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PZ - Staff ReportSTAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING October 24, 2019 DATE: TO: Planning & Zoning Commission FROM: Bill Parsons, Current Planning Supervisor 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0068 Goddard Creek Townhomes LOCATION: Northwest corner of W. McMillan Rd. and N. Goddard Creek Way. I. PROJECT DESCRIPTION E IDIAI�T� • Modification to the recorded Development Agreement (Inst. #102012598) to allow the development of single family attached homes and townhomes instead of offices; • Rezone of 5.03 acres of land from the R-4 to the R-15 zoning district; and, • Preliminary Plat consisting of 41 residential building lots and 8 common lots on 4.62 in an proposed R-15 zone; and • Private street to provide access to the townhome development. Page 1 II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 4.62 Future Land Use Designation MU -C Existing Land Use vacant Proposed Land Use(s) Single-family residential Current Zoning R-4 Proposed Zoning R-15 Lots (# and type; bldg/common) 41 SFR building/8 common Number of Residential Units (type 41 (SF attached and townhome units) of units) Density (gross & net) 9.52 units/acre (gross); 11.92 (net) Open Space (acres, total [%] / 1.045 acres, 22.62% buffer / qualified) Amenities Children's play structure, pedestrian pathways, covered picnic and barbeque area, passive open space and dog park Physical Features (waterways, None hazards, flood plain, hillside) Neighborhood meeting date; # of February 7, 2019; 10 attendees attendees: History (previous approvals) This property was granted annexation, preliminary plat, and a conditional use permit as part of the Lochsa Falls Subdivision in 2002 (AZ -02-010, PP -02-009, CUP 02-012) and has a development agreement (Instrument #103012598). These approvals granted office uses in the R-4 district. In 2017, the property received CPAM approval from Office and High Density Residential to Mixed-use Community. A PP and FP were also approved. A concurrent RZ, CUP and MDA was proposed to develop the property with 76 multi -family units however, that request was withdrawn. A PP and FP were also approved (H-2017-0007 and H-2018-0014) to develop the self -storage protion of the development. Written Testimony Written response from 9 residents in opposition of the project (see public record). Page 2 Community Metrics Page 3 Description Details Page Ada County Highway District • Staff report (yes/no) • Requires ACHD Commission Action (yes/no) West Ada School District • Distance (elem, Willow Creek Elementary: +/- 1 miles ms, hs) Sawtooth Middle School: +/- 1.2 miles Rocky Mountain High School: +/- 1.1 miles • Capacity of Willow Creek Elementary: 650 students Schools Sawtooth Middle School: 1000 students Rocky Mountain High School: 1800 students • # of Students Willow Creek Elementary: 685 students Enrolled Sawtooth Middle School: 1043 students Rocky Mountain High School: 2485 students • Anticipated school The project is anticipated to add 35 students. aged children generated by this to Sewer Services • Sewer Shed • Estimated Project Sewer ERU's • WRRF Declining Balance • Project Consistent with WW Master Plan/Facili ty Plan • Impacts & Water • Distance 0 to Water Services • Pressure 2 Zone • Estimated 41 Project Water ERU's Page 4 • Water Yes — The current plan results in two 330 LF dead ends which is a concern Quality for water quality. This concern can be mitigated by looping the water mains Concerns together at the north edge of the site and connecting to existing water main in W Apgar Creek Ln. • Project Yes Consistent with Water Master Plan • Impacts & Applicant to extend and connect proposed water on the east side of the site Concerns to the existing water in W Apgar Creek Ln to provide redundant connection. Also, loop proposed water mains at the north edge of the site. Applicant to eliminate water mains in shared drives, replace with water services. Connect water to the north. B. Project Area Maps Future Land Use Map Legend -� ® � 7EPProiect Location � Denssi V �� esol m MU -C 'BTW. High Density I-'-- 'I, Pni ResidetnNal Commercial Office Low Density Residential Offl NR utiiiim"3z Aerial Map 0 Page 5 Legend . • 111...1. �.. Illllllr Project • . . :1 • r1...1.R... ylw -r-r .all►�`, ��! ; °iuml n, ullnl.in::i► 4nn111 • Ilu nny W 1111- ::� 11..■ RUT .11.1.-:...1� C-Crw R-8 .11.1.11:EMU0:!::' rn._�-. mmu rad nMHQ i r._p:. ulllllll r�inll ...1, moon pllu.......:9 mml 1: -lum zF5- RUT • mm� � �; aural R-15NJ a . • • 4;.'•� ��iui ��l� �.•f mil. nha' r eua■:: m 41 NII �I• anl.m ■ - IIr - 1 R LI-i1n1/11i� Ii111 pIu� III • C.:i: n�pn nnaq► �!N �h jiinV,,. 17 -� 111111111 =viii Li IIR/i ■.«'.\111■I �IIy' 11111 ., c� C', 1.111111 ,.•1: 11111-W, III. APPLICANT INFORMATION A. Applicant/Owner: Gibson Family Revocable Living Trust PO Box 88 Notus, ID 83656 B. Representative: Scott Noriyuki, Northside Management 6810 Fairhill Pl. Boise, ID 83714 IV. NOTICING Newspaper Notification Radius notification mailed to properties within 300 feet Public hearing notice sign posted on site Nextdoor posting Planned Planning & Zoning Postin Date 9/13/2019 9/17/2019 10/14/2019 9/17/2019 City Council Posting Date V. STAFF ANALYSIS Comprehensive Plan: The subject property is designated MU -C on the future land use map. The purpose of this designation is to allocate areas where community -serving uses and dwellings are seamlessly integrated into the Page 6 urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single -use and strip commercial type buildings. Non-residential buildings in these areas have a tendency to be larger than in Mixed Use - Neighborhood areas, but not as large as in Mixed Use — Regional areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to, but also walk or bike to (up to three or four miles). Employment opportunities for those living in and around the neighborhood are encouraged. When the FLUM was changed in 2017, staff had analyzed the viability of three different land uses on the subject property. At the time, of the FLUM change, the plan consisted of multi -family and a self- service storage facility. In determining the appropriateness of the land use change staff determined that other commercial and office uses approved next to the storage and multi -family development would serve as the third land use type to support the requested FLUM change. Prior to City Council's action on the previous development, the applicant of the multi -family project withdrew their CUP application. Therefore, the subject 4.62 acre parcel is still governed by the original development agreement which allows office to develop on the property. The applicant now desires to develop the site with 41 single family attached and townhome units. Staff has evaluated the existing land uses and zoning in the area to determine if this stand-alone residential project is attainable. This area is primarily developed with single-family homes with the exception of the apartment complex to the north. Because the applicant is proposing to provide housing diversity in the area and include useable open space and amenities as part of the development, staff believes the plan is consistent with the MU -C designation. The project also falls within the target density of 6 and 15 dwelling units per acre; as proposed gross density is 8.87 dwelling units to the acre. DESIGN: The design of structures on this site is required to comply with the design standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards Manual. The development should incorporate high quality architectural design and materials consistent with the MU -C designation. GOALS, OBJECTIVES, & ACTION ITEMS: 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): • "Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities." (3.07.01E) The proposed development will contribute to the variety of residential categories that currently exist in this area (i.e. low and medium density). Staff is unaware of how "affordable" the units will be. • "Provide housing options close to employment and shopping centers." (3.07.02D) Because of its location in close proximity to nearby shopping centers (the corner off. Ten Mile Road and W. McMillan Road), and major transportation corridors, this property is "Require common area in all subdivisions." (3.07.02F) The subject property is under 5 acres in size and the UDC does not require that the applicant provide common open space. To ensure the project is compatible with the adjacent neighborhoods, the applicant is proposing to provide 24 percent common open space for the Page 7 development and include three amenities as follows: tot lot, covered picnic area and dog park. • "Amend the Unified Development Code and Comprehensive Plan Future Land Use Map to ensure a wide variety of housing types can be developed and properly zoned and land is available" (3.07.01A) The area in the vicinity of W. McMillan Road and N. Ten Mile Road is limited in housing options. The proposed project would promote housing diversity and provide greater opportunities for residents to live near their place of employment and shopping centers. • "Adopt land use designations that will allow for housing opportunities for all income levels." (3.07.0113) Few of the major employment areas within the City are adequately supported with enough housing options. Density near employment centers allow for workforce housing and promote community resiliency, potentially reducing commute times and expenses, and allowing for increased community and economic engagement. • "Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D) The UDC (11-3A-3) restricts access to arterial streets when access is available from a local street. Access tto and from the development is provide along the north boundary via a private street (W. Apgar Creek Lane). Access is not proposed to McMillan Road. REZONE The applicant requests to rezone of the 5.03 acres of land from the R-4 zone to the R-15 zone consistent with the MU -C FLUM designation. DEVELOPMENT AGREEMENT MODIFICATION The applicant is requesting to modify the recorded Development Agreement (Inst. #102012598) to development the site with 41 single family attached homes and townhomes instead of offices. The applicant is requesting to exclude the subject property from the boundary recorded DA and enter a new one that governs the site. Staff's recommended DA provisions are include in Exhibit VIII. below. PRELIMINARY PLAT The proposed preliminary plat consists of 41 building lots and 8 common lots on 4.62 acres in a proposed R-15 zone. Dimensional Standards (UDC L� L-2): The proposed plat and subsequent development is required to comply with the minimum dimensional standards listed in UDC Tables 11-2A-7 for the R-15 zoning district. The proposed plat complies with these standards. Access (UDC 11-3A-3): Access is proposed via a private street, W. Apgar Creek Lane and access via McMillan Road is prohibited. Therefore, internal private streets are proposed on Lot 34, Block 1 for internal access within the development. Private streets are not typically intended for single-family developments; however, because the development is proposed to be designed with a common mew and access is restricted to McMillan Road, staff is of the opinion the internal private street is appropriate. However, the townhome units proposed for lots 36-49 should be oriented with the front of the units on the mew. Page 8 Private streets are required to comply with the design and construction standards listed in UDC 11-3F-4. The proposed private street is 24 feet wide with 5 -foot sidewalks on both sides. To ensure adequate guest parking is provided, the applicant is proposing a guest parking area along the north side of the private street across from Lots 16-20, Block 1. Additionally, the private street standards prohibit common driveways from taking access from private streets, unless approved by the director with an alternative compliance application. Alternative compliance has been requested in accord with 11 -3F -4A.6, to allow the two (2) common driveways to be accessed off the private street. Because this a mew development and is a small compact, infill development, the Director approves the request for alternative compliance. Common Driveways (UDC 11-6C-3) All common driveways are required to comply with the standards listed in UDC 11 -6C -3D. Two (2) common driveways are proposed that comply with UDC standards. Common driveways should be a maximum of 150' in length or less, unless otherwise approved by the Fire Dept. 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 are not 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. Signage should be provided at the ends of the common driveways for emergency wayfinding purposes as requested by the Fire Department. Landscaping (UDC 11-3B): Landscaping is required within street buffers (11 -3B -7C), and within common open space areas (11 -3G -3E in accord with UDC standards. Note: The only required landscaping for the site is the 25 -foot wide landscape buffer along McMillan Road. Qualified Open Space (UDC 11-3G-3): The UDC does not require the applicant to provide any qualifying open space because the project is less than 5 acres. However, the applicant recognizes that this is an infill development and the surrounding residential developments have ample open space. In order to complement the surrounding developments, the applicant is proposing to provide approximately 20% of qualified open space within the development; this also includes the following amenities: tot lot, covered picnic shelter and dog park. The existing utilities to serve this development are stubbed in from McMillan Road. The alignment of these utility stubs are offset from the central open lot (Lot 18). In order to facilitate, the logical expansion of City services, staff recommends that the applicant relocate this open space along the east boundary of lot 20. Further, the applicant should coordinate with the fire department to determine if the access road for the Public Works Department can be utilized as the secondary emergency access. Staff is supportive of the amenity package and qualified open space for this development. Page 9 Parking (UDC 11-30) Parking for single-family dwellings is required based on the number of bedrooms per unit. For 1 - bedroom units, a minimum of 2 spaces per unit are required with at least one of those spaces in an enclosed garage, other space may be enclosed or a minimum 10' x 20' parking pad. For 2-3 bedroom units, a minimum of 4 spaces per unit are required with at least 2 of those spaces in an enclosed garage, other spaces maybe enclosed or a minimum 10' x 20' parking pads. Each of the units are required to comply with the parking standards set forth in UDC 11-3C-6. Because of the proposed 24 -foot wide street section, on street parking is restricted. As mentioned above, the applicant is providing 16 guest parking stalls to provide additional parking for the development. Parking stalls are required to measure 9' x 19' in accord with UDC Table 11-3C-5. NOTE: Parking is concern in the area. The City has received multiple complaints from residents in the area because the existing apartment complex does not have adequate parking. Fencing (UDC 11-3A-7): All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A- 7. 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. See Section VIII -B below for Public Works comments/conditions. Pressurized Irrigation System (UDC 11-3A-151: An underground pressurized irrigation system is required to be provided for each lot within the development. 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. Building Elevations (UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations are proposed as shown for the townhomes. The applicant has not provided elevations for the single-family attached units. As noted above, staff also recommends that the applicant orient the front of townhomes abutting the mew. The townhomes submitted with the application do not contemplate this design. Therefore, staff recommends that the applicant provide three distinct elevations for the development. Prior to the Commission hearing, the applicant should provide the two additional elevations planned for the development. All structures within the development are required to comply with the residential design standards listed in the Architectural Standards Manual. An administrative design review application must be submitted to the Planning Division and approved prior to submittal of building permit applications; one design review application may be submitted for the overall development. Page 10 VI. DECISION A. Staff: Staff recommends approval of the proposed rezone, development agreement modification and preliminary plat and the Director approved the private street and alternative compliance applications per the conditions included in Section VIII. in accord with the Findings in Section IX. Page 11 VII. EXHIBITS A. Rezone Legal Description and Exhibit Map REZONE DESCRIPTION FOR Ri 5 ZONE GODDARD CREEK TOWNHOUSE SU13DIVISION Lot 2, Block 1 of Goddard Creek Subdivision as filed in Book 114 of Plats at Pages 17060 through 17062 and a portion of the SE 114 of the SW 114 of Section 26, TAN., RAW., B.M., Meridian, Ada County, Idaho more particularly described as follows: BEGINNING at the NW corner of said Lot 2; thence along the along the North boundary line of said Lot 2 South 88°5036" East, 476.28 feet to this NE corner of said Lot 2; thence along the easterly boundary line of said Lot 2 the following 5 courses and distances, thence South 00°31'17" West, 107.36 feet. thence 7.85 feet along the arc of a non -tangent curve to the right, said curve having a radius of 30.00 feet, a central angle of 14°59'49" and a long chord which bears South 08106'33" Weat, 7.83 feet; thence South 15°3633" West, 95.54 feet; thence 131,94 feet along the arc of a non -tangent curve to the left, said curve having a radius of 252.00 feet, a central angle of 29°59'51" and a long chord which bears South 04°36'25" West, 130.43 feet; thence South 14°23'27" East, 58.02 feet; thence continuing along the easterly boundary line of said Lot 2 and the southerly extension thereof South 00"37'38" West, 78.37 feet to a point on the South boundary line of said Section 26; thence along said South boundary line North 88°58'46" West, 468.83 feet; thence leaving said South Boundary line and along the West boundary line of said Lot 2 and the southerly extension thereof North 01 °01'14" East, 473.31 feet to the POINT OF BEGINNING, Containing 5.03 acres, more or less. 7729" n Page 12 W. SELWAY RAPIDS LN. 388'58'36"E 476.28 -REAL P4INY I OF BEGINNING I r In C7 r N I C1 s � ;7 11 `.2 +° } C U �^I BLOCK 1 a wl 5.03 ACRES a I I 4 � n I 1 Y 514'23'27"E I 58.02' I l --S0'37'38" W 78.37' ----�_W_. MCMILLAN RD._-- N88'58'46"W 458,$3' i CURVE TABLE CURVE RADIUS LENGTH CHORD DIST. CHORD BRO. DELTA C1 30.40 7.85 7.83 NS'06'33"E 14'5$'49" C2 252.00 131.94 130.43 SWM25-W 29'59'51" n77 25 10D 300 ;u ulA SCALE: 1" � 100' IDAHO WI x. EMERA "T SURVEY 001$E.1 S 983704 GROUP, LLC G. r, EXHIBIT DRAWING FOR R15—REZCNE DESCRIPTION GOD€}ARD CREEK TOWNHOUSE SUBDIVISION J=ATEO IN THE SE 1/4 OF THE 5W 1/; OF SF EjM 26, 14N.. RAW_ ®.M.. M9RIDIAN, AON COUN Y. IDAHO Page 13 10-093 5/1.3/2M B. Preliminary Plat (date: 10/15/2019) rrr Rr CREEK TOWNHOMES MERIDIAN,PRELIMINARY PLAT TAN, FLIE, SEC, 26, ADA COUNTY, ,' 2019 . ® , 1 o® - --- m ©gym —_ v© ©c�0 =777_. �®11111000 Page 14 C. Landscape Plan (date: 10/18/2019) GSI '-- —_ _ _ _— _ _ — f ✓ � PLANT SCHEDULE HC,' nP�Nr En'rs �.�,�, � ZONEp PENS ttMRf5i0EM Al W. SELWAY RAPIDS LN. -- W. Mc �i. r_�IE I VICINITY MAP Page 15 A zo. Pao R e 04 D, �o 94 O'd 06 ' II L1.0 '�- CY p¢ CITY REQUIREMENTS PRE PLAT _LAN RD. _. .,. r�s.a varum :..,..^/J rsaioxr�.L oleo �a a�aoww ae eumsrsix ewa^tRi.r � LANDSCAPE PLAN rooea i.nr °rLuoe a ,we aom s,�'sss ar_ rNi <r.�e, LEGEND: SITE DEVELOPMENT FEATURES "'gPB OR^Ar s,. s,ecsaaeRr rcR rsom ausErs +Nat. wa:ucM irENetaEE OE,niL L, L]m� ��� OWNER DEVELOPER ENGINEER Page 15 A zo. Pao R e 04 D, �o 94 O'd 06 ' II L1.0 uevnTw.m. �Ij' /r��e,rm `gym, � �"'F p �.� eswmcrr�'� cma.caenrnm rvxE uu rErxticv ae rnucxe mu es awar treat text / ee�u e ® e �� rvu.cr�sweu ee mnac¢o aaJr m °°LL ce / mr.i�. eu�m ewmr \ �w'r ew � E"r °"a 1\ �� � nn can uw w+rm rvwc Ee ruicu i.1 SHPJB PLANTNO DEME ' �h PNuxrW wiL LI .,�. 4.�N.1 - EbarH £ccirV. oEvru v: e>°i'r`'izniar.- A.oeePwwth£E Ty�cE wrtHiN wE F�vs laNre a+rmq rPE€�re iu%FE mfipa� b�ren.0 a 4 WROUGHT IRON FENCE3 CECDUCUB TREE PLANIINO OEfAL S HM VPM FENCE Page 16 C FERIXI =PL4MIN0=AIL O C A W m 4 i a 0 w a O W F � 0.k A r) 64 gram x m app II L2.0 D. Rendering & Conceptual Elevations Page 17 -------------- i -T Chrysalis Chrysalis UT, GODDARD CREEK TOWNHOUSES Page 18 I GODDARD CHEEK EDWHHDUSES MWU.TI.U'lM Page 18 I GODDARD CHEEK EDWHHDUSES VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. Within six (6) months of Council's approval of the findings for the rezone and prior to submittal of a final plat application, the developer shall sign and obtain Council approval of the development agreement with the following provisions: a. Future development of this site shall comply with the preliminary plat, landscape plan, color rendering and conceptual building elevations included in Section VII and the provisions contained herein. 2. The preliminary plat included in Section V11.13, dated 10/15/19 shall be revised as follows: a. The existing utilities to serve this development are stubbed in from McMillan Road. The alignment of these utility stubs are offset from the central open lot (Lot 18). In order to facilitate, the logical expansion of City services, the applicant shall relocate this open space on the east boundary of Lot 20. Further, the applicant shall coordinate with the fire department to determine if the access road for the Public Works Department can be utilized as the secondary emergency access. b. Depict zero lot lines on those lots that have shared walls. 3. The landscape plan included in Section VII.C, dated 10/18/19 shall be revised as follows: a. Provide the details of the site amenities with the submittal of the final plat application. b. Applicant shall relocate Lot 18 further to the east per site specific condition 2a. above. c. Applicant shall provide the common open space and amenities as proposed. d. All fencing constructed in the development shall comply with UDC 11-3A-7. 4. Private streets within the development are required to comply with the design and construction standards listed in UDC 11-3F-4. Exception: Alternative Compliance was approved to UDC 11 -3F -4A.6 to allow the common driveways off of the private street. 5. Parking is only allowed in the designated guest parking area as shown on the attached plans. The private streets shall be posted with "no parking" signs. 6. Off-street parking shall be provided for this site as set forth in UDC Table 11-3C-5 and 11-3C-6. 7. An exhibit shall be submitted with the final plat application for the lots accessed by the common driveway that depicts the setbacks, fencing, building envelope and orientation of the lots and structures in accord with UDC 11 -6C -3D. Driveways for abutting properties that are not taking access from the common driveway(s) shall 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 19 8. Provide address signage at the street for homes on Lots 11-14 and 21-23, Block 1 accessed by the common driveway for emergency wayfinding purposes. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for the common driveway, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the recorded easement shall be submitted to the Planning Division prior to signature on the final plat by the City Engineer. 10. All structures within the development are required to comply with the residential design standards listed in the Architectural Standards Manual. An administrative design review application shall be submitted to the Planning Division and approved prior to submittal of building permit applications; one design review application may be submitted for the overall development. 11. The front of the townhome units proposed on Lots 36-49, Block lshall be oriented towards the mew. 12. The applicant shall provide three (3) distinct elevations for the development. Prior to the Commission hearing, the applicant shall provide the two additional elevations proposed for the development. B. PUBLIC WORKS Site Specific Conditions of Approval 1. As currently proposed, the water and sewer serving this project connects to existing mains in W. McMillan Road and then traverses northerly into the development. Meridian city standards requires a minimum of a 14 -foot wide compacted gravel roadways over each utility within a 20 -foot wide easement (30 -feet for two utilities). No large trees are allowed within the easement area. Applicant should reconsider the location of Common Lot 20, Block 1 to be in alignment with the existing sewer and water mainline stubs. 2. The current plan results in two 330 LF dead ends which is a concern for water quality. This concern shall be mitigated by looping the water mains together at the north edge of the site and connecting to existing water main in W Apgar Creek Lane. Applicant to eliminate water mains in shared drives, replace with water services. General Conditions of Approval 3. 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. 4. 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. 5. 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 Page 20 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. 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. 7. 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. 8. 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. 9. 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. 10. 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. 11. 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. 12. 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. 13. 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. 14. 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. 15. 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. 16. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 17. Developer shall coordinate mailbox locations with the Meridian Post Office. Page 21 18. All grading of the site shall be performed in conformance with MCC 11-12-3H. 19. 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. 20. 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. 21. 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. 22. 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. 23. 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. 24. 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. 25. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 3. FIRE DEPARTMENT 1. Work with the addressing agent to install city approved signs at the common driveways. 2. The Common driveways shall be signed "No Parking Fire Lane". 3. Fire Flow: One and two family dwellings not exceeding 3,600 square feet require a fire - flow of 1,000 gallons per minute for a duration of 1 hours to service the entire project. One and two family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 4. Roadways: All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. Page 22 5. Roadways: Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an imposed load of 80,000 lbs. All roadways shall be marked "No Parking Fire Lane" per International Fire Code Sections 503.3 & D103.6. 6. Roadways: To increase emergency access to the site a minimum of two points of access will be required for any portion of the project which serves more than 30 homes, as set forth in International Fire Code Section D107.1. The two entrances should be separated by no less than '/2 the diagonal measurement of the full development as set forth in International Fire Code Section D104.3. The applicant shall provide an additional stub street to the property. 7. Roadways: Emergency response routes and fire lanes shall not be allowed to have traffic calming devices installed without prior approval of the Fire Code Official. National Fire Protection IFC 503.4.1. 8. Access: Secondary emergency access routes shall be protected from illegal entry by a gate or collapsible bollards as set forth in IFC 503.5. An example would be the MaxiForce Collapsible bollards that is hydrant wrench activated or an approved equal. 4. WEST ADA SCHOOL DISTRICT (WASD) http:11weblink.meridiancit .00rg/WebLink8/0/doc/177333/Pa eg l.aWx 5. ADA COUNTY HIGHWAY DISTRICT (ACHD) hgp: //weblink. meridianciU. org/WebLink8/0/doc/177314/Pagel. aspx IX. FINDINGS A. REZONE (UDC 11 -5B -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; Stafffinds the proposed density and associated R-15 zoning designation is consistent with the applicable provisions of the Comprehensive Plan in regard to the MU -C future land use map designation for this site. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds that the proposed map amendment and subsequent development will contribute to the range of housing opportunities available in the northern portion of the City. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds that the proposed zoning amendment will not be materially detrimental to the public health, safety, or welfare. Page 23 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 any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation (as applicable) is in the best interest of city. Because this application is for a rezone, this finding is not applicable. B. PRELIMINARY PLAT (UDC 11-613-6) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; Stafffinds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. 2. Public services are available or can be made available ad 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 developer 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 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. 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-4) In order to approve the application, the Director shall find the following: 1. The design of the private street meets the requirements of this Article; Page 24 The design of the proposed private streets complies with the standards listed in UDC 11-3F-4. See analysis in Section Vfor more information. 2. 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 Staff does not anticipate the proposed private streets would cause any hazard, nuisance or other detriment to persons, property or uses in the vicinity if they are designed as proposed and constructed in accord with the standards listed in UDC 11 -3F -4B. 6. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. The location of the private streets does not conflict with the Comprehensive Plan and/or the regional transportation plan. Both ACHD policy and the UDC prohibits access to McMillan Road if local street access is provided. With the development of the property to the north, staff finds that local street access has been provided via a private street. 4. The proposed residential development (if applicable) is a mew or gated development. The proposed residential development includes a mew. D. ALTERNATIVE COMPLIANCE In order to grant approval for alternative compliance, the director shall determine the following findings: 1. Strict adherence or application of the requirements is not feasible; OR Access to this development is provided by a private street and the UDC restricts access to McMillan Road, an arterial street. Because the property is not served by internal public streets, the Director finds strict adherence to the UDC is not feasible and approves the request for the common driveways to take access from the private streets as proposed. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and The Director finds the infill development proposed by the applicant as a whole provides an equal or superior means for meeting the requirements in that it contributes to the unique character of the area, provides open space and amenities in excess of UDC standards and provides diversity in housing types available within the City. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of the surrounding properties. The Director finds that the proposed alternative means will not be detrimental to the public welfare or impair the intended use/character of the surrounding properties and will actually contribute to the character and variety of housing types in this area of the City. Page 25