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CC - Planning and Zoning Commission RecommendationsSTAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT El�D� HEARING DATE: December 10 2019 Legend II011Project Location TO: Mayor & City Council1------' _ FROM: Bill Parsons, Current Planning Supervisor 208-884-5533 k - r Bruce Freckleton, Development - Services Manager ------; 208-887-2211 1 - , SUBJECT: H-2019-0097 Percy Subdivision i r ' LOCATION: East side of S. Meridian Rd., south , ----- , of E. Amity Rd., in the NW '/4 of - y Section 31, T. 3N., R.IE. I = 9 Z/ll1014-dw x.Y1t171a11T17Ki NOTE: During the November 7, 2019 P/Z hearing, the applicant provided a revised plat for Commission's review. The revised plat incorporated some of the modifications recommended by staff and included new changes that the applicant and the eastern property owner have negotiated regarding street connectivity and utility stubs. Because these items were topics of discussion at the hearing, staff has updated the staff report with the revised plans and provided a strike-through/underline format throughout the document, including all relevant conditions of approval, to concide with the revised plans. • De -annex 0.42 acres of land currently zoned R-4 to consolidate the property with the adjacent parcel to the south zoned RUT in Ada County; • Modification to the existing development agreement (Instrument No. 2016-007091) to incorporate the requested preliminary plat and replace the terms of the agreement; • Rezone of 30.02 acres of land from the R-4 zoning district to the R-8 zoning district; and • Preliminary plat consisting of 113 single-family residential lots and 11 common lots on approximately 28.51 acres in the proposed R-8 zoning district. II. SUMMARY OF REPORT A. Project Summary Acreage Details 28.51 Page 1 rurure Lana use Lesignanon Existing Land Use(s) Proposed Land Use(s) Current Zoning Proposed Zoning Lots (# and type; bldg./common) Phasing Plan (# of phases) Number of Residential Units (type of units) Density (gross & net) Open Space (acres, total [%] /buffer/qualified) Amenities Physical Features (waterways, hazards, flood plain, hillside) Neighborhood meeting date; # of attendees: History (previous approvals) Community Metrics Details some MUK IJ.Jx acres) on Agricultural SFR R-4 R-8 113 building/11 common 2 113 single family detached dwellings 3.96 units/acre (gross); 6.02 (net) 33.66 acres, 424512.84% Children's play structure, gazebo None May 13, 2019; 2 attendees excluding the Applicant South Meridian Annexation (H-2015-0019); DA Instrument No. 2016-007091 Details Ada County Highway District Distance to Fire Station Staff report (yes/no) Yes Requires ACHD Commission No Action (yes/no) Resource Reliability Access (Arterial/Collectors/State E. Quartz Creek St., collector street, via S. Meridian Hwy/Local)(Existing and Proposed) Rd./SH-69; consistent with the MSM Traffic Level of Service Accessibility Stub Street/Interconnectivity/Cross Five (5) stub streets are proposed ( 1 -north, 1 -south and 3 - Access east) Existing Road Network None Proposed Road Improvements With development, the applicant will be constructing Water Supply several local streets for interconnectivity and a collector street at the mid -mile mark consistent with the MSM, the None UDC and ITD policies. NOTE: A portion of the collector street is an off-site improvement. Distance to nearest City Park (+ Nearest City Park is Discovery Park which is size) approximately 2 miles from the proposed development Distance to other key services Nearest services are several miles north of the proposed Fire Service Distance to Fire Station Fire Station #1 — 3.8 miles Fire Response Time 7 minutes Resource Reliability 81% - goal is 85% Risk Identification 1 - Residential Accessibility Limited to 30 homes until a secondary emergency access is provided Special/resource needs None Water Supply 1000 GPM Other Resources None Page 2 Description Details Page Police Service Distance to Police Station Approximately 4.5 miles Police Response Time Between 5-6 minutes Calls for Service 41 % of calls for service split by Priority 1 — 22% priority Priority 2 — 75.6% Priority 3 — 2.4% Accessibility Access to Meridian Road limited to left -in and right- in/right-out only (no left out) Specialty/resource needs None Crimes 10 Crashes 9 Wastewater Distance to Sewer Services 0 Sewer Shed South Black Cat Estimated Project Sewer ERU's 113 WRRF Declining Balance 13.73 Project Consistent with WW Yes Master Plan/Facility Plan Water Distance to Water Services 1500 feet Pressure Zone 5 Estimated Project Water ERU's 113 Water Quality Yes — lack of supply redundancy Project Consistent with Water Yes Master Plan Impacts/Concerns None B. Project Area Maps Future Land Use Map � mow` .�•,',. `µ,.'ab•,, MN•,1 �,•, a�nl T►! 4 ? ect Location 'q'! ct LocOA AMITY Legend 11■11 0 Re NIU! RG _ N. C. Aerial Map Page 3 Zoning Map 0 III. APPLICANT INFORMATION A. Applicant/Representative: Schultz Development PO Box 1115 Meridian, ID 83680 B. Owner: Percy Farms, LLC 1250 Stegerman Ct. Meridian, ID 83642 IV. NOTICING Newspaper Notification Radius notification mailed to properties within 300 feet Public hearing notice sign posted on site Nextdoor posting 'e t�•S�S��, IYi J�� / City Limits 4 Planned Parcels ����lii■h Planning & Zoning Posting Date City Council Posting Date 10/18/2019 11/22/2019 10/15/2019 11/21/2019 10/24/2019 11/26/2019 10/15/2019 11/21/2019 V. STAFF ANALYSIS DE -ANNEXATION: The applicant request to de -annex 0.42 acres of land currently zoned R-4 to consolidate the property with the adjacent County RUT parcel to the south in exchange for easement to construct the off-site portion of the collector street to Meridian Road consistent with ACHD Master Street Map. Prior to Page 4 the rezone ordinance approval, the applicant must submit and obtain approval of a County rezone and property boundary application to ensure the de -annexed portion of the property is assigned a County zoning designation and consolidated with the adjacent southern parcel. REZONE: The Applicant requests to rezone 30.02 acres of land from the R-4 zoning district to the R-8 zoning district for the development of 113 single-family detached residential homes. COMPREHENSIVE PLAN(https://www.meridiancity.orglcompplan): The Comprehensive Plan Future Land Use Map (FLUM) designates approximately 5.58 acres of this site as Medium Density Residential (MDR) and approximately 22.93 acres as Low Density Residential (LDR). The purpose of the residential designations is to provide a variety of housing types. MDR designated areas allow smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre (d.u./acre). 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 proposes to develop the 28.51 acre site with 113 single-family homes on various lot sizes to promote housing diversity. Because this property does have two (2) land use designation (not parcel specific), the gross density is on the lower end of the MDR density range and the recorded DA contemplated a future rezone request, staff finds the proposed development is generally consistent with the Comprehensive Plan without a request for a "step-up." 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): "Provide for a wide diversity of housing types (single-family, modular, mobile homes 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) Only one housing type, single-family detached homes, is proposed within this development; however, there are a mix of four (4) different lot sizes proposed (i. e. 5,000-8, 000); Staff is unaware if the homes will be owner occupied or rental units. • "Require open space areas within all development." (6.01.01A) An open space exhibit is included in Section VI1.0 that complies with the minimum UDC standards listed in UDC 11-3G-3. However; the project is located in an under -developed area of Meridian with limited access to City parks. Further, a majority of the open space is situated along S. Meridian Road and W. Quartz Creek Street. Therefore, Staff recommends that the applicant convert lots 6 and 7, Block 4 into common lots to create more useable internal open space within the proposed development. • "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) The proposed development is contiguous to the City and urban services can be provided to this development. • "Consider ACHD's Master Street Map (MSM) in all land use decisions." (3.03.04K) The proposed plat depicts an east/west collector street along the south boundary consistent with the MSM. Page 5 "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) The Applicant has been working with ACHD and ITD on the collector street connection to S. Meridian Rd. (SH 69). The proposed collector street is in the desired location as required by ITD however; they have required controlled access into the site and restricted the turning movements to a right-in/right-out/left-in only. The applicant should comply with all ITD mitigation measures per the TIS study. • "Develop alternative modes of transportation through pedestrian improvements, bicycle lanes, off-street pathways, and transit -oriented development as appropriate." (3.03.03D) Pedestrian walkways are proposed internally throughout the development and a segment of the City's multi -use pathway system is proposed off-street along S. Meridian Rd. DEVELOPMENT AGREEMENT MODIFICATION The applicant is requesting to modify the recorded Development Agreement (Inst. #2016- 007091). Originally, this property was part of the South Meridian annexation. The recorded development agreement granted the landowner the authority to rezone and modify the DA at no charge to the applicant. The amendment is desired so the applicant can develop the property consistent with the proposed single-family development. The new terms of the agreement will supersede the previous provisions. Staffs recommended DA provisions are include in Exhibit VIII. below. PRELIMINARY PLAT The proposed preliminary plat consists of 113 building lots and 8 common lots on 28.51 acres in a proposed R-8 zone. The minimum lot size for the development is 5,250 square feet (s.£) with an average lot size of 7,239 s.f. Four (4) different sizes of lots are proposed (i.e. 5K, 6K, 7K, and 8K square feet) for the development of traditional front -loaded lots. A lot size rendering is included in Section VILE that demonstrates the variety of lots proposed within the development. Phasing Plan: The subdivision is proposed to develop in two (2) phases as shown on the phasing plan in Section V11. C. The first phase is the southeastern portion hag of the development consisting of 53 56 -lots and includes all of the Meridian Road frontage improvements. The second phase is the remaining northwesters portion of the development and consists of the other 60 5-7 lots. Staff is suDDortive of the Dhasine Dlan as Dronosed by the aDDlicant. 5 Dimensional Standards (UDC Imo: The proposed plat and subsequent development is required to comply with the minimum dimensional standards listed in UDC Tables 11-2A-6 for the R-8 zoning district. The proposed plat complies with these standards. Subdivision Design & Improvement Standards11( 6C-3): Page 6 Compliance with the subdivision design and improvement standards listed in UDC 11-6C-3 is required, which includes streets, common driveways, pedestrian connections, easements and block face. The proposed plat appears to comply with these standards except for Block 1 that fronts on the west side of S. Ventura Ave. (800'+/-), The UDC allows for City Council to approve block faces up to 1,200' in length where block design is constrained by site conditions that include an abutting highway, which is the case. Staff recommends Council approve the longer block face with the inclusion of traffic calming at the vicinity of the mid -block micropath, as proposed, to assist with slowing vehicle traffic. Common Driveways (UDC 11 -6C -3D): Three One common driveways are is proposed on Lot 9, Block 2, Lot 5, Block 6 and Lot 29, Block 3 providing access to Lots 7 and 8, Block 2, Lots 2,3 and 4, Block 6 and Lots 30 and 31, Block 3. Common driveways are required to comply with the standards listed in UDC 11-6C-3 as follows: The driveways for Lot 10, Block 2, Lot 6, Block 6 and Lot 28, Block 3 are is required to be located 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 landscape buffer; an exhibit should be submitted with the final plat application depicting the setbacks, fencing, building envelope and orientation of the lots and structures accessed by the common driveway; lots abutting the common driveway that aren't taking access from the driveway should also be depicted with driveways on the opposite side of the lot from the common driveway; a perpetual ingress/egress easement is required to be filed with the Ada County Recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. Access (UDC 11-3A-3 and 11 -3H - Access is proposed via a collector street, E. Quartz Creek Street via S. Meridian Road at the half mile consistent with ITD, the MSM and the UDC. ITD mitigation for the mid -mile access requires the applicant to restrict the access to a right-in/right-out/left-in only access. Direct lot access is prohibited to both the proposed collector street and S. Meridian Road. As noted above, a portion of the collector street is an off-site improvement to facilitate a Meridian Road access to this property. The applicant is going to exchange a small sliver of de -annexed (north boundary) property to the adjacent property owner in order to construct a portion of this roadway. The 50 -foot permanent easement will be constructed to ACHD standards as a 30 -foot paved street section, 3 -foot gravel shoulders and 7 -foot drainage ditches on each side. If a WASD bus stop for this development is located adjacent to Meridian Road, staff recommends that the applicant coordinate with ACHD to construct a 5 -foot wide detached sidewalk along the entire north side of the E. Quartz Creek with the first phase to ensure safe passage to the school bus stop. hiternal local streets provide access to the residential lots. The applicant is also proposing four (4) five (5) stub streets along the north, south and east boundary for future extension. A secondary emergency access is proposed in the northwest corner of the development to S. Meridian Road. MFD has limited the number of homes in this development to 30 until the secondary access is provided. Page 7 Landscaping (UDC 11-3B1: Street buffers are required to be provided as set forth in UDC Table 11-2A-6 for the R-8 district and landscaped per the standards listed in UDC 11-3B-7C. A 20-foot wide buffer is required along E. Quartz Creek Street, a collector street; and a 35-foot wide buffer is required adjacent to S. Meridian Rd. (SH 16), an entryway corridor as proposed. The street buffer landscaping depicted on the landscape plan in Section VII.0 far exceeds UDC standards. Any landscaping within the ITD shall be landscaped in accord with UDC 11-3B-7C.5. Qualified Open Space (UDC 11-3G-3): A minimum of 10% (or 2.85 acres) of the developed site is required to be provided for qualified open space based on 28.51 acres per the standards listed in UDC 11-3G-3B. A qualified open space exhibit was submitted as shown in Section VILD that depicts 3.66 332 acres (or 12.84 12.36%) of open space; however a majority of the open space is located adjacent to major roadways (Meridian Road and E. Quartz Creek Street). The applicant has increased the size of Lot 6, Block 3 to provide additional common open space that is internal to the development. Staff is supportive of the common open space proposed with the development. , All stormwater detention facilities counted toward qualified open space are required to be designed in accord with the standards listed in UDC 11-3B-I IC. Open pond on Lot 4, Block 8 must comply with UDC 11-3G-3 and cannot exceed 25% of the proposed open space lot in accord with UDC 11-3G-3B.8. Qualified Site Amenities (UDC 11-3G): A minimum of two (2) qualified site amenities are required to be provided for the development based on 2 8.5 1 acres of land per the standards listed in UDC 11 -3 G-3 C. Amenities are proposed as follows: a covered seating area, tot lot with seating benches, micropaths and a segment of the City's 10-foot multi-use pathway in excess of UDC standards. 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 may be 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. Fencing (UDC 11-3A-7,11-3H-4D): All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A- 7. A 4-foot tall berm with a 6-foot tall concrete wall on top is proposed along the west boundary of the site adjacent to S. Meridian Road as noise abatement for residential properties from the future state highway as required by UDC 11-3H-4D (see exhibit in Section VII.D). An exhibit should be submitted with the final plat applications for Phase 1 that depicts the centerline SH-69 to ensure the top of the berm/wall combination is a minimum of 10 feet higher than the elevation at the centerline of the state highway as required. Page 8 Sidewalks (UDC I1 -3A-17): Sidewalks are required within the development in accord with the standards listed in UDC 11-3A- 17. A 10 -foot multi -use pathway is required along S. Meridian Road in accord with UDC 11 -3H -4C.3. 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-1 : An underground pressurized irrigation system is required to be provided for each lot within the development. Building Elevations: Conceptual building elevations were submitted for the proposed single-family detached dwellings as shown in Section VII.F. A variety of 1- and 2 -story homes are proposed in an assortment of building materials. Because the rear and/or sides of 2 -story structures that face S. Meridian Rd., an entryway corridor, will be highly visible, Staff recommends they incorporate articulation through changes in two or more of the following: modulation (e.g. projections, recesses, step -backs, pop -outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single -story structures are exempt from this requirement. VI. DECISION A. Staff: Staff recommends approval of the proposed de -annexation, rezone, development agreement modification and preliminary plat per the conditions included in Section VIII. in accord with the Findings in Section IX. B. The Meridian Plannine & Zoninii Commission heard these items on November 7. 2019. At the public hearing, the Commission voted to recommend approval of the subject De -annexation, RZ, PP and MDA requests. 1. Summary of Commission public hearing_ a. In favor: Matt Shultz b. In opposition: None C. Commenting: Carl Reiterman d. Written testimony: None e. Staff presenting application: Bill Parsons f. Other Staff commenting on application: None 2. Ke,, issue(s) of public testimony a. Sewer and water stubs to the north property. 3. Ke.. issue(s) of discussion by Commission: a. Number of amenities required by City code. b. Re -orienting some of the proposed open space in the northeast corner to a more central location within the development. c. Topograghy of the site Page 9 d. Extension of the 5 -foot detached sidewalk along the the north boundary of the off-site portion of E. Quartz Creek Street. e. Full access to Meridian once the future signalization is warranted by ITD. f. Coordination with Brighton Corporation on stub street and sewer and water locations on the east boundary. 4. Commission change(s) to Staff recommendation: a. Commission struck site specific conditions of approval 2A and 3A. Commission modified site specific conditon of approval 2B to add verbiage the the Meridan Road may be consider as a full turning movement until such time as ITD determines the need for a traffic signal and completes the Meridian Road Corridor Study. 5. Outstanding issue(s) for City Council: a. None Page 10 VII. EXHIBITS A. De -Annexation Legal Description & Exhibit Map DESCRIPTION FOR DE -ANNEXATION PARCEL PERCY SUBDIVISION A portion of Government Lot' of Section 31, T.3N,, RAE., B.M., Merl dian, Ada County, Idaho more particularly described as follows - Commencing at the VV1(4 corner of said Section 31 from which the NW corner of said Section 31 hears Norlh 00'37'56" East. 2641,54 feet; thence along the East-West centerline of said Section 31 North 89°57'28" East, 60.94 feet to a point on the East right-of-way line of S_ Meridian Road; thence leaving said East-West centerline and along said East right-of-way line 360.00 feet along tlhe arc of a non-tarxgent curve to the right, said Curve having a radius of 57,235.78 feet, a central angle of 00'18'01" and a long chord which bears North 00'27'11" East, 304,40 feet to the REAL POINT OF BEGINNING-, thence continuing along said (East right-of-way line 207.00 feel along the arc of curve to the right, said curve having a radius of 57,235-78 feet, a central angle of 00*01'12" and a long chord which bears North 00°36'48" East, 20.00 feet; thence leaving said East right-of-way line North 89°56'59" East, 719,56 feet; thence South 00°07"32" East. 70.09 feet; thence South 30°58AU' East, 126.57 feet; thence North 40°14'27" West, 207°58 feet, thence South 89°57'28'''Fest, 650.98 feet to the REAL. POINT OF BEGINNING, Containing 18,265 square feet, more or less. ,�7729 G. Page 11 iv S.25 S.30 _ _ E. AMITY ROAD S.36 TS.311 31P 1 . 1 KPCY FARMS, LLC cy d , w 2 NB9'S8`a9"E 719.55' 1sz6s �. p a1 _ _ _ _- —_ _ _ - - - 5{'07'32"E w ¢.,RPOB SB9'S7'2S"W 550,3$' _a� 7D.09' m{� S3O'58'40"E Vi J %+�126.57' JOSE ASEGUINOLA k N46'1 07.58' � � 207.58' i i L", 89'57'28"E 1%40.94'- SZ6 5 31 1 SHAFER VIEW ESTATES SUBDIVISION �7729 z r or ~Q�� CURVE TABLE CURVE RADIUS LENGTH CHORD CAST. CHORD BRC. DELTA Cl 57235.79 300.00 300.DD NG'27'11"E D'18'01" C2 572355 78 20.90 20.000 NO'36'49"1 0'01'12 L Y G. G �` 25 100 400 0 50 200 604 SCALE: 1" — 200' QAI-1C] EXHIBIT _— 'DRAWING FOR osT DE—ANNEXATION PARCEL SURVEY � �;.,ID nHO83704 _ PERCY SUBDIVISION GROUP, L 4.Ls LWATEO IN covFRNMENT Lor 2 OF SEOTION 31, TM-. R.IE.. 6.6k. AIERI[NAN. ADA COUNTY, IDAHO Page 12 ®%17/2068 B. Rezone Legal Description and Exhibit Map 05SCRIPTION FOR PERCY SUBDIVISION R-4 TO R-8 REZONE A portion of Government Lot 2 of Section 31, T.3N., RAE., B.M,, Meridian, ,oda County, Idaho more particularly described as follows; Commencing at the W114 corner of said Section 31 from which the NW corner of said Section 31 bears North 00"37'56" East, 2641.54 feet; thence along the West boundary line of said Section 31 North 00°37'56" East, 3211 00 feet to the REAL POINT OF BEGINNING; thence continuing along said West boundary line North 00'37'56'' East, 1,000,77 feet to the NW corner of said Government Lot 2; thence along the North boundary line of said Government Lot 2 North 89" 39'29" East, 1,186.00 feet to the NE corner of said Government Lot 2; thence along the East boundary line of said Government Lot 2 South € 0'31'21" Wast, 1,326.94 feet to the SE corner of said Government Lot 2; feet; thence along the East-West centerline of said Section 31 South 89'57'28" West, 326,:22 thence leaving said East-West centerline North 05°35'32"West, 142. 10 feet; thence North 30058'40" West, 125.57 feet; thence North 00'07'32" West, 70,09 feet; thence South 89056':9" West, 779,56 feet to the REAL POINT OF BEGINNING, Containing 30.02 acres, more or lens. 7729 'U'XO ., , Page 13 S.25S.3Q E. AMITY ROAD S.3Fi 5.31 _ w rr1 1 1� 1 UNPLA77E6 NE CORGOVT LOT 2 NB9'39'29'E 1186.00' r P PERCY FARMS, LLC rEXISr TIrNG R r /—/4 f,TO/ / !R -P8 REZONE 130774 s f f/ SB3'56'59"W n 10 JOSE ASEGUINOLAZA I N5'35'32'W 142.10' 1/4 r 5.36 5.,31 N89'57'28"E 882,24' --- 70,09' r�l N30'58' 40"W 126.57' SHAFER VIEW ESTATES SUBaMSION I� a J z .D l! 7 L+9 �6 1C? 150 �.0p 'e' 0 ��. D 7'a 3i 9[74 'NOFOF G� � SCALE: 1 " = 300' IDAHO REZONE EXHIBIT __ DRAWING EOR 0—W FMiEFALDST R--4 ZONE TO R-8 ZONE 'SURVEY 2ae}ae�es�gaavaa PEROY SUBDINASION GROUP, LLC I I ` LOCATM IN GO ERKPAMY 4tlt 2 OF SECTIM 31. TJN.. R -IE, B.Y., MERIDIAN. AOA C"TY, IDWO Page 14 19-141 S/24/241Y C. Preliminary Plat (date: 11/11/2019) & Phasing Plan PRELI±AINARY PLAT SHO—G PERCY SUBDIVISION i LOCATED BV GOVERNMENT LOT 2 OF SECTION 31, U11. E. E.M, NERfDIAN. ADA COJNTY. IDAHO `a 1 ADi6. m — T EYISSINC. HE:JOVW RCMP W/BERM 1 oao.�nnwRr oe�ccoera+rcunr�s :�'�'+� 's Y9 p� 'tea P1.0 G O D O b O 4 e o O 9 6 O m o d 5 D �j eb` - — o ■ Page 15 NEM m mo � am m o0 ko 0 0 � 00 D m o m �A O O 0 0 D 0 6 O 000 oma®®oma ADi6. m — T EYISSINC. HE:JOVW RCMP W/BERM 1 oao.�nnwRr oe�ccoera+rcunr�s :�'�'+� 's Y9 p� 'tea P1.0 G O D O b O 4 e o O 9 6 O m o d 5 D �j eb` - — o ■ Page 15 PHASING PLAN PHASE 1-53 LOTS PHASE 2-60 LOTS Page 16 an1rn N 0 u's � Qi 8,210 15,050 Ei 8,514 8,584 8,050 8,050 9.385 9,117 a o y PHASING PLAN PHASE 1-53 LOTS PHASE 2-60 LOTS Page 16 an1rn N 0 u's � Qi 8,210 15,050 Ei 8,514 8,584 8,050 8,050 9.385 9,117 a o n � N S(l YC) 1f1 Ui fp P PHASING PLAN PHASE 1-53 LOTS PHASE 2-60 LOTS Page 16 an1rn N 0 u's � Qi 8,210 15,050 Ei 8,514 8,584 8,050 8,050 9.385 9,117 D. Open Space Exhibit and Landscape Plan (date: 12/2/2019) & Amenities CITY OF MERIDIAN OPEN SPACE REQUIREMENTS 0LALIFIED OPEN 3?ACt ortx err,ce �.a,e.tx,. as e✓aaYe� 4hF3d6f2w oa �n�� Rgt40 i7&0 -j t.F THE Jtf1Ei [i'IFE'JTE IA IRS LANDSCAPE LEGEND [k:++lFE6 CPU -PAGE - JIT -11 --1--' T.11 Ei I , 1. 92 54 FT -I_ h 2A•'.,B755C'FT. AREM 54. Fr. IFMMAYY 1 I � lu�6M 2A3' aG. T. 1 I —' — — AREA_ 3,=2 SC. F'. 'PARKWAY. �............� _ .,. L..T..,. I I I I MEM 7.06 1xS. P- r4— — — --QUARTZ CREEK $T. Scale: V= 200' 12==u�=� PERCY SUBDIVISION °,a -w MERIDIAN, IDAHO OPEN SPACE EXHIBIT —1,0 Page 17 PERCY SUBDIVISION I r; S. MERIDIAN ROAD MERIDIAN, IDAHO} 83642 al. 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TR.u..»,... ....: ,pry ry,.,w „, . �\•� 5DECIDUOUS TREr PLANTINP. fi r.s OSO� �rrma Vi2-1 a°© �¢ mFEoa cow .a } M4fl5 Z E3Wg ca � -7777- 1 @BERM ADJACENT TO MERIDIAN ROAD Page 21 Page 22 VII I, �- Blip-,� AMw E. Lot Size Exhibit PERRY SUBDIVISION 113 LOTS — R8 28.51 ACRES 3.96 LOTS/ACRE 5000's(19%) 6000's(27%) 7000's(29%) 8000's+(24%) Page 24 cq fl, ao 5000's(19%) 6000's(27%) 7000's(29%) 8000's+(24%) Page 24 F. Conceptual Building Elevations (Photos) Page 25 Page 26 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. Prior to the rezone ordinance approval, the applicant shall submit and obtain approval of a County rezone and property boundary application to ensure the de - annexed portion of the property (0.42 acres) is assigned a County zoning designation and consolidated with the adjacent southern parcel. 2. 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, and conceptual building elevations included in Section VII and the provisions contained herein. b. The applicant shall comply with the phasing plan as shown in Exhibit VII.C. revise the phas a ng plan to constr-uet all of the Mer-idian Road &ontage improvements (10 foot wal_�h_eff-ffl_ e-offl-b-ination, landseaping and 10 foot multi use pathway) with the first phase. c. The applicant shall coordinate with ACHD on the construction of the entire length of E. Quartz Creek Street with the first phase of development, including a 5 -foot wide detached sidewalk on the north boundary. If Western Ada School District does not require a school bus stop at the intersection of Meridian Road and E. Quartz Creek Street, the 5 -foot wide detached sidewalk is not required to be constructed along the off-site portion of the roadway. d. The rear and/or sides of 2 -story structures that face S. Meridian Rd., an entryway corridor, shall incorporate articulation through changes in two or more of the following: modulation (e.g. projections, recesses, step -backs, pop -outs), bays, banding, porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single -story structures are exempt from this requirement. 2. The preliminary plat included in Section VILB, dated 1' 11P2Tv 30/2019 11/11/2019 shall be revised as follows: a. Lot 6 and 7, Bloek 4 shall be eonsolidated with Lot 5 tO ffovide more eentr-al open *thin the development. b. Applicant shall construct traffic calming in S. Ventura Ave. to mitigate for the extended block length as shown. c. Direct lot access to S. Merdian Road and E. Quartz Creek Street is prohibited. d. Access to S. Meridian Road at the mid -mile (E. Quartz Creek Street) shall be limited to a right-in/right-out/left-in only until ITD completes the Meridian Corridor study and determines if future signal is warranted to allow a full access. The applicant shall comply with all ITD mitigation measures per the TIS study. Page 27 e. No more than 30 homes are allowed to be constructed in the development until the secondary emergency access is provided. 3. The landscape plan included in Section VII.D, dated 10/30/2019 12/02/2019 shall be revised as follows: above. b. Open pond on Lot 4, Block 8 must comply with the standards set forth in UDC 11- 3G -3B.8. The pond cannot exceed 25 percent of the common lot. c. All fencing constructed in the development shall comply with UDC 11-3A-7. d. An exhibit must be submitted with the final plat application for Phase 1 that depicts the centerline SH -69 to ensure the top of the berm/wall combination is a minimum of 10 feet higher than the elevation at the centerline of the state highway as required. e. All stormwater detention facilities counted toward qualified open space are required to be designed in accord with the standards listed in UDC 11 -3B -11C. £ Any landscaping within the ITD right-of-way shall be landscaped in accord with UDC 11 -3B -7C.5. 4. Off-street parking shall be provided for this site as set forth in UDC Table 11-3C-5 and 11-3C-6. 5. A 14 -foot wide public pedestrian easement is required to be submitted to the Planning Division for the multi -use pathway; coordinate the details of the easement with Kim Warren, Park's Department. The applicant shall have an ongoing obligation to maintain all pathways. 6. An exhibit shall be submitted with the final plat application for the lots (Lots 7 and 8, Block 2, Lots 2, 3 and 4, Block 6 and Lots 30 and 31, Block 3) 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. 7. Applicant shall comply with all ACHD site specific conditions of approval. 8. 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 OR a note placed on the face of the plat prior to signature on the final plat by the City Engineer. 9. All common open space and site amenities shall be maintained by an owner's association asset forth in UDC 11 -3G -3F1. 10. The project is subject to all current City of Meridian ordinances. 11. Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Table 11-2A-5. Page 28 12. The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11 -6B -3C2. 13. 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. B. PUBLIC WORKS Site Specific Conditions of Approval 1. The current plan depicts a single water main serving the entire development, which does cause a concern for water quality. This concern will be mitigated by looping the water mains together with future developments. General Conditions of Approval 2. 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. 3. 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. 4. 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. 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. 6. 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. 7. 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. Page 29 8. 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. 9. 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. 10. 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. 11. 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. 12. 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. 13. 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. 14. 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. 15. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 16. Developer shall coordinate mailbox locations with the Meridian Post Office. 17. All grading of the site shall be performed in conformance with MCC 11-12-3H. 18. 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. 19. 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. 20. 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. 21. 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. 22. 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. Page 30 23. 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. 24. 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. 2. FIRE DEPARTMENT http: //weblink. meridianciU. org/weblink8/0/doc/177698/Pagel. aspx 3. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD) http: //weblink. meridianci(y. orglWebLink8lDocView. aspx?id=177692 4. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO hqg: //weblink. meridianci(y�org/weblink8/0/doc/178324/Pagel. aspx 5. DEPARTMENT OF ENVIRONMENTAL QUALITY http://weblink. meridian ci E.org/weblink8/0/doc/178370/Pagel. aspx 6. BOISE PROJECT BOARD OF CONTROL http: //weblink. meridiancitE. org/WebLink8lDocView. aspx?id=177671 7. ADA COUNTY HIGHWAY DISTRICT (ACHD) http://weblink.meridiancity.org/weblink8/0/doc/178806/Pa el. aspx 8. POLICE DEPARTMENT 1. Police Response Time - The proposed Percy development application is approximately 4.5 miles from the Meridian Police Department. The expected response time to this area in an emergency is about 5-6 minutes. The average response time in the City of Meridian is just over 4 minutes. Between 9/1/2018- 8/31/2019, the Meridian Police Department responded to 41 calls for service within a mile of the proposed development. See attached documents for details. Between 9/1/2018- 8/31/2019, the Meridian Police Department responded to 9 crashes within a mile of the proposed development. See attached documents for details. 2. Accessibility The Meridian Police Department would request that IF any access to the proposed development is off of State Highway 69 that it be limited to left -in and right-in/right-out only (no left out). Ultimately the police department would prefer a traffic signal at the mid -mile prior to the Page 31 development construction. This would allow for safer left -out traffic and reduce or eliminate high speed broadside accidents. 3. Resource needs This proposed development is on the edge of the city limits. The Meridian Police Department will be servicing Gray Cliff Estates and Stapleton Subdivision to the north when finished. As of now no additional resources are needed at this time. Once all the surrounding areas come on line it may require future additional police resources in this geographic area. 4. Other comments - The Meridian Police Department has no outstanding issues concerning this development application. All qualified open space provided in the development, to include all amenities, must be in an open area in order to allow for natural observation opportunities. Pathways and landscaping should not create hiding spots or blind spots that would promote criminal opportunities. The Meridian Police Department will support all Community Development Staff recommendations, Traffic Impact Studies from ITD and or ACHD to improve access, roadways, intersections, pathways and sidewalks before the project if fully completed. Page 32 I k: Wi►l 1101M 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; The Commission finds the proposed density and associated R-8 zoning designation is consistent with the applicable provisions of the Comprehensive Plan in regard to the LDR and MDR future land use map designations for this site. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds 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; The Commission finds that the proposed zoning amendment will not be materially detrimental to the public health, safety, or welfare. 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 The Commission finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 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 11-6B-6) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; The Commission finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; The Commission finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers) Page 33 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, the Commission 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; 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. The Commission is unaware of any significant natural, scenic or historic features that need to be preserved with this development. Page 34