct. to the west and W. Barclay St. to the east • Two (2) existing stub streets are proposed to terminate — N. Dvorak Ave. to the south and W. Barclay St. to the east. Existing Road Network Proposed Road Improvements Construction of public road to connect N. Sweet Valley Dr. with N. Shandee Dr. Construction of a private road to provide access to all proposed homes from W. Barclay St. and E. Dunwoody Ct. Distance to nearest City Park (+ size) +/- 1.30 miles to Champion Park (-6 acres, Meridian Park) +/- 0.50 miles to Charles McDevitt Park (-39 acres, Boise Park) Fire Service 32 • Distance to Fire Station +/- 1.25 miles from Fire Station No. 3 • Fire Response Time 5 minutes (under ideal conditions) • Resource Reliability 80% (does not meet target goal of 85% or greater) • Risk Identification 1=residential • Accessibility Project meets all required road widths and turnarounds. There shall be no parking allowed on either side of the proposed 26' streets. All streets shall be signed "No Parking Fire Lane" per International Fire Code Sections 503.3 and D103.6. Curbing for any private street shall be painted red with "No Parking Fire Lane" stenciled in white paint. Electric gates shall have a Knox key operated switch in addition to opticom sensors. • Special/resource needs Project will not require an aerial device. • Water Supply 1000 gal./minute for 2 hours required • Other Resources Police Service 36 • Distance to Police Station 15 miles Page 3 Description Details I Page • Police Response Time 6 minutes (2 minutes higher than average response time in Meridian) • Calls for Service Between 1/1/2018-12/31/2018 PD responded to 111 calls for service within a mile of the proposed development. • % of calls for service split See PD comments in Section VIII. D by priority • Accessibility Emergency access will need to be provided using either a Key Pad Code, Opticom Sensor and/or Knox Box • Specialty/resource needs None • Crimes 368 • Crashes 20 • Other Reports All qualified open space provided in the development to include all amenities must be in an open area in order to allow for natural surveillance opportunities of public areas. Pathways and landscaping should not create hiding spots or blind spots to promote criminal opportunities. West Ada School District 38 • Distance (elem, ms, hs) River Valley Elementary: +/- 2 miles Heritage Middle School: +/- 1.25 miles Rocky Mountain High School: +/- 2 miles • Capacity of Schools River Valley Elementary: 650 Heritage Middle School: 1,000 Rocky Mountain High School: 1,800 • # of Students Enrolled River Valley Elementary: 495 Heritage Middle School: 1,254 Rocky Mountain High School: 2,448 • Other notes Current over enrollment at the schools this development would impact. Wastewater 29 • Distance to Sewer Services +/- 93 Ft. • Sewer Shed North Slough • Estimated Project Sewer 45 ERU's • WRRF Declining Balance 13.56 MGD • Project Consistent with Yes WW Master Plan/Facility Plan • Impacts/Concerns Fill will be required to maintain minimum cover on lines B, C and D. Finish grade has not been shown. Water 29 • Distance to Water Services 0 Ft. • Pressure Zone 3 • Estimated Project Water See Application Info. ERU's • Water Quality Concerns None • Project Consistent with Yes Water Master Plan • Impacts/Concerns This development shall not connect across the pressure zone boundary to the north as proposed. Instead, the development will need to build a proportionate length of a future second connection to N. Locust Grove Road. Grocery Store +/- 0.80 miles to Albertsons on Eagle Rd. (Others).... +/- 0.60 miles to Target on Eagle Rd. Page 4 C. Project Area Maps Future Land Use Map Legend 0 Project Location Zoning Map Legend elProject Location L -O R-8 c. -c :, R-15 �VR RUT R-2 R-4 R 8 R -A' R-2 Im k'L © �- 16 RNR-8 RUT ISE f 7,RUT R -i -N -15 R-8 'RUT RUT R-4 R-1 B III. APPLICANT INFORMATION A. Applicant: Sweet Land Development, Inc. 1990 S. Cole Road Boise, ID 83709 Cfl Aerial Map Planned Development Map Page 5 NE B. Owner: David J. and Luane Dean 1890 E. Dunwoody Court Meridian, ID 83646 C. Representative: Marcel Lopez, Conger Management Group 4824 W. Fairview Ave. Boise, ID 83706 IV. NOTICING Newspaper Notification Radius notification mailed to properties within 300 feet Radius notification published on Nextdoor posting Planning & Zoning Posting Date 4/26/2019 4/23/2019 5/5/2019 4/23/2019 City Council Posting Date The proposed annexation area is contiguous to City annexed property to the northwest and south, is within the Area of City Impact Boundary, abuts Boise City limits to the east, and Ada County to the west. A legal description for the annexation area is included in Section VII.A. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section VIII. The subject site is a 31 -acre infill property located amongst several existing Meridian, Boise and Ada County subdivisions (see Exhibit VII.F). The site has five (5) abutting stub streets that were installed with the development of previous subdivisions with the intention of future extension; the site also has 50 -feet of frontage along E. Dunwoody Ct. to the west. With so many potential stub streets, connectivity and points of access have been greatly discussed by residents, City Staff, ACHD and the applicant. The ACHD Commission heard the Three Corners Ranch Project at their March 27, 2019 Commission hearing and has approved the plan presented with the subject application (see Section VIII. G). Although the subject application's layout has been approved by ACHD, City Code and the Comprehensive Plan contradict aspects of the present layout. Staff has provided a list of recommended changes below, further analysis is available throughout this report. In accord with the Comprehensive Plan and several UDCpolicies, City Staff is recommending the following changes to the Three Corners Ranch Subdivision plat dated 4/16/2019: • Provide additional connectivity by extending the proposed public road (W. Guiness St.) to the east to connect with N. Stafford Pl. Page 6 Extend a north/south private street that aligns with the N. Shandee Drive intersection to increase connectivity for the subject development and to break-up the block face. • Provide five foot sidewalk along both sides of N. Guiness St. • Provide a ten foot common lot with landscaping to buffer lots adjacent to N. Guiness St. to mitigate "through lots" (lots double fronting roads). A. Future Land Use Map Designation(https:Ilwww.meridiancity.org/compplan) Low Density Residential (LDR) — LDR designated areas allow for the development of single- family homes on large lots where urban services are provided. Uses may include single-family homes at gross densities of three (3) dwelling units or less per acre. The applicant is proposing 45 building lots and nine (9) common lots within the 31 -acre site. The proposed gross density is 1.45 du/acre while the net density is 2.01 du/acre, which within the target density for LDR. Staff is of the opinion the requested annexation with the R-4 zoning district and proposed development is generally consistent with the LDR FLUM designation for this site and is appropriate for this site. B. Comprehensive Plan Policies (https:llwww.meridiancit .00r /g compplan): Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property (staff analysis in italics): • "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (3.01.01F) Services to this area are available and can be reasonably provided since the MFD and MPD are already servicing the area. "Work with transportation agencies and private property owners to preserve transportation corridors, future transit routes and infrastructure, road and highway extensions, and to facilitate access management planning." (3.01.01J) This site is located approximately'/ mile south of E. Chinden Blvd. (US 20126), a heavily used state highway system. In an effort to decrease the number of single family residences using this and other arterial roadways close to the development (N. Locust Grove Rd. and N. Eagle Rd.) the City and transportation authorities (ITD and ACHD) should work with the applicant to preserve necessary transportation corridors by providing connectivity via local roadways. Staff's recommendation to continue the public roadway through N. Stafford Pl. will further this goal by increasing interconnectivity and minimizing a direct cut -through route. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system." (3.03.03B) The proposed development includes pedestrian connectivity through four (4) internal micropathways and attached sidewalk along one (1) side of the proposed public road. Staff is recommending the applicant extend W. Guiness St. east to connect with N. Stafford Pl. which will eliminate the currently proposed micropathway along the north boundary of the development. However, public streets are required to provide sidewalk along both sides; as such, the extension of the public road would increase both pedestrian and vehicular connectivity. • "Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets)." (3.03.020) Page 7 This development is an ideal candidate to utilize existing stubbed roadways to provide connections that are currently lacking in the area. The applicant is currently proposing to extend the existing stub at N. Sweet Valley Ave. to the east to connect with N. Shandee Dr. (W. Guiness St). Staff is recommending the applicant extend W. Guiness St. to connect with N. Stafford Dr. to provide a westerly connection for the Bristol Heights neighborhood without requiring residents to access N. Eagle Rd. and/or E. Chinden Blvd. Although staff would prefer to see all five (5) stub streets extended, believes the connectivity added by extending the public road to N. Stafford Dr. will meet the intent of the UDC and Comprehensive Plan. With the extension of Guiness Street to the east, the proposed block face would exceed the 1,200 linear feet and would not be eligible for City Council waiver. Therefore, staff recommends the applicant extend a north/south private street that aligns with the N. Shandee Drive intersection to break up the block face in accord with UDC standards and to provide additional accessibility to the future residents of Three Corners Ranch. • "Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow." (3.03.03C) This site has the opportunity to connect various existing subdivisions located in the City of Meridian, Ada County and the City of Boise to the north, south, and east to enhance neighborhood connectivity and increase traffic flow by alleviating the need to access via arterial roads (N. Locust Grove Rd., E. Chinden Blvd., and N. Eagle Rd.). The proposed public road (W. Guiness St.) will only provide connection to N. Shandee Dr.; if W. Guiness St. was extended to the east to connect to N. Stafford Dr., residents within the area would be able to travel east and/or west without accessing E. Chinden Blvd. or N. Eagle Rd. This connection is especially important since two (2) existing stub streets to the east (W. Barclay St) and south (N. Dvorak Ave) are not proposed to extend. Further, if the roadway is not extended, connecting N. Shandee Dr. with N. Sweet Valley Ave. would create a long dead-end street between the Fuller Ranchettes and Three Corners Subdivisions when constructed at full build- out. UDC 11 -3F -4A-5 prohibits private streets ending in cul-de-sacs to be longer than 450 - feet. Extension of W. Guiness to the east would create an additional access point, eliminating the potential for a long dead end cul-de-sac on Shandee. • "Encourage infill development." (3.04.02B) This site is located amongst several existing and established residential subdivisions located in Meridian City, Ada County and Boise City. The applicant developed Three Corners Subdivision to the northwest of the subject site in 2007 and plans to continue a similar type of development into the subject site. • "Consistent with the Transportation and Land Use Integration Plan, require all new residential neighborhoods to provide sidewalks, curb and gutters, and complete streets." (3.07.02B) The applicant has proposed a public roadway through part of the north portion of the site and has proposed to construct five foot attached sidewalk on the north side. Staff is recommending the applicant provide five-foot sidewalk along the south side of the public road to increase consistency with this action item and the requirements of the UDC. To mitigate the occurrence of through lots adjacent to W. Guiness St., staff recommends a 10 foot landscape buffer in a common lot be required at the north boundary of Lots 8-15 and Lot 19, Block 1. • "Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity." (3.07.02C) Pedestrian access is proposed via micropathways located throughout the central part of the site, connecting to the proposed park amenity. Sidewalk located along the proposed public Page 8 road will allow residents within this and other subdivisions the option to walk to services or open space, such as the Charles McDevitt Park located approximately % mile to the south of the development. There is currently a micropathway proposed along the northern part of the site adjacent to existing subdivisions (Fuller Ranchettes Sub. and Bristol Heights); staff is recommending this pathway be replaced with a public road to further connect the aforementioned neighborhoods and residents. Staff is recommending five-foot sidewalk be provided along both sides of the public street, in accord with UDC standards, which will provide pedestrian connectivity where the current pathway is proposed. • "Provide housing options close to employment and shopping centers." (3.07.02D) Since this area is an infill piece, it is located in close proximity to many existing services, shopping centers and employment options. • "Require common area in all subdivisions." (3.07.02F) The proposed development includes a centrally located 1.26 acre open space/park, basketball court, sitting area, and micropathways. Common areas are accessible via several pathway connections throughout the subdivision. • "Provide for a wide diversity of housing types (single-family and multi -family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development." (3.07.03B) With a gross density of 1.45 du/acre and an average lot size of %2 acre, the proposed development is providing large, estate lots not abundant in Meridian. The proposed development provides a choice not widely available but highly sought after for residents. C. Existing Structures/Site Improvements: There is one (1) existing home on this site that is not going to be removed and is located on proposed Lot 19, Block 1. The structure proposed to remain meets the required setbacks of the R- 4 zoning district; any additions to the lot will be subject to R-4 zoning district dimensional standards. Any remaining structures aside from the home on Lot 19, Block 1 shall be removed prior to signature on the final plat by the City Engineer. D. Proposed Use Analysis: The applicant proposes to construct 44 single-family detached dwellings with one (1) existing home to remain at the northwest portion of the site, with seven (7) common lots, one (1) of which is a private street. Single-family detached dwellings are listed as a principally permitted use in the R-4 zoning district per UDC Table 11-2A-2. The private street is proposed to serve all homes within the development and is gated more than 50 -feet back from the two (2) proposed access points (E. Dunwoody Ct. and W. Barclay St.), in accord with UDC 11 -3F -4A -4f. E. Dimensional Standards (UDC 11-2): This development is subject to the R-4 zoning district dimensional standards in UDC Table 11- 2A-5 (see below). Buildable lots range in size from approximately 11, 000 square feet to approximately 96, 000 square feet, with an average lot size of 23,500 square feet, exceeding the UDC minimum dimensional standard of 8, 000 square feet per dwelling unit. Lots 13-15, Block 1 have frontage on two (2) streets (W. Guiness St. and E. Commander Ln.); UDC 11 -6C -3A.1 prohibits through lots. These lots shall be limited to one (1) street access via E. Commander Ln. Additionally, to alleviate the issue, a ten -foot common lot should be added to buffer the residences from traffic. If W. Guiness St. is extended to the east as staff is Page 9 recommending, the resulting block length will exceed that allowed by the UDC. To mitigate this, staff recommends the applicant construct a private street extending from E. Commander Ln. to W. Guiness St.; this road will also provide future residents within Three Corners Ranch an access to the north. F. Access (UDC 11-3A-3, 11-3H-4): This site has frontage to an existing Ada County subdivision via E. Dunwoody Ct. and has stub streets positioned at five (5) locations adjacent to the subject site: three (3) to the north via N. Sweet Valley Ave., N. Shandee Dr. and N. Stafford Pl.; one (1) to the east via W. Barclay St.; and one (1) to the south via N. Dvorak Ave. The applicant is proposing to extend one (1) of those stubs (N. Sweet Valley Rd.) with a public street (W. Guiness St.) connecting to N. Shandee Dr. The Fuller Ranchettes Subdivision (an Ada County subdivision) is currently served by N. Shandee Dr. which presently has full access to E. Chinden Blvd. However, N. Shandee Dr. will be restricted to a right-in/right-out access when Chinden is expanded to five (5) lanes in 2020, and will be closed when Chinden is eventually expanded to six (6) lanes. The extension of N. Sweet Valley Ave. to N. Shandee Dr. will benefit the Fuller Ranchettes Sub. in the short term, but staff has concerns that this road will become a dead end loop with Three Corners and the Fuller Ranchettes Subdivision upon closure of E. Chinden Blvd.; in violation of UDC 11 -6C -3B.4. The applicant has proposed a private street (W. Barclay Lane) with gates to the east and west bisecting the subdivision and connecting with E. Dunwoody Ct. and W. Barclay Ln. This gated private street will limit the amount of cross -traffic and connectivity through the center of the subdivision and increases the need for a connected public street on the north boundary of the site. To increase connectivity of the proposed development with existing subdivisions to the north, staff is recommending the applicant construct a private street in lieu of a proposed micropathway, extending north from E. Commander Ln. to W. Guiness St. to align with N. Shandee Dr. This private street will provide an additional connection for future residents within the Three Corners Ranch subdivision and will also provide a break in block length if staffs recommendation to extend W. Guiness St. to the east is required. G. Subdivision Standards (UDC 11-6C-3) Lots 13-15, Block 1 have frontage on two (2) streets (W. Guiness St. and E. Commander Ln.); UDC 11 -6C -3A.1 prohibits through lots. With the recommended extension of W. Guiness St. additional through lots (Lots 8-12, Block 1) shall comply with these standards, the applicant is required to construct five-foot sidewalk and install a ten -foot wide common lot on both sides of W. Guiness St. in accord with UDC 11 -3B -7C. H. Private Streets ( UDC 11-3F-4) Private streets are required to be constructed on a perpetual ingress/egress easement or a single - platted lot that provides access to all properties served by such private street; preferably a lot when the property is being subdivided as is the case with this application. The proposed private street has been included as a common lot (Lot 1, Block 1) to be maintained by the Three Corners Ranch Subdivision HOA in accord with UDC standards. A draft private road maintenance agreement has been submitted with the subject application. All drive aisles are required to be posted as fire lanes with no parking allowed. In addition, if a curb exists next to the drive aisle, it shall be painted red. The proposed private streets are 26 feet in width as shown on the private road section shown on the preliminary plat site plan in Section VII.B. Page 10 The applicant is proposing to install two (2) gates to restrict vehicular movement to the private street to those who live within that area of the development. Proposed gates are subject to the design standards in UDC 11 -3F -4A. The gates are proposed to be located approximately 50 -feet back from the west entrance and approximately 80 -feet back from the east entrance along W. Barclay Ln.; the submitted plan meets the design standards as listed in UDC 11 -3F -4A. Staff recommends the applicant construct an additional private street from E. Commander Ln. extending north/south to connect with W. Guiness St. The entrance to thatprivate street will be required to be gated, in accord with the standards in UDC 11-3F-4. Access to the gates for emergency vehicles shall be coordinated with the Meridian Fire and Police Departments. Compliance with all other Private Streets standards listed in UDC 11-3F-4 is required. As mentioned in Section F above, the current layout connecting N. Shandee Dr. with N. Sweet Valley Ave. would result in a block length exceeding that allowed by the UDC when N. Shandee Dr. is no longer able to access E. Chinden Blvd. Staffs recommendation to extend W. Guiness St. to N. Stafford Pl. will eliminate that conflict. I. Parking (UDC 11-3C): Parking for single-family dwellings is required based on the number of bedrooms per unit. For 2-, 3- or 4 -bedroom single-family units, a minimum of 4 spaces are required per unit with at least 2 of those in an enclosed garage, the other spaces may be enclosed or in a minimum 10' x 20' parking pad. All roadways within the development are shown as 26- or 27 -feet of driveable surface. Per the Meridian Fire Department, there shall be no parking permitted on either side of the proposed streets. All streets shall be signed "No Parking Fire Lane" per International Fire Code. J. Pathways (UDC 11-3A-8): Pedestrian micropathways are proposed throughout the development (Lots 11, 25, and the northern part of 45, Block 1) for internal connectivity and connectivity with adjacent developments in accord with UDC 11-3A-8 and the Comprehensive Plan (action item #3.03.03B referenced above). 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 within Lots 11 and 25, Block I is proposed in accord with these standards. The proposed pathway within the northern part of Lot 45, Block I appears to be substantially in compliance with these requirements; however the applicant should verify that 5 feet of landscaping is provided along the western side of the micropathway. K. Sidewalks (UDC 11-3A-17): Sidewalks are required to be provided with development in accord with the standards listed in UDC 11-3A-17. A 5 -foot wide detached sidewalk is proposed to be constructed along one (1) side of W. Guiness St., the local public street proposed to connect from N. Shandee Drive to N. Sweet Valley Ave. The applicant shall provide sidewalk on both sides of the proposed public street in accord with UDC 11 -3A -17D. A revised plat and landscape plan reflecting this requirement shall be submitted to the Planning Division ten (10) days prior to the City Council hearing. Staff is recommending the applicant extend the proposed public road to the east to connect with N. Stafford Pl., if that extension is required, 5 -foot sidewalk shall be required. Page 11 L. Parkways (UDC 11-3A-1 : Parkways are required to be constructed and landscaped per the standards listed in UDC 11 -3A - 17E. Eight foot wide parkways are proposed along one side of the proposed private street bisecting the development (W. Barclay Ln) within the development and are landscaped in accord with UDC standards. M. Landscaping (UDC I1 -3B): 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. The proposed landscape plan is in compliance with these standards. 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. The proposed landscape plan reflects these requirements. 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. The landscape plan indicates all existing trees are volunteer species and do not require mitigation, the applicant shall coordinate with Elroy Huff, City Arborist to confirm. N. Qualified Open Space (UDC 11-3G): A minimum of 10% (3.1 acres) qualified open space is required; a total of 3.11 acres (or 100/0) is proposed consisting of a 1.26 -acre neighborhood park, micropathways, and pocket parks. O. Qualified Site Amenities (UDC I1 -3G): A minimum of one (1) qualified site amenity is required; the applicant has proposed several amenities from each of the three categories (i.e. quality of life, recreation, and pedestrian or bicycle circulation system) as follows: additional 20,000 open space (i.e. 1.26 acre park), a sports court (i.e. basketball), and internal pathways and micro -paths (See Exhibit C in Section VII.) P. Waterways (UDC I1 -3A-6): The Karnes Lateral crosses this site and is proposed to be piped. The applicant shall coordinate with the Settlers Irrigation District and the Karnes Lateral regarding requirements (see Section VUH below). Per UDC 11-3A-6, any irrigation easement greater than 10 -feet in width must be placed in a minimum 20 -foot wide common lot unless otherwise approved by City Council. The plat indicates an easement adjacent to Lot 20, Block I and crossing through Lots 31, 32, 33, 36 and 41, Block 1. The applicant shall clarify the width of the irrigation easement during the Commission hearing May 16`h and shall depict the easement on the preliminary plat prior to the Council hearing. Q. Fencing (UDC 11 -3A -6,11-3A-7): Five-foot tall black wrought iron fencing and four -foot tall solid vinyl privacy fence is proposed along the rear of building lots and adjacent to common areas that are visible from the street in accord with UDC standards. The landscape plan uses the same symbol to indicate both fencing Page 12 styles, the applicant shall denote the different styles proposed for common areas and building lots with the revised landscape plan prior to the City Council hearing. R. Pressurized Irrigation System (UDC 11-3A-1 S): An underground pressurized irrigation system is required to be provided for each lot within the development. S. 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. T. Utilities (UDC 11-3A-21): Connection to City water and sewer services is required. In addition, street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. See Section VIII.B below for Public Works comments/conditions. U. Building Elevations (UDC I1 -3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the future custom homes within this development. Building materials consist of stucco, hardy plank and board -and -batten siding with some stone accents (see Exhibit E in Section VIL). Homes will be single -story and two-story in height, and will range in size from a minimum of 1,400 square feet and above depending on resident needs and preferences. V. Public Testimony Several residents in the vicinity have been expressing thoughts and concerns related to the proposed project from the time of application submittal in January 2019 via in-person and phone conversations and written testimony submitted to the public record. Written testimony was received from residents within the Dunwoody, Three Corners, and Bristol Heights Subdivisions. In an effort to communicate their concerns, staff has grouped and summarized written testimony received below: • Dunwoody Subdivision to the west — Concerns related to the nature and condition of the existing County roadway (E. Dunwoody Ct.) and potential negative impacts related to increased traffic, safety of pedestrians and children. A couple of residents did express their desire for connectivity, specifically through the existing Three Corners Subdivision to the northwest of the proposed development. Bristol Heights Subdivision to the east — Concerns regarding an entrance via W. Barclay St. specifically in relation to construction related traffic and as the primary entrance to the subdivision. Concerns regarding increase in traffic, many residents noted that the Bristol Heights Subdivision is already used as a "cut -through" for vehicles traveling eastbound on Chinden. One resident did feel that there should be an opportunity for eastbound traffic via Barclay St., however did not feel the primary entrance should be through Barclay. Another family expressed their desire for the primary entrance to be through E. Dunwoody Ct., for a simpler traffic pattern with existing stub streets, and concern regarding the "closed island blockade" nature of the proposed development. • Three Corners Subdivision to the north — Concerns regarding creating a full -access road between the existing Three Corners Subdivision and the Ambrose School, specifically related to added congestion and traffic, and potential impact on the safety of students, faculty and Page 13 pedestrians in the area. Concern regarding "pass-through" traffic from adjacent neighborhoods created by locating an entrance at N. Sweet Valley Dr. VI. DECISION 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 (1.45 units/acre) of the subdivision is consistent with that desired in LDR designated areas. Common open space and site amenities are centrally located within the development and meet the minimum required standards. Pathways provide pedestrian connections to the internal central common area through the development and to adjacent properties. Although the Comprehensive Plan and the UDC support extension of the five (5) stub streets, staff recommendations for additional connectivity, as noted above, meets the intent of the UDC and Comprehensive Plan policies. For these reasons, staff recommends approval of the proposed AZ, PP, and PS applications with the requirement of a Development Agreement per the provisions in Section VIII. Page 14 VII. EXHIBITS A. Annexation and Zoning Legal Description and Exhibit Map zwtoo h Latia 5tirveyincj, LLC 2030 5. Washircjbo r Ave, 104-4 Korthwast F51;d-, 51e. ra 141 r" A-mue East 1 rAmett, ID 83517 Gceur d'Alene, ID 5351 4 JemM, i1 $3338 -' P- 12081 398-8104 F: (208) 714-434+1 P: (206) 32�-531 3 Fa (208 390- 105 F; (208) 292-4453 F: ('2M 324-382 1 Annexation Legal Description (`V�-`0 A parcel of land being a portlon of the NW1j4 of :Section 29, TcWvmship 4 North, Range I East of the Boise Meridian, Ada GmM, Idaho, more particularly described as follows; BEGINNING at the 1J4 comer of said Section 29, also beings the southeast tamer of Lot 16, Block 1, Dunwoody" Subdivision, 'Book 58 of Plats at Pages 5482 and 5483, Alda County Records, marked by a 518" rebarlplastic cap PLS 50$2, Dormer Record Instrurrlerd No. 1O2145649, from which the N1,i'4 comer of said #Ion 29, marked by a 3" brass cap, Corner Record Instrument No. 98068335, bears North 00031'15" false, 2642.OZ feet distant; Thence North 89145'39" West, c,oinddprl t with the south fine of said Lot 16, �i distance of 801.97 feet, T"Beare cufriddent 4vith the westerly boundary of said Lot 16 the following six (6) courses and distances, Nord! 001034'14" East, 723,5+0 feet; North 790,3,658'° West, 178.79 feet; Wh 9904539" Wegt, 2017.5E fM to the beginning of a tangent curve to the left, Southwestaarly, 49.90 feet along the arc of said curve to the left, with a radius Of 60,00 feet, a central angle -:1 46147'30", subtended by a chordbearing South 66050'36" West, 47.65 feet; South 4302651" West, 131.03 fleet to the beginning of a tangent curve to the left; Soulttledy, 24,07 feet along the arc of said curve to the 14efi;, with a radius of 20.00 feet, a central angle -of 68 WAV, subtended by a dhctrd bearing South OP5758" WeA 22..65 feet, Thence leaving said westerly liner South 6402"S' West, 25.00 feet to the centerline of E. Dunwoody Court and the he -ginning of a non-tanrgont curd to tate left, Thence northiAesterfy, coincident wiilFt Salk! centerline, 701.49 Feet, along the arc of said curve to the left, with a radfus of 15 MO feet, a central angle of 2605.5`27*, subtendpd by a chord ba jarirrrj North 38°58'36" West, 69.84 feet; Thence North .37033313" East, 25,00 feet to said wagtedy+ One and the beginning of a non -tangent curve to the left; Thence coincident with the westerly boundary of said Lot 15 the ftaroMng five (5) courses and distances: Easterly, 29,36 feet along the arc of said curve to the left, with a radkm of 20.00 Feet, a central angle of 84106'47", subtended by a chord bearing North 85030'15" East, 26.79 feet; North 431126'S1" East, 119,06 feet to the beglnrdng of a tangent curve to the right; P:%2O161183B3-THREE CORNERS RAt"#O WSLPrveyr Drawings0escriptionstThroe �ocnefs Ranch Annexation Legal.docx.docx Page 15 %rtheasterly, 59.83 feet along the are of said curve to the right, with a radius of 110,00 Feet, a central angle of 46017'30', sabbended by a chord baring Worth 56°517'36" East 87.36 feet, South 89P4539" Earst, 154,33 feet, Worth 46033'109" West, 760,03 feet to the northwesterly corner of said Lot 16; Thence South 89136'15" East:, coincident with the north line of said Lot 16, a distance of 259.73 feet; 7hrence North 00034240 East, caincident with the east line of the Three Comers Subdlvlsian No. 2, Book 107 at Pages 148%-14901, Ada County ReCOFds and the west line of the Fuller Ranchette'sr Bonk 1B at Page 1179, ,oda County Recordis, 25.00 few; (hence South 8891,43'09" East, 156.74 feet; Theme South 01°01'03" West, 25.00 feet; Thence South 63 `04" EK 61.97 feet; Thence South 8904Y09" East;, 216.01 feet; Thence Horth O(r29"51" Fast, 27.00 fleet to sand mirth line of :Let 16; Thence South 89136'15" Fas , WncWpnt with Said rworth line of said Last 16, a distance of 599.73 feet to the northeast corner of said Lint 16; Thenoe South 00031'15" West, coincident with the east line of said Lot 16, a distdnceof 1321.01 feet to the POINT OF BEGINNING, The above described parcel contains 31,104 acres, more or less. BASIS. OF HEIkFUN G for this dextiptlun Is North 00°31'15" East between the 0114 comer and the @11,14 corner Of SefflDn 29, Township 4 Worth, Range 1 East of the Bone MerIcHan. P1201M1831Da-THREE CORNERS RANG HISuruey%Drawingel❑ rriptlons)FMree Carnets RariohAnnexation Legal.docx.d x bard{ 12 Page 16 O � y � �� I fel I lua lsIN i .ro�az�� �asr.rFouos 3wu,w VI t M tn qnV312! �¢ -a �I L 000 I r= — 'J-1 haaCVAfMo -ag w I , r�*(OR ell LO Page 17 B. Preliminary Plat (date: 4/8/2019) MMMINARY PLAT FOR 9IFETIIAIX tLlEt� THREE CORNERS RANCH SUBDIVISION \.�� LOCRdE➢Ix 111E NYf vasccnoe zz1� II �I 111' 10 �cm aM�emiaa noa ccu"rr,iwHo a"�r�., Obi T -L -L 7�� Page 18 C. Landscape Plan (date: 4/17/2019) PLANT PALETTE +wvsaw v.seawry e..... wo •;`` \ ,• „ ,. ,. LANP5CAPE GALGULATION5 NOTES DEVELOPMENT RATA .LL..mw,_e.®...m,..m.,.,��•m.,o .,,a. �pa®..=,a. ��=ce ,. m m.,o:e, i� .awa... THREE CORNERS R A N CH APRIL 17, Z�pl1PII99 fENSENBELT6 MERIDIAN, IDAHO PRELIMINARY PLAT LANDSCAPE PLAN s<++. •m �,...,.: :Wa . o -r rv, n,a n ,r , TCSBwRsuEnvnner I' M LL LANE7SCAPE CALCULATIONS ,I...e NOTES " 7E'✓7LOPMENT DATA THREE CORNERS RANCH I�E?� -1 E'E_BlLTS MERIDIAN, IDAHO PRELIMINARY PLAT LANDSCAPE PLAN Page 19 ,.table — �MATGHLINE LI � 1 MATcxLr� LS o yy d FP¢ W UFKTAV TE1 N.amfr 3j 41 t � � MATCHLINE LS 3] Page 20 PLANT f ALE17F- NOTEeN' ,+ KEY MAPF ) -- ECa.1ARpNllE NE [PR VHTEI yy � r 17* i yy d FP¢ W UFKTAV TE1 N.amfr 3j 41 t � � MATCHLINE LS 3] Page 20 PLANT f ALE17F- NOTEeN' ,+ PLANTf'ALETTE 0 Nome Ao r 2 Z U � z a d a UO DQ m z w z z 0 a U rw w¢ Lu z C 2 � a 0 LANDSCAPE PLAN L��, r 2 z U z Q w a Ufl co 6 cr z0 w z z �a J � d W U >� W c w C 2 ~ N1 LANDSCAPE PLAN L2,,., KEY MAPF ) PLANTf'ALETTE 0 Nome Ao r 2 Z U � z a d a UO DQ m z w z z 0 a U rw w¢ Lu z C 2 � a 0 LANDSCAPE PLAN L��, r 2 z U z Q w a Ufl co 6 cr z0 w z z �a J � d W U >� W c w C 2 ~ N1 LANDSCAPE PLAN L2,,., MATC;HUW Ll!LATa.HLI�I t L2 . , I _ _ _ - - - l� - RMCOPEM MATC�W 35 tftILS 32 __2, 40 37 --m. TAKE wMATQ 2 21 1[--. -T Q) VINYL FFIWT FEW_E 11F IIT k_ N I LIFLE CALCULATIONS 1pr=Vr=LoFMffNT BATA_._. - - ------- ----- - ----------- Page 21 KEY MAP P'LANT PALETTE iT �hdi kli)V, mm N07rS- D. Qualified Open Space Exhibit I a THREE CORNERS RANCH SUROMSION OPEN SPACE I. BIT PROJECT AREA =±31.06 ACRES QUALIFYING OPEN SPACE =1311 ACRES II U.0Xf Page 22 E. Staff's Recommended Changes SHEET I`11BE% Q I L -T F LT I E I FPl E T 1 P. I . I'. L-.. rr <EL 1 E- E RIE Pct I E -:E' FII SM 35.21'E 894: 1 I Extend W. Guiness St. to the east to 14 connect with N. Stafford PI. Replace pathway connection with private street extending north to south from E. Commander Ln. 43 LEC -ND IT a¢ 42 I Gt N9BY9'14'w 2°9.3d' G'+ N?V�M%rW--/ w 3183.31'W 146.74 39 I1 I 5,1 yij IiR Page 23 PRELIMINARY PLAT FOR THREE CORNERS RANCH SUBDIVISION LOCATE) IN THE MV 1,4 SECTION 29 d - TOWNSHIP 4 NORTH, RANGE 1 EAST, B.M. CITY OF MERIDIAN, ADA COUNTY, IDAHO - "� -- 2018 so1a°'sYw I r 35:60' M o'}25, - 7540' _ NCI9'29.45•E S9y'4J 15 E 15`5,43' 37:60' `—•. — $W4319'E 216°1" — — SHEET I`11BE% Q I L -T F LT I E I FPl E T 1 P. I . I'. L-.. rr <EL 1 E- E RIE Pct I E -:E' FII SM 35.21'E 894: 1 I Extend W. Guiness St. to the east to 14 connect with N. Stafford PI. Replace pathway connection with private street extending north to south from E. Commander Ln. 43 LEC -ND IT a¢ 42 I Gt N9BY9'14'w 2°9.3d' G'+ N?V�M%rW--/ w 3183.31'W 146.74 39 I1 I 5,1 yij IiR Page 23 F. Surrounding Subdivisions Three Corners (Meridian) Irk i 111Z Fuller Ranchettes (Ada Countv) 11 Dunwoody (Ada Countv) Page 24 Bristol Heights (Boise) x � z 4 x_ a r rar_ x x Vienna Woods c�Ee (Meridian) Page 24 Bristol Heights (Boise) G. Conceptual Building Elevations Page 25 �I e ''e e' - sa s � Page 26 r - " '�'S _ c � s a Z,z•K �' max �,�. �I e ''e e' - sa s � Page 26 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement (DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan and building elevations included in Section VII and the provisions contained herein. b. The existing home proposed to be retained on Lot 19, Block 1 shall hook up to City water and sewer service within 60 days of it becoming available as set forth in UDC 9-1-4 and 9-4-8. The street address of this home will change as a result of this development. 2. Site amenities shall be provided within the development per those described in Section VII.C. 3. The preliminary plat included in Section VII.B, shall be revised as follows: a. Depict the irrigation easement for the Karnes Lateral. If the easement is greater than ten (10) feet in width it shall be placed within a minimum twenty (20) foot wide common lot unless waived by City Council. b. Comply with private street standards per UDC 11-3F-4. c. Extend W. Guiness St. to the east to connect with N. Stafford Pl. d. Extend a north/south private street that aligns with the N. Shandee Drive intersection to increase connectivity for the subject development and to break-up the block face of W. Guiness St. Install a gate at least 50 -feet back from the entrance at W. Guiness St. e. Provide five-foot wide attached sidewalk on both sides of the proposed public street in accord with UDC 11 -3A -17D. f. Provide a ten -foot landscape buffer in a common lot at the north boundary of Lots 8-15 and Lot 19, Block 1. Ten (10) days prior to the City Council hearing the applicant shall submit a revised plat reflecting the proposed changes. 4. The landscape plan included in Section VII.0 shall be revised as follows: a. Depict a five-foot wide attached sidewalk on both sides of the proposed public street in accord with UDC 11 -3A -17D. b. Depict a ten -foot landscape buffer in a common lot be at the north boundary of Lots 8-15 and Lot 19, Block 1. c. Extend W. Guiness Street to the east to connect with N. Stafford Pl. Page 27 5. Any remaining structures outside of Lot 19, Block 1 should be removed prior to signature on the final plat by the City Engineer. 6. Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC Table 11-2A-5. 7. Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 8. 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. 9. Comply with the sidewalk standards as set forth in UDC 11-3A-17. 10. Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11 -3B -5J. 11. Construct storm water integration facilities that meet the standards as set forth in UDC 1I - 3B -11C. 12. Construct all parkways consistent with the standards as set forth in UDC 11 -3A -17E, 11 -3G - 3B5 and 11-313-7C. 13. Comply with all subdivision design and improvement standards as set forth in UDC I I -6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 14. 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. 15. Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 16. 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. 17. All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11 -3G -3F1. 18. The project is subject to all current City of Meridian ordinances. 19. 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. 20. The applicant shall have an ongoing obligation to maintain all pathways. 21. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 22. 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. Page 28 23. 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. 24. 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. 25. The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11 -6B -3C2. 26. 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. 27. 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 -3B -14A. B. PUBLIC WORKS 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 hqp.-11www. meridiancity. owl ublicmworks. aspx?id=272 1.2 Each phase must be modeled as developed to ensure adequate fire now. 1.3 Please make the following changes in regard to the water system design: 1. GIS shows existing water to south is 10 -inch. Connect to the south with a 12 - inch main. 2. Eliminate water main on Barclay Lane between Brigadoon Lane and Dvorak Lane. 3. Eliminate water main north of Commander Lane, but provide water main easement for potential future connection to N. Shandee Drive. 4. Construct 8 -inch water main on Barclay Lane from Karen Lane to Dunwoody Court, and on Dunwoody Court from Barclay Lane 450 -feet west on Dunwoody Court. (This development shall not connect across the pressure zone boundary to the north as proposed). 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 29 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 30 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. Page 31 C. FIRE DEPARTMENT 11ERIDIA K FIRE DEPARTMENT STAFF REPORT DATE; 2 419 T(): Stephanie Lennard REVIEWER: IE WE.R: Joseph Dongiorno, Deputy Chief of Prevem[on 208-988-12M WHOMMAIMMOMM PROJECT NAME- Three Corners $ubdivi%ion Fire Deuartmcat SunimmN of Rtttorl. 1. Fire Kesponse'I-irne Travcl time from ncarest fire station (level ofscrvioc expcclation= 3 mintrlcs) This development is 5 -till minutes (under ideal conditions) from the nearest line station — Fire Station 3. if approved, the FirU I)vpnrtrncnt can rucet the respunst time rvquiremcnls, 2. Resou rce reliability Current rx:tiability of closest fire station (expectation should be 850,E ,or greater) 'This development is closest to Fire Station 0. Current reliability is $0'0,+`a from this station and dues not rnevt the targe** goal of 85% or greater. 3. Risk Identification Risk Factor( 1=residential, 2=residential with hazard,1=con-uttercial. 4=cnmrncrcia1 with hazards, 5 -industrial) This pruraaast•d C°nrriME.3-�7ial +icy%041 amen) has a risk factnr of 1, in tishirh curet-nt re.sourm. would he adequate tie supply wervk!v iu this propaase pralject,-luldifinnal risk faclors ana} he found ante the site Is built out. 4', Acceasibility Roadway Acccss,. traffic This prpjcvt mc03 all required accos, road widths and turnar{j�mis. All rvtu ways artshcvwn as Zb' of driveable surfacfi. There shall be, no parking allowed an either side (of the streets. All streets shall be signed "No Parking Fire LanC per International Fire Code Sections 503.3 & Dl03,6 and the curbing shall be painted red with "Vo Parking Fire .lane" stented in m°hate paint. Electric gates shall have a. Knox key operated switch in addition to opticom sensors if the developer installs thern. The applicant shall work m ith the attldressing agent for an addriming sign at the common driveway at lots 14, 16 find 17 of filoek I to ensure ernerguncy cervico can final the hawses on tht (mmmQn drivcwoN 5. Sped altyResource needs g. Acrial dcvicc needed for dcvclopment (more than JQ' in height)? i. If ycs, i-., one availubie within a 10 minute tr¢vtl time This propnsfid project will not require an aerial device. The closest truck company Is 13 minutes travel time (under ideal conditions) to the proposed developimm, and therefore Cher Fire Department cannot meet this need in the required timefrarne if o. truck company is required. Page 32 b. Olher speeialty needs (water r cue, hr,2rnat, and technical rescue )'a i. If yes, is one aw,nilable within a 5 minute travel time!'? Iai the event of a hazrnat event, there wtll need to bt mutual aid required for the development. In the event of a structure fire an additional truck company will he required. This will require additional time delays as they are not available in the Otyy. fi_ Water Supply (list expectations) Water supply for this proposed developmetai requires ION gallons per minute for two hours. (Appro.umate —see appendix li of the 2015 International Fire Code) 7. Other Crtmmcnts Project specific commenm are listed below. '"All I C'Ccode sections per 21115 IFC or as noted"" RESOURCE AVAILABILITY - Fire Flora and Water Supply: I. Fire Flow: One and two family dwellings not exca3ding 3,600 square feet require a fire- flOW of 0W gHIlons per minute for a duration of 1 hours to scrti cc the entire project. One and two family dwellings in ouxec s of 3, DO square feet require a minimum fire flow as spenci lien in Appendix fi or the lnla;rnaliSmal Fire Code, Tire Hydrant sp wing shall he provided as required by Appendix C of the International Fire Code - Water Snaply: Final Approval of the fire hydrant locations shall be by the Meridian Fire Npurtmcnt or their designee in accordance with International Fire Code Section JFC) 5179.5.4 as Fellows: a_ Fire hosts shall have a Stora LDH connection in pLxe of the 4 I/T outlet. The Storz connection may be integrated into the hydrant or an approved adapter may be used an the 4 PT' outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c_ Fire hydrants shall be placed on comers when arcing permits. d. Fire hydrants Mall not have any Vertical Obstructions to outlets within 10'- c, Fire hydrants shall be placed 18" abmre finished grade to the center of the Storz outlet. f. Fire hydrants shall be prided to meet the tNuirementsof the Meridiani Water Dept, standards_ g. Show all proposed or cxisting hydrants for all nzw corkswuction or additions to existing huildingR within h ,Gini feet of the pec"jeet. Warner Supply; Where a portion of the facility or building he u& -r constructed or moved into or within the jurisdiction is more than 400 feet (12 m) from a hydrant an a fire appararus aceess road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official as set forth in lritcrnational Fire Cade Section 507.5,1. For buildings cquippcd throughout with an approved autorna'tic s-prinkIcr system inAa1W in "coTddancr with Sm-tiun 9103.3.1.1 lir 903,3,1.2 the di,irancc rL-quircment shrill be 6 O feet (183)_ Rage 2 of 4 Page 33 a. For {',roup R-3 and Group U occupancies, the distance rcquircnricnt shall be 6W foot (183 m). b. For buildings equipped throughout with an approved autoumtic sprinkler system installed in accordancc with Tion 903.3.1.1 or 903,3.1,3, the distance raquircrnent shall be 60b feet { 183 tri). 4. Water Supply: All. R-2 occupancies with 3 or inure units shall be .required to be fire sprinkled as sct forth in lnicrnatiorral Fire Code Section' 9413,5. ACCES'SIBILM - Fine Department Roadways, Acros and Addi r sing; 5. Roadways: hi accardance with International Fire Cade Section 503.2.5 and Appendix D, any roadway groaner than 150 fcct in length that is not provided with an ourtict shill be required to have an approved turn around. Phasing of the project may require a temporary appeared tum around on streets greater than 150' in length with no outlet. Cul-D-Smns, shall he 46' in diameter minimum and shall be. -eigned "No Parking Fire Lanz' and the curbing painted reel with "No Parking Fire Lane" stenciled in white per International Fire. Code Sections 503-3 &. D103.6. 6. Roadways. All eritrtrn , internal roads, dr vac aisles, and alleys shall have a turning radius cel 2R' in irlc and 4' c'ttl isle, lx`r international Fire C4)4 x-ti�jn 5ti3.2,4. i. Rceadways: All cot upon driveways shall be straight or have a turning radius of 29' inside and 45' outside and have a clear driving mu -face of 20' in width capable of supporting an imposed weight of &0,400 GVW, per International Fire Code Suction 503.2. 9, R*adwkYs. Private Alleys and Fire Lancs shall have a 20' wi& improved surra,,e capable of %urC,arting an in powd luau sof 80,000 lbs- All roadways shall he marked "Nu Parking Fire Lane" and the curbing painted read with "No Parking Fire Lame" stenciled in white per International Fire Code Sections 543.3 & 1}143.6. 9- Readways: To increase etnevgericy access to the site a m3nimurn of two pointe of acee N will be required for any portion of the project lAtich sees mare than 30 homes, as set forth in International Fire Code Section D107.1. The two entrances should be scparated by no less than '/2 the diagonal me surcmenit ofthc full developmcnt as set forth in International Firc Cade Section 13144.3. The applicant shall provide anadditional stub strut to the M Roadways: The roadways shall be built to Ada County ldighway ]District cross section standards and have a clear driving surface. Streets less than 26' in width shall have no on- strect parking, strcei,4 less than 32' in width shall have parking only on one side. Thr, measuretnenv; Miall be based on the drivable surface dirnertsion exclusive of shoulders- The roadway shall be able to aecoraniodate an imposed lead of 80,000 GVW as set fcwlh in International Fire Code Section 5031.1 and DI0.6.1 and D103.6.2. 11, Roodways. As. sct forth in lntcriratiorwi Firc +C'odc Sceticxt D103.3, the Firc 1)r-purIrnLnr it upposad to any kart ,,pe islimd in th#, middle of a cul de w that rnuy prev-cm a lira truck from turning wound on the and ofthe omirt. 12, midways: Emcr eney response rotates and fk lanes shall not be allowed to have traffic Page 3 of +4 Page 34 calming devices installed without prior approval of the Fire 0xic Official. National Fire Protection IFCSD3:4.1_ 13_ Access: Operational fire hydrants, temporary+ or permanent street signs, and access roads with an all-weather surface are required to be installed before conxtnistible construction material is brought onto the site, as set forth in International Fire Cade Section (.IFC 501.4. 14. Ace-ess: Secondaryemergency access routes shall be protected from illegal entry by a gate or collapsible bollards as set forth in IFC 503.3. An example would be the MaxiForcc Cvllapsibk LmMlords that is hydrant wrench aclivaUd or an approved equal_ 15_ ,Access: All electric gates are required to be 20' in width and equipped with a Fire Deparinwin key switch as set forth in International Fire Code Section 303.6 & National Fire Protection Standard t 14 % Section 5,3,173, Ib_ Access: All portions of the buildings located on this project rnugt be within 154' of a3 paved surface as measured aramd the perimeter of the building as set forth in International Fire Code bcetioan 503.1.1, 17, AddrmAng: The applicant shall work. with Public 'Works and Planning DePartrrrcrt staff to provide an address identification plan and a sign which meets the requiremer is of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in Imernatioanal Fire Code Section 505:1 and Meridian Anwridment 104.4-1. IS_ Addressing: This project will require private streeis_ The applicant will work a ith the addressi ng agent for this project. All private streets shall l shall be marked "No Parking Fire Lame" per International Fire Code Sections 503.3 & []143.6 unless approved by the Fire Marshal. SPECIALTY T+IFEDSWOTHER COMMENTS, 19, Specialty Needs: All daycares mast pass an inspection suing the criteria of the HAD State Fire Marshal as sct forth in Idaho Statute Title 39-1 M. Prior to scheduling an inspection, the applicant muet pay a fee of $2.5 Rw the eo.0 of the in-pectirm. 20. U cher Canrrrtem: Maintain a separation of 5` from the building to the dumpst�er enclosure as set forth in International Firc Code Scction 304-1.3. 21. (Inher Comments., Emure that all yet undeveloped parcels are maintained free of Colli Ludble vegetation as set forth in international Fire code Sfttion 3+4.1.2_ Page 4. of 4 Page 35 D. POLICE DEPARTMENT http: //weblink. meridianciU. org/weblink8/0/doc/161912IPage1.aspx DATE! 2r214i2019 TO: Stephanie Leonard REVIEWER; Lieutenant Scott Colaianni SUIIJECP; E-2019-0006 PRDIR(T NAMI- Three Ciwers Ranch POLICE DEPARTNIEIVT SUMMARY OF REPORT: 1. Police Resnomse Tim +- The Three Comers Ranch proposed development is approximately 5 anises from the Meridian Polk;c Npartmrnt. The expected response time to this area in an emergency is about 6 minutes which is 2 minutes higher than the average emergency response tiTne in the Meridian. Between II112018-1213112418 responded to I l calls for service within a mile of this proposed development. The most freaquent calls types were prowters, alarms and suspicious vehicles. There were 20 reported crashes within a mile of'the proposed development. Of those 555& were injury related. See attached dcscuamem for more details. I Armwsibility — The proposed dcvetupment is planned an being a "gatce' community so crnergcnGy acvc:v, will necd t+) he provided to fire and police= using, cither a Key Pad Code, Opticorn Sensor and or Knox 31.19 Etc all1011i tl mcly ac",A. This will need Its lir a t us pTiar It Any Ms kaCittg issued in the rJevel�.>Irmrn[. 3_ Resource nee,& — No additimial restsurces are needed- The police department already servieesi ¢lois aree. 4. Other comments- All qualified open space provided in the. deyclvpment to include all amenities [must be in an open arca in order to allow for natural surveillance opportunit -cs of public areas. Pathways and landu api ng should neat erste hiding spats or blind spats to would promote criminal opportunities. Page 36 Meridian Police Department -Three Comem Ranch Location of new development - Chinclen f Locust Grove Time Frame • 01/1/2018.1.2/31/2013 Level of Service (Lo 5)- Delivered By Reporting District (RQ - M716j Calls for Serwica (CFS}. Response Times: Dispefth to llirrini (all units) Average Response limes by Priority: 'Cisy of Meridiain' priority 3 3.58 Priewity 2 2.49 Prmvity 1 12.47 Average ResponseTimes by Priority,'M716' Priority 3 6.04 Priority d 9.43 Priority 1 .21.24 Caft for Service ICF51: malls occurring in RD W716' CFS Count Total 111 96 of Gaits for Service split by Priority in W716' • of P3 US 0.9% • of P2' CFS 622% • Of P1 as 34-246 96 of PO as 2-796 crimes Crime Count Total 368 CrashES 'Crash Count Testa [ 201 Analyst Note s Response 'rime and Calls for Service (iCFS)I by Priority - Mo5t frequent priority call types; - Priority 3 calls most frequently involve a Rrnwler in Residence. - Priority calls most frequeritly rivulyu Residential Burg Alarm, Suspicious Vehiclar &Commercial Burg Alarm. • Priority 1 calls mast frequcntl-q i--wolve Supplemental Info Vehicle Burg Report, & Hit and Run Report. Crime - Most frequent crimes Involved; • Vandalism, • All Other Offenses (Fail to Appear, Resisting & Obstru€ting Offi€er, and Probation Violation), and • Vehicle Burglary. -Most frequent crashes were; • SS.0% tnjvey type crashes.. ■ 40,0% involved n -on -reportable crashes, and • SAN were property damage reports. Priority Response Times Defined: Priority 0 type calls are no priority type of calls. Priority 1 type calls are for nonemergency type of calls where the officer will arrive at the earliest convenience. and Priority 2 type Galls require an urgent response where the offlcer will arrive as soon as practical, and should obey all traffi€ laws - Priority 3 tkpQ calls are an emergency response in which the Ilghts and siren and driving as authorized for an -emergency vehicle by Idaho Code to facilitate the quick and safe arrival of an officer to the scene, 'Same data may he ineomoetir due to times. 212V2019 OM53ng Page 37 roe: ri Caen, NWHM%. wphr'3rg E. WEST ADA SCHOOL DISTRICT (WASD) http: //weblink. meridianciU. org/weblink8/0/doc/161616/Pagel.aspx k "West f SCHOOL DISTRICT February 14, 2019 City of Meridian 33 E Broadway Ave., $te, 102 Meridian, 10 83642 RE= Three Corners Ranch File No.; H-2019-0006 Dear Planners: joint School District No. 2 (dha West Ada School District) has experienced significant and sustained growth in student enrollment during the Jast ten years. Ma ny of our schools throughout the district are operating at or above capacity. Based on U,5, census data, we can predict that these homes, when completed, will house 36 = # homes x 0.8 Dgr census data school aged children. Approval of Three Corners Ranch will affect enrollments at the fallowing schools in West Ada District: Due to the abundant amount of growth in the area, West Ada is actively building new schools, and boundaries are always changing. These future students could potentially attend Pleasant View Elementary and Owyhee High School. West Ada School District supports economic growth; however, growth fosters the need for additional school rapacity. Due to the current over enrollment situation at the schools this development would impact, it is West }Ada School District's opinion It would be best to deny the Application for Three Corners Ranch_ In order to rnleet the need for additional school capacity, West Ada School Distrlct will accept the donation of land appropriate for a school site_ Passage of a bond issue will be required prior to the commencement of new school construction. If this development is approved residents cannot be assured of attending the neighborhood school as it maybe necessary to ;bus students to available classrooms across the district. The safety of our students is our first and foremost priority, With this in mind, we ask that you encourage the developer to provide safe walkways, hike baths and pedestrian access for our students_ School capacity and transportation is addressed in Idaho Cade 67.6508 - future development will continue to have an impact an the district's capacity. ricer y, i e Yochum Assistant Superintendent —operations Wast Ada School District Page 38 Enrollment calpaci River Valley Elementary 495 650 Heritage Diddle School 1254 1000 Rocky Mountain High Schaal 2448 1SD0 Due to the abundant amount of growth in the area, West Ada is actively building new schools, and boundaries are always changing. These future students could potentially attend Pleasant View Elementary and Owyhee High School. West Ada School District supports economic growth; however, growth fosters the need for additional school rapacity. Due to the current over enrollment situation at the schools this development would impact, it is West }Ada School District's opinion It would be best to deny the Application for Three Corners Ranch_ In order to rnleet the need for additional school capacity, West Ada School Distrlct will accept the donation of land appropriate for a school site_ Passage of a bond issue will be required prior to the commencement of new school construction. If this development is approved residents cannot be assured of attending the neighborhood school as it maybe necessary to ;bus students to available classrooms across the district. The safety of our students is our first and foremost priority, With this in mind, we ask that you encourage the developer to provide safe walkways, hike baths and pedestrian access for our students_ School capacity and transportation is addressed in Idaho Cade 67.6508 - future development will continue to have an impact an the district's capacity. ricer y, i e Yochum Assistant Superintendent —operations Wast Ada School District Page 38 F. IDAHO TRANSPORTATION DEPARTMENT (ITD) http: //weblink. meridian ci U. org/weblink8/0/doc/161948/Pagel. aspx ITD is scheduled to widen US -20/26 Chinden Boulevard between Eagle Road and Locust .(drove Road in the year 2020. Upon completion, Shandee Drive will be restricted to right in, right out only. The future ultimate buildout for US -20/26 will prohibit access to US -20/26 from Shandee Drive. G. ADA COUNTY HIGHWAY DISTRICT (ACHD) http: //weblink. meridianciU. org/weblink8/0/doc/164215/Pagel. aspx H. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) http: //weblink. meridiancioy. org/weblink8/0/doc/161579/Pagel. aspx I. SETTLERS IRRIGATION DISTRICT http: //weblink. meridiancity. org/weblink8/0/doc/162274/Pagel. aspx Plans must be submitted to Settlers Irrigation District and the Karnes Lateral for review and comment. Settlers will also at the time of submittal require a Land use Change application and a Single Assessment form. Both forms can be found on the Settlers Irrigation District website. J. NAMPA MERIDIAN IRRIGATION DISTRICT (NMID) hgg. //weblink. m eridian cily. org/weblink8/0/doc/161764/Pagel. aspx K. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD) hyp://webfin k.meridiancity.ory/weblin k8/0/doc/161276/Pa el�.aspx Page 39 I k: Wi►f11 101[lly 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 annex and develop the subject 31.06 acre property with R-4 zoning consistent with the LDR designation. (See section V above for more information) 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the proposed map amendment and development complies with the purpose statement of the residential districts in that it will provide for housing opportunities on larger lots consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed residential use should be compatible with adjacent existing and future residential uses in the area. 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 City services are available to be provided to this development. The Meridian Fire and Police Departments currently serve this area, however, the School District has submitted comments, included in Section VIIIJ,, that currently show student enrollment is above capacity. 5. The annexation (as applicable) is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the City if developed with the conditions in Section VIII of this report. B. Preliminary Plat (UDC 11-613-6) 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) Stafffinds the proposed plat is in conformance with the comprehensive plan and is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section VIII. Page 40 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Staff finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff finds the proposed plat is in conformance with scheduled public improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Stafffinds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8- 30-2005, eff. 9-15-2005) Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. C. Private Street (UDC 11-3F-5) In order to approve the private street application, the director shall find the following: A. The design of the private street meets the requirements of this article; The design of the streets meets the standards as set forth in UDC 11-3F-4. B. Granting approval of the private street would not cause damage, hazard, or nuisance, or other detriment to persons, property, or uses in the vicinity; and The Director finds that the proposed private road network will be a detriment to surrounding subdivisions (Fuller and Three Corners) if the north/south connection is not made to W. Guiness St., upon the anticipated full closure off. Shandee Dr. when E. Chinden Blvd. expands to six (6) lanes. C. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) The proposed private street network does not conflict with the Comprehensive Plan if the applicant extends the private street connection north/south to connect to W. Guiness St. and extends to N. Stafford Pl. The private street network has been supported by the ACHD Commission (see staff report in Section VIII. G). D. The proposed residential development (if applicable) is a mew or gated development. (Ord. 10-1463, 11-3-2010, eff. 11-8-2010) The proposed development is a gated community in compliance with UDC 11-3F-4. Page 41