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CC - Commission Recommendations (Staff Report)STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT HEARING May 28, 2019 DATE: TO: Mayor & City Council FROM: Sonya Allen, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: H-2019-0013 Gander Creek North & South LOCATION: Southwest corner of N. McDermott Rd. and W. McMillan Rd., in the NE 1/4 of Section 32, TAN., R.1 W. (Parcel No's.: 50432110450; 50432110100;50432110565; S0432141800;S0432110500) E IDIAI�T� NOTE: This development application was submitted and went to the Planning & Zoning Commission under one preliminary plat application. During Staff's review of the application for the staff report it was noted that the subject property is bisected by the Five Mile Creek which is owned by the Nampa & Meridian Irrigation District and not the adjacent land owner as is typical. Because the Irrigation District does not wish for their land to be part of the subdivision, the subject property is required to be included in two (2) separate preliminary plats. Since the Commission hearing, the Applicant has submitted an updated application and plans to bifurcate the proposed subdivision as required Staff has updated the staff report accordingly. The number and configuration ofbuildinglots and common lots have not changed I. PROJECT DESCRIPTION Annexation and zoning of 125.68 acres of land with an R-8 zoning district; and Preliminary plat consisting of 401 building lots, 55 common lots and 5 other lots on 117.10 acres of land in the R-8 zoning district for Gander Creek Subdivision. Page 1 II. SUMMARY OF REPORT A. Project Summary Acreage Future Land Use Designation Existing Land Use Proposed Land Use(s) Current Zoning Proposed Zoning Lots (# and type; bldg/common) Phasing plan (# of phases) Number of Residential Units (type of units) Density (gross & net) Open Space (acres, total buffer / qualified) Amenities Physical Features (waterways, hazards, flood plain, hillside) Neighborhood meeting date; # of attendees: History (previous approvals) B. Community Metrics Details 117.10 MDR (3 to 8 units/acre) Rural residential/agricultural SFR RUT in Ada County R-8 401 building/55 common/5 other lots 9 phases 401 SFR units (detached) 3.42 gross/4.15 net 12.55 acres (13%) 10' wide multi -use pathway, internal pathways, a swimming pool, (2) children's play structures, (2) picnic shelters, '/z basketball court The Five Mile Creek bisects the northern & southern portions of this development and is owned by the Irrigation District December 17, 2018; 5 attendees In 2015, an application for annexation & zoning and preliminary plat was denied on the northern portion of this site due to Council's Finding that it was not in the best interest of the City to annex the property at that time. (Copperbrook Sub. H-2015-0029) Description I Details Page Ada County Highway District • Staff report (yes/no) • Requires ACHD Commission Action (ves/no) Fire Service • Distance to Fire Station • Fire Response Time • Resource Reliability • Risk Identification • Accessibility 4 miles 7:00 minutes under ideal conditions 77% from Fire Station #5 — does not meet the targeted goal of 85% or greater 2 — Current resources would not be adequate to supply service to this project (see comments in Section VILC Project meets all required access, road widths and turnarounds; project will be limited to 30 building lots until secondary access is available Page 2 • Special/resource An aerial device is not required needs • Water Supply Requires 1,000 gallons per minute for 2 hours • Other Resources NA Police Service • Distance to Police 8.5 miles Station • Police Response 5-7 minutes Time • Calls for Service NA (site is currently in Ada County) • Accessibility No issues with the proposed access • Specialty/resource No additional resources are needed at this time; the PD already services the needs area to the east Wastewater • Distance to Sewer +/- 340 Ft. Services • Sewer Shed North McDermott Trunkshed • Estimated Project See application information Sewer ERU's • WRRF Declining 13.59 Balance • Project Consistent Yes with WW Master Plan/Facility Plan • Impacts/Concerns This development is subject to paying reimbursement fees for The Oaks Lift Station and Pressure Sewer Reimbursement Agreement, and the West Ada School District Reimbursement Agreement for Oaks Lift Station Pump Upgrades (currently under development) pursuant to meridian city code section 8-6-5 Water • Distance to Water +/- 500 Ft. Services • Pressure Zone 1 • Estimated Project See application information Water ERU's • Water Quality This development will require significant off-site utility improvements to connect to existing water system mainlines. In the early phases of this development, water demand will be low, and resident time of water in the system may be several days. This will make it difficult to maintain residual chlorine levels. This problem will decrease as homes are built and demand increases. This can also be mitigated by requiring looping of the water mains to allow water to move through the development to areas of higher demand, and by system flushing. • Project Consistent Yes with Water Master Plan • Impacts/Concerns Each phase must be modeled at final plat to ensure adequate fire flow. Water must be supplied from at least two mains for all phases of the development. Page 3 C. Project Maps Future Land Use Map Aerial Map L Legend 0 I01IProject Location i Zoning Map Legend Project Location R-8 --� 7 V I //I s Planned Development Map R-8 0 Legend Project Location R-15 City Limits Planned Parcels R-8 a R-4 ,rn R-8 R-8 R-4 0 IIL APPLICANT INFORMATION A. Applicant: Trilogy Development, Inc. 9839 W. Cable Car St. #101, Boise, ID 83709 B. Owner: Union Square, LLC/RWK Investments, LLC/Heartland Townhomes Property Management, LLC - 9839 W. Cable Car St., Ste. 101 Boise, ID 83709 Kenneth P. Goldbach & Melynda A. Maxwell - 4455 N. McDermott Rd., Meridian, ID 83646 Page 4 C. Representative: Bob Taunton, Taunton Group, LLC — 2724 S. Palmatier Way, Boise, ID 83716 IV. NOTICING Newspaper Notification Radius notification mailed to properties within 300 feet Public hearing notice sign posted on site Nextdoor posting V. STAFF ANALYSIS A. ANNEXATION & ZONING Planning & Zoning City Council Posting Date Posting Date 3/15/2019 5/10/2019 3/12/2019 5/7/2019 3/21/2019 5/17/2019 3/12/2019 5/7/2019 The Applicant requests annexation and zoning of 125.68 acres of land with an R-8 zoning district for the development of 401 single-family detached residential homes. Comprehensive Plan (https:llwww.meridianciU.or /g compplan): The Future Land Use Map (FLUM) designation for this property is Medium Density Residential (MDR). The MDR (Medium Density Residential) designation allows smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 units per acre. Single-family residential detached homes at a gross density of 4.15 units/acre (or 3.42 units/acre including the future right- of-way easement for SH -16 and the land reserved for afire station and service center) are proposed to develop on this site consistent with the MDR designation. Transportation: The Master Street Map (MSM) depicts a planned north/south residential collector street along the western boundary of this site at the half mile between N. McDermott & N. Star Rd. as proposed on the plat consistent with the MSM. Note: With approval of the school site to the south (i.e. Owyhee High School and future elementary school), the Developer committed to construct the collector street from McMillan Rd. to the north boundary of the school site (i.e. the subject property's south boundary) to be substatially complete prior to issuance of the Certificate of Occupancy for the High School anticipated to open in the Fall of 2021. This access is needed in order to provide the school with two (2) points ofpublic street access as required by the Fire and Police Departments. The Applicant and West Ada School District plan to enter into a binding agreement for such improvements upon annexation of the subject property. State Highway 16 is planned to extend in the future from W. Chinden Blvd. to the south to I-84 across the eastern portion of this site within a 300' wide easement west of N. McDermott Rd. An overpass is conceptually planned on W. McMillan Rd. over the future SH -16. The future right-of-way and slope easements needed for these improvements are depicted on the plat included in Section VII.B although the design of these improvements are still in process and are not yet finalized. ITD has programmed funding for preliminary engineering and right-of-way acquisition on SH -16 between I-84 and SH-20/26/Chinden Blvd. (FY2019-2023 Regional Transportation Improvement Program Key Number 208158); however, construction is unfunded. Proposed Use Analysis: Single-family detached dwellings are listed in UDC Table 11-2A-2 as a principal permitted use in the R-8 zoning district. Page 5 Comprehensive Plan Policies(https://www.meridiancity.org/compplan): 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 S different lot sizes proposed (i.e. 38' wide rear load, 40', 50', 60' and 70'+); Staff is unaware if the homes will be owner occupied or rental units. • "Provide housing options close to employment and shopping centers." (3.07.02D) The proposed development is not currently in close proximity to any employment or shopping centers; however, a large medical campus including medical offices, a hospital, surgical center and emergency room, and other office uses are planned a mile to the north near the SH-16/Chinden intersection. The proposed development will provide housing options for this area and the adjacent mixed use designated land. • "Consider ACHD's Master Street Map (MSM) in all land use decisions." (3.03.04K) The proposed plat depicts a north/south collector street along the west boundary of this site consistent with the MSM. • "Require open space areas within all development." (6.01.01A) An open space exhibit is included in Section VILE that complies with the minimum UDC standards listed in UDC 11-3G-3. • "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. • "Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D) Only one access is proposed via W. McMillan Rd., an arterial street; two accesses are proposed via the collector street; Staff is of the opinon the proposed accesses are appropriate for this development. • "Work with ACHD, COMPASS, and VRT on bringing public transportation to and through Meridian." (3.03.0411) VRT's long-term plan (ValleyConnect 2.0) does not include any service in this area. • "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system." (3.03.03B) Pedestrian pathways are depicted on the landscape plan throughout the development. A segment of the City's multi -use pathway system is planned along the Five Mile Creek which bisects this site (east/west) that will assist in providing connectivity between developments and to the school site to the south. • "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 ITD to plan for the future extension of SH -16 across the eastern portion of this site. • "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 segement of the City's multi -use pathway system is proposed off-street along the Five Mile Creek. Page 6 Zoning: Based on the analysis above, Staff is of the opinion the requested annexation with the R-8 zoning district and proposed development and density is generally consistent with the MDR FLUM designation for this site. The proposed annexation area is contiguous to City annexed property to the south and east and is within the Area of City Impact Boundary. A legal description for the annexation area is included in Section VILA. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section VIII. Although the proposed annexation area is contiguous to City annexed property, it is located at the far west periphery of the City; annexation of this property would further the sprawl in this area. A previous development (i.e. Copperbrook Subdivision) was denied on this site in 2015 based on Council's decision that it was not in the best interest of the City to annex the property at that time based on comments from the public hearings. Reasons for denial discussed at the hearing were that they wanted the City to develop from the inside out, rather than the outside in; and concern that stretching City services out west of McDermott would take away services to existing residents and open up another square mile for development. Since that time, the property directly to the south was annexed for the development of a high school. A lot for a fire station is proposed with this development which would assist is providing services for this development as well as the surrounding area. For this reason and because the City Council approved the annexation of the school property to the south, staff is supportive of the proposed annexation. B. PRELIMINARY PLAT The proposed preliminary plat for Gander Creek North consists of 404 156 building lots—, -5-5 and 29 common lots on 51.46 acres of land in the R-8 zoning district; and the proposed preliminary_ plat for Gander Creek South consists of 245 building lots and -5 36 common lots on 65.64 othef lets eensisti g of (4) lots esei=ve � v 1TD fef 4A+tr-e r -i& of way (ROW) for- the eenstfuetion of S14 16 and (1) lot r-eseiwed for- the City faf rs,..,,efien of a 44,,..e vire sta4ion and setwiee erste . o 117 10 acres of land in the R-8 zoning district. The minimum lot size for the development is 4,000 square feet (s.f.) with an average lot size of 6,002 s.f. Five (5) different sizes of lots are proposed (i.e. 4K, 5K, 6K, 7K, and 8K square feet) for the development of traditional front -loaded lots and rear -loaded alley lots. A lot size rendering is included in Section VII.D that demonstrates the variety of lots proposed within the development. Note: It came to the attention of Staff after scheduling this application for hearing that NMID actually owns the land on which the the Five Mile Creek is located that bisects this property instead of only having an easement which is typical. Prior to the City Council hearing, the Applicant should revise the preliminary plat (and associated plans and documents) to break the plat into two (2) separate preliminary plats north and south of the Five Mile Creek, obtain approval of new subdivision names from the Ada County Surveyor's office, and submit additional application fees ($2,264). Phasing Plan: The subdivision is proposed to develop in 9 phases as shown on the phasing plan in Section VII.B. The first phase is in the northern portion of the development and will include a 2.11 acre park with a playground, picnic shelter and pathway at the entry of the development off McMillan Rd. The second phase is in the southern portion of the development and includes a 2.73 acre park with a playground, picnic shelter and pathways off N. McCrosson Ave. Because Gander Creek North and South will be developed as one project, Staff recommends a provision is included in the DA that allows the project to develop under one phasing plan as shown in Exhibit B in Section VIII. Outparcel: There is a 0.43 of an acre out -parcel that contains a residence at the northeast boundary of the site. Staff has verified it is an "original parcel of record" as defined by UDC 11-1A-1. As such, it's not required to be included in the proposed subdivision but will create an enclave. The Applicant stated in their narrative that they have spoken to the property owners and they declined to sell their property or be included in the subject Page 7 annexation and preliminary plat application; they also do not wish to have a sidewalk on their property along McMillan Rd. Existing Structures: There are four existing homes and accessory structures on this site. The two existing homes on Parcel #S0432110100 and #SO432110500 within the future ROW area for SH -16 are now owned by the Developer and are being leased back to the previous owners until such time as right-of-way acquisition occurs for SH -16 and/or the construction of SH -16 commences; the other two existing homes outside of the ROW will be removed with development. These homes should not be expanded or enlarged. Existing homes that are proposed to remain are required to hook up to city water and sewer service within sixty (60) days after date of official notice from the City to do so; provided, that such services are within three hundred feet (300') of any property line of the building to be served as set forth in MCC 9-1-4 and 9-4-8. The Applicant requests a waiver of this requirement as ITD right-of-way acquisition is about to commence and the homes will either be removed upon acquisition of ROW or with construction of SH -16. Existing Easements: There is an existing ingress/egress easement (Inst. #98106235) for W. Lazy Diamond C Lane and an Idaho Power easement (Inst. #8958920) noted on the plat that should be relinquished and/or vacated (as applicable) prior to signature on the final plat for the phase in which they are located. The Applicant should submit copies of easement relinquishment(s) and/or proof of vacation of the easement(s) with the final plat application as applicable. Fire Station: A 3.84 acre lot is designated at the southwest corner of the site for a City fire station and equipment service facility. The transfer to the Fire Dept. will be a combination donation and purchase transaction to take place at the time of recording the final plat that includes the lot. A condtional use permit is required for a fire station (i.e. public/quasi-public use) in the R-8 zoning district per UDC Table 11-2A-2; compliance with the associated specific use standards listed in UDC 11-4-3-30, Public or Quasi -Public Use is required. Dimensional Standards (UDC L� L-2) The proposed plat and subsequent development is required to comply with the minimum dimensional standards listed in UDC Table 11-2A-6 for the R-8 district. Lots 15 and 16, Block 4 (S); and Lots 38 and 40, Block 2 (S) should be revised to reflect a minimum 30 - foot wide street frontage; and Lot 12, Block 6 (S) should be a minimum of 40 -feet wide measured as a chord measurement. Subdivision Design & Improvement StandardsIL( 6C-3): Compliance with the subdivision design and improvement standards listed in UDC 11-6C-3 is required, which includes streets (including alleys), easements and block face. The proposed plat appears to be in compliance with these standards except for a couple of blocks that exceed the maximum length of 750' without an intersecting street or alley as follows: • The face of Block 2 that fronts on W. Mill Creek Dr. and abuts the south side of the Five Mile Creek (790'+/-); and, • The face of Block 2 and Block 7 that fronts on W. Redwood Creek Dr. that abuts the north side of the McFadden Drain/Five Mile Creek along the project's south boundary (800'+/- and 763'+/-, respectively). 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 arterial street or highway, and a large waterway and/or a large irrigation facility, which is the case in all three of these cases. Staff recommends Council approval the block face of these 3 blocks as proposed. Page 8 North Arroyo Creek Ave. and N. Carmel Creek Ave. on the northern portion of the site are proposed as 28' public streets, which require sidewalks to be provided on each side of the street per UDC 11-3A-17. If sidewalks aren't desired, these streets should be constructed as alleys; signage should be provided at each end of the alleys for addressing purposes. Access (UDC 11-3A-3,11-3H-�• One (1) full access is proposed via W. McMillan Rd., an arterial street, at the project's north boundary and two (2) full accesses are proposed via N. McCrosson Ave., the proposed collector street, at the project's west boundary. A secondary emergency access is proposed following the sewer alignment from McDermott Rd. and the future W. Deer Creek Dr. Direct lot access via N. McCrosson Ave., W. McMillan Rd., N. McDermott Rd./future SH -16 is prohibited, except for Lot 2, Block 7 which is planned for a fire station and should have direct access via N. McCrosson Ave. A crossing is proposed over the Five Mile Creek at the 1/4 mile between N. McDermott Rd. and N. McCrosson Ave. A stub street, N. Glassford Way, is proposed to the south for future extension and interconnectivity with the school site (Owyhee High School). Parking (UDC 11-3C): Off-street parking is required to be provided for single-family detached dwellings based on the number of bedrooms per unit [i.e. 1 -bedroom requires 2 per unit with at least 1 in an enclosed garage, other space may be enclosed or a minimum 10' x 20' parking pad; 2-, 3-, and 4 -bedroom units require 4 per unit with at least 2 in an enclosed garage, other spaces may be enclosed or a minimum 10' x 20' parking pad(s); and 5+ bedroom units require 6 spaces per unit with at least 3 in an enclosed garage, other spaces may be enclosed or a minimum 10' x 20' parking pad as set forth in UDC Table 11-3C-6]. Pathways (UDC 11-3A-8): Pathways are required to be constructed in accord with the standards listed in UDC 11-3A-8 with landscaping on either side of the pathway(s) per the standards listed in UDC 11 -3B -12C. Internal pedestrian walkways are proposed throughout the development linking the neighborhood to the common areas and amenities. A 10 -foot wide segment of the City's multi -use pathway is proposed along the west boundary of the site within the street buffer along N. McCrosson Ave. from the south boundary of the site to the north boundary of the Five Mile, continuing to the east along the north side of the creek to N. Glassford Ave. and then to the north through the site to McMillan Rd. for access to the future overpass over SH -16. The Park's Dept. recommends the pathway continues from Glassford to the east boundary of the site consistent with the Pathways Master Plan. Prior to submittal of the final plat for City Engineer signature, a public access easement should be submitted for the multi -use pathway; coordinate the details with Kim Warren, Park's Department (208-888-3579). No landscaping is depicted adjacent to the multi -use pathway along the creek; minimum 5 -foot wide landscape strips are required to be provided along each side of the pathway landscaped per the standards listed in UDC 11-311-12C — if NMID will not allow any or all of the landscaping on their property, a common lot should be provided on the subject property to accommodate the pathway and associated landscaping as needed. Sidewalks (UDC 11-3A-1 : Sidewalks are required within the development in accord with the standards listed in UDC 11-3A-17. The proposed plan depicts sidewalks in accord with UDC standards, except for along N. McDermott Rd. where a minimum 5 -foot wide detached sidewalk is required; the plans should be revised accordingly. Although the sidewalk will eventually be torn out when SH -16 is extended, it will likely be many years before this occurs as the project is currently unfunded and right-of-way has not yet been acquiredfor the extension. Parkways (UDC 11-3A-17): Parkways are required to be constructed and landscaped per the standards listed in UDC 11 -3A -17E and 11- 3B -7C. Page 9 Six-foot wide parkways are proposed on the portion of the development north of the Five Mile Creek; root barriers that are a minimum of 18 inches below subgrade adjacent to the sidewalk and a 24 inches below subgrade adjacent to the curb extending 2 inches above grade are required. Trees within the parkway are restricted to Class II trees. If 8 -foot wide parkways are provided, root barriers are not required. Landscaping (UDC 11-3B): 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 25 -foot wide buffer is required along W. McMillan, an arterial street; a 20 -foot wide buffer is required along N. McCrosson Ave., a collector street; and a 35 -foot wide buffer is required adjacent to N. McDermott Rd./ future SH -16, an entryway corridor as proposed. The street buffer landscaping depicted on the landscape plan in Section VII.0 far exceeds UDC standards. Note: Because the ultimate plan is for a state highway to be constructed along the project's east boundary and an appropriate street buffer is proposed for the highway, staff does not recommend an additional buffer is required along McDermott Rd. as it would just need to be removed when the highway is constructed. Qualified Open Space (UDC 11-3G): A minimum of 10% (or 9.65 acres) of the overall developed site is required to be provided for qualified open space based on 96.54 acres (excluding the ITD easement for SH -16 and the 3.84 acre parcel reserved for the City to construct a future fire station and service center) per the standards listed in UDC 11 -3G -3B. A qualified open space exhibit was submitted for the north and south portions of the development as shown in Section VII.E that depicts 6.23 acres (or 12.11%qualified open space in the north portion and 444 6.89 acres (or 42 10.5%) of qualified open space for the south portion.; however-, Staff eter-mimed based on the qualifications for- ^ e s a in accord with the standards listed in UDC 11 -3G -3B, safne of the areas me although it appears adequate qualified open spaee is propose 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. Qualified Site Amenities (UDC 11-3G): A minimum of five (5) qualified site amenities are required to be provided for the development based on 117.10 acres of land per the standards listed in UDC 11 -3G -3C. Amenities are proposed as follows: a swimming pool with a playground, picnic shelter and'/2 basketball court in the 2.11 acre park at the entry to the development from McMillan Rd. in the northern portion of the development; another playground and picnic shelter in the 2.64 acre park at the entry of the development from McCrosson Ave. in the southern portion of the development; a picnic shelter in the 0.97 acre park also in the southern portion of the development; a long segment of the City's multi -use pathway system along the west boundary of the southern portion of the development running along the north side of the Five Mile Creek to N. Glassford Way and north to McMillan Rd.; and many internal pedestrian pathways in excess of UDC standards. Waterways (UDC 11-3A-�: All ditches, laterals, canals or drainage courses lying on the subject property are required to be piped or otherwise covered unless improved as a water amenity or linear open space in which case they may remain open as set forth in UDC 11-3A-6. The Five Mile Creek is located off-site between the north and south portions of this development on land owned by NMID; the Irrigation District's easement is a minimum of 100 feet (50 feet from centerline each direction). The creek should be protected during construction as set forth in UDC 11 -3A -6B.1. Page 10 The Noble Lateral is piped and runs along the east boundary of the site within a 30 -foot wide easement. The McFadden Drain (shown on City maps as the Five Mile Creek) runs along the south boundary of this site on the adjacent property within an 85 -foot wide easement (50' left and 35' right facing downstream). All irrigation easements for the Five Mile Creek, McFadden Drain and/or other facilities that encroach on this site should be depicted on the plat. If the easement is wider than 10 feet it's required to be included in a common lot that is a minimum of 20 feet wide and outside of a fenced area, unless otherwise modified by City Council as set forth in UDC 11-3A-6. Any encroachments within NMID's easements will require a License Agreement. Floodplain: Many of the building lots adjacent to the Five Mile creek lie within the floodplain (i.e. FEMA Flood Zone A). A floodplain development permit is required to be obtained from the City Public Work's Department prior to development occurring within the floodplain. Fencing (UDC 11-3A-6, 11-3A-7. 11 -3H -4D): All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-6, 11-3A-7 and 11-31-1-41). Fencing is proposed on the landscape plan as follows: 5 -foot tall wrought iron fencing is proposed along the rear of building lots adjacent to the Five Mile Creek and the McFadden Drain; 4 -foot tall vinyl fencing is proposed adjacent to internal common areas not visible from a public street and pathways; and a 6 -foot tall vinyl fence is proposed along the perimeter of the development and adjacent to common areas that are visible from a public street. A 4 -foot tall berm with a 6 -foot tall concrete wall on top is proposed along the east boundary of the site adjacent to N. McDermott Rd./future SH -16 as noise abatement for residential properties from the future state highway as required by UDC 11 -3H -4D (see exhibit in Section VII.C). An exhibit should be submitted with the final plat applications for Phases 5 and 9 (i.e. the phases containing lots that abut McDermott Rd./future SH -16) that depicts the centerline (or estimated centerline) of the future SH -16 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. A 6 -foot tall vinyl fence is proposed along the rear of building lots abutting the street buffer along future SH -16 which will create a 15 -foot wide corridor hidden between two fences/walls that may create CPTED (Crime Prevention through Environmental Design) safety issues and possibly maintenance issues for landscaping between the two fences. Staff recommends the 6 -foot tall closed vision fence is removed and a use easement recorded across the back side of the berm along McDermott/SH-16 benefitting adjacent building lots with allowance for side yard fences to be constructed to the wall on top of the berm; or, an open vision, 4 -foot tall closed vision, or 4 -foot tall closed vision with 2 foot open vision fencing on top could be constructed for visibility of the common area between the fence and wall on top of the berm. Staff recommends fencing (chain-link or wrought iron) is constructed on the south side of the multi -use pathway along the Five Mile Creek for public safety that complies with the standards listed in UDC 11- 3A -6C. Utilities (UDC 11-3A-21): Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. See Section VIIIB below for Public Works comments/conditions. Pressurized Irrigation System (UDC 11-3A-15): An underground pressurized irrigation system is required to be provided for each lot within the development. Page 11 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. Contours should be depicted on the plat for all storm drainage facilities that demonstrate compliance with UDC 11 -3B -11C [i.e. slopes are required to be less than or equal to three to one (3:1) (horizontal:vertical) for accessibility and maintenance]. Building Elevations (UDC I1 -3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the proposed single-family detached structures as shown in Section VII.G. A variety of 1- and 2 -story homes are proposed with a combination of front and rear entry garages in an assortment of building materials. Because the rear and/or sides of 2 -story structures that face W. McMillan Rd., an arterial street; N. McDermott Rd./future SH -16, an arterial street/future state highway and entryway corridor; and N. McCrosson Ave., a collector street, 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 Annexation & Zoning with the requirement of a Development Agreement and Preliminary Plat per the conditions included in Section VIII in accord with the Findings in Section IX. B. The Meridian Planning & Zoning Commission heard these items on April 4 and 18, 2019. At the public hearing on April 18th, the Commission moved to recommend approval of the subject AZ and PP requests. 1. Summary of Commission public hearing_ a. In favor: Bob Taunton, Taunton Group; David Bailey, Beiley Engineering, Kevin Amar, Biltmore Company; Sonia Daleiden, Kittleson and Associates b. In opposition: None C. Commenting: Joe Yochum, West Ada School District, David McKinney d. Written testimony: Shawn Brownlee e. Staff presenting, application: Sonya Allen f. Other Staff commenting on application: Mark Niemeyer, Fire Chief, Bill Parsons 2. Key issue(s) of public testimony a. Adequacy of proposed berm and wall as a buffer along the east boundary of the subdivision adiacent to future SH -16 — belief that additional buffering should be required; b. Provision of additional pathways and wider sidewalks to accommodate both bicyclists and pedestrians — in favor of extension of the multi -use pathway along the north side of the creek to McDermott Rd. for connection with the pathway in the Oaks Subdivision to the east — would like to see more of a direct pedestrian connection from internal pathways along Glassford to the school site to the south through Block 4. 3. Key issue(s) of discussion by Commission: a. The extension of the multi -use pathway along the Five Mile Creek east of N. Glassford Way to McDermott Rd.; Page 12 b. The abilitv of the Fire Dent. to adeauatelv service the Dronosed development within desired response times until construction of another fire station occurs; C. In favor of the mix of lot sizes proposed; d. Concern pertainingto o adequacy of parking for the swimming_pool 4. Commission change(s) to Staff recommendation: a. Modification to conditions #A.lb and #A.1c in Section VIII in regard to the timing for construction of N. McCrosson Ave. and the pedestrian walkways along the entire frontage of the site along McCrosson Ave. and McMillan Rd. from the first phase of development to the earlier part of the second phase or at the time of substantial completion of the high school consistent with the WASD's construction timeline for the high school with submittal of a letter of intent to that effect from WASD. b. The Commission was supportive of the Applicant's request for Council approval of a waiver to hook up to City water and sewer services for the home(s) located within the future SH -16 right-of-way. C. Add a micro -path connection through Block 4 in the southern portion of the development for a more direct pedestrian connection to the school site to the south (reflected on the revised plans); d. Add a requirement for the provision of a minimum of 6 parking spaces at the swimming pool area see condition #A. 11 in Section VIII); e. Recommendation for the Applicant to work with the Park's Dept. to determine multi -use pathway requirements consistent with the Pathways Master Plan, specifically along the creek; (The Park's Dept. amended their conditions to not require a pathway along the north side of the creek east of Glassford Way to McDermott Rd — deleted condition #A. 3g in Section VIII.) f. Allowance for the sidewalk along N. McDermott Rd. to be constructed with the last phase of development see condition #A.2i in Section VIII g. Modify the sound attenuation wall along the east boundardjacent to future SH -16 to reflect a 12 -foot tall berm (see condition #A.3j). 5. Outstandingissue(s) ssue(s) for City Council: a. The Dlan for McMillan Rd.crossinLy SH -16 may shift from an overpass to SH -16 coin over McMillan Rd. This scenario would likely result in a lesser amount of right-of-way needed along McMillan Rd. which might enable the out -parcel to possibly redevelop in the future with buildable lots. In this scenario an access to a local street should be provided with this development to that parcel as set forth in UDC 11-3A-3; this could be accomplished by the provision of a common driveway through Lot 36, Block 9. Page 13 VII. EXHIBITS A. Annexation & Zoning Legal Description and Exhibit Map Gander Creek Subdivision Annexation Description ,January 10, 2019 Parcel 1 A parcel of land located in the Northeast 114 of Section 32, TAN., RAW., E.M., Ada County, Idaho more particularly described as follows: Cornmencing at an aluminum cap monument marking the East 114 corner of said Section 32 from which a brass cap monument marking the Northeast corner of said Section 32 bears North 00'32'37" East, 2633.68 feet; thence along the East boundary of said Section 32, North OW32'37" East, 1591.20 feet to a point on the North right-of-way line of Five Mile Cmek as described in a Deed recorded May IV, 1917 as Instrument No. 69135, records of Ada County, Idaho, and the REAL POINT OF BEGINNING. thence alone said North right-of-way line the following three (3) courses and distances: North 76642'13" West, 1,299.42 feet; 243.79 feet along the arc of a curve to the left, said curve having a radius of 673.76 feet, a central angle of 20°44'00" and a long chord which bears North 8704'13" West, 242.46 feet; South 82°33'47" West, 1,145.25 feet to the North-South centerline of said Section 32; thence along said North-South centerline, North 00°36'35" East, 808.88 feet to the North 114 corner of said Section 32; thence along the North boundary of said Section 32, South 89°.22'01" East, 1,942.73 feet, thence leaving said North boundary, South D0037'59" West, 125.00 feet; thence South 89022'01" East, 150,00 feet; thence North 00°37'59 East, 125.00 feet to said North boundary; thence along said North boundary, South 89°22'01" East, 55(i.il0 feet to the Northeast corner of said Section 32; thence along said East boundary of said Section 32, South 00°32'37" West, 1,042.48 feet to the REAL POINT OF BEGINNING, Containing 51.46 acres, more or less, AND Page 1 of 4 Page 14 Parr* 2 A parcel of land being a portion of the right-of-way of Five Mile Creek as described in a Deed recorded May 181, 1917 as Instrument No. 69135, and the Pyllis Canal Feeder as described in a meed recorded August 4th, 1917 as Instrument No. 70213, records of Ada County, Idaho located in the Northeast 114 of Section 32, T.4N., R.1t111"_, B.M., Ada County, Idaho more particularly described as fellows: Commencing at an aluminum cap monument markl.ng the East 114 corner of said Section 32 from which a brass cap monument marking the Northeast corner of said Section 32 bears North 00'32'37" East, 2633.68 feet; thence along the l=ast boundary of said Section 32, North 00'32'37" East, 1459.43 feet to a point on the South right-of-way line of said Five Mile Creek and the REAL PRINT OF BEGINNING. thence along said South right-of-way line the following three (3) courses and distances' North 76°52'16" West, 1,346.41 feet; 196.72 feet along the arc of a non -tangent curve to the left, said curve having a rad lus of 543.72 feet, a central angle of 20443'49" and a long chord which bears North 87414'49" West, 195.65 feet; South 82°23'15" West, 873.17 feet to the exterior boundary of said Phyllis Canal Feeder; thence along said exterior boundary the following two (2) courses and distances: South 07°26'23" East, 92.85 feet; South 82"33'37" West. 285.80 feet to the North-South centerline of said Section 32; thence along said North-South centerline, North Oa°36'35" East, 224.30 feet to the North right-of-way line of said Five Mile Creep; thence along said North right-of-way line the fallowing three (3) courses and distances: North 82°33'47" East. 1,145.25 feet; 243.79 feet along the arc of a curve to the right, said curare having a radius of 673.70 feet, a central angle of 20'44'01}" and a long chord which bears South 87°04'13" East, 242.46 feet; South 76°42'13" East, 1,299.42 feet to said East boundary of said Section 32; Page 2 of 4 Page 15 thence along said East boundary, South 04632'37" West, 131.77 feet to the REAL POINT OF BEGINNING. Containing 8,58 acres, more or less. AND Parcel 3 A parcel of land located in the Northeast 114 of Section 32, TAN., RAW., B. UI,, Ada County, Idaho more Particularly described as follows: Commencing at an aluminum cap monument marking the Fast 114 corner of said Section 32 from which a brass cap monument marking the Northeast corner of said Section 32 bears North 06°32'37 East, 2633.68 feet; thence along the East boundary of said Section 32, north 00°32'37" East, 341.618 feet to the DEAL PAINT OF BEGINNING. thence leaving said East boundary, North 75°07'58" West, 1,295.96 feet; thence South 66°28'32" West, 280.00 feet; thence North 82'03'4€3" West, 557.33 feet; thence North 86°41'58" West, 581.74 feet to the North-South centerline of said Section 32; thence along said North-South centerline, North 00`36'35" East, 857.13 feet to the exterior boundary of the Phyllis Canal Feeder as described in a. Deed recorded August 4th, 1917 as Instrument No. 70213, records of Ada County, Idaho; thence along said exterior boundary the following two (2) courses and distances: North 8233'37" East, 285.810 feet; North 07°26'23" West, 92.85 feet to the South right-of-way line of Five Mile Greek as described in a Deed recorded May 18t1, 1917 as Instrument No. 69135, records of Ada 0ounty, Idaho; thence along said South right-of-way line the following three (3) courses and distances: North 82°23'16" East, 873.17 feet, 196.72 feet along the are of a curve to the right, said curve having a radius of 543.72 feet, a cer1ral angle of 24"43'49" and a long chord which bears South 87"14'49" East, 195.65 feet; Page 3 of 4 Page 16 South 76°52] East 1,346.41 %8 to said East boundary / said Section 32; thence along said Eastbound ary, South 00'32'37" West 1. 117.75 +d to the REAL POINT OFBEGINNING, Containing B&64acres, morel less. End ofDescription. N.%0. G\� Page 4 of 4 Page 17 W. MCMILLAN RD. ........S8 '22'01"E 2642.73' --- 1942.73' -- --�_— PARCEL 1 ±.51-46 AC. C2 ... 29 28 - - - n. r> 550.00 - 32 ; 33 L2 � I° 1• col N �I4 ... N66'26'32" E I 581.74' 280.00 REAL POINT OF BEGINNING 18 - - -- -- 55�,3- y � � PARCEL 3 6'41'S8"W �re�•�'¢8"N J L I 96, C 1/4 CURVE TABLE CURVE ..'N _ POPAFiINT OF BEGiI1N1NG DELTA CHORD BRG. CHORD DIST. 31"7 FIVE MILE CREEK ���sREAL 196.72 20'43'49" N87'14'49"W C1� r__2 4t 673.70 243.79 20"44'00" L5 242.45 c PARCEL 2 6' 34 4;'' .77' B ±8.55 AC. +y Eft N 1 RFAI POINT OF BEGINNING � PARCEL 2 1 0 r7 I In Q, �I`n co PA��CFL 3 m En ±65.64 AC. �I ... N66'26'32" E I 581.74' 280.00 REAL POINT OF BEGINNING 18 - - -- -- 55�,3- y � � PARCEL 3 6'41'S8"W �re�•�'¢8"N J L I 96, C 1/4 CURVE TABLE CURVE RADIUS LENGTH DELTA CHORD BRG. CHORD DIST. C1 543.72 196.72 20'43'49" N87'14'49"W 195.65 G2 673.70 243.79 20"44'00" N57'04'13"W 242.45 LINE TABLE LINE LENGTH BEARING L1 125.00 50'37'59"W L2 150.00 589'22'01"1 L3 125.00 NO'37'59"E LINE TABLE LINE LENGTH BEARING L5 92.85 57'26'23"E LB 285.80 582°33'37"+ IDAHO SURVEY � NOISE. DAi1013-Ml DOSE- ,85Mearaa rzuel�ae-arra GROUP; LLC 50 200 8€ 0 0 100 400 12 SCALE: 1 " = 400' EXHIBIT GRAW6NG FOR GANDER CREEK SUBDIVISION—ANNEXAMN LOCATED IN ME NE 1/4 OF SECROM 32. TAIL. R.M. N.M.. CITY 4F MERIDIAN. ADA COUNTY. IDAHO Page 18 ice ao. I6-011 1/10/2019 B. Preliminary Plats (date: 2/12A2019 05/13/2019) & Phasing Plan (dated: 5/21/2019) REVISED I Page 19 1-17 Page 20 Vlt)i)a9. m PUT Fall W-- PIAN SHFEF INDEX Z7.c Page 20 Vlt)i)a9. m PUT Fall W-- PIAN SHFEF INDEX Z7.c -- I- 6 VllBM 5ulM �17BD1 ION Page 21 rp�� PHASE 1 - 50 BUILDABLE LOTS PHASE2- 77 BUILDABLE LOTS PHASE 3 - 57 BUILDABLE LOTS PHASE4- 44 BUI LDABLE LOTS PHASE 5 - 49 BUILDABLE LOTS PHASE 6 - 47 BUILDABLE LOTS PHASE .7- 25 BUILDAB LE LOTS PHASE B- 258UILDA13LELOTS PHASED- 27 BUILDABLE LOTS IUTAL 4UI BURUA13U LUIS Page 22 CGNC'EPTI AL PHASING PLAN GANDER CREEK SUBDIVISION A POETION OF NL 1/4 OF SECTION 32 TOWNSHIP t NORTH, BINGE f WEST, BOISE MEMLIN MERIDIAN, ADA COUNTY, IDAHO 2819 DEVELOPMENT FEATURES ACREAGE OWNERS _ rewmw.ioaM.+_�nccw ZONING cul - �wmwyivmrJa SEWAGE DISPOSAL lemnxcrtr aewax I,ewu+Kim sxas� WATERSUPPLY DEVELOPER CITY sr lm SCHOOL DISTRICT ENGINEER FRE DISTRICT IRRIGATION DISTRICT PLANNER.IC.ONTACT I Ineeil , Ir<� o hotdiwww.ic�no C. Landscape Plan (date: 2/1^gin 5/10/2019) REVISED \\7 f-AL�!TT! _., It all-- ! ! ! 4AIley EngoneerWg, Inc. C Ex xmu IP— ICRUO 1-7 ' ^��� T�ILGGY QEVELG PM EIu L1M Page 23 17' 1" 7=12 I �Jlv PEE PI_Ywll! I I III tl C,) lk.FLF'11011 FV I1 T It) LAHI r_Ai_.r_UL47IONS PLANT PALETTE V1 N11 IliflIVI IT M, 1,11TV I i t i:i — yr,pl,I. NOTIEF� 2il I E -T. PEVr—LOPMENT DATA —wTwc� I'V, 'I", Page 24 NI_�M5M,ill? KEY MAP - - ----- ------- la d 47 it .......... ... -40 Ir _V - Page 24 NI_�M5M,ill? KEY MAP la d 47 it .......... ... -40 Ir _V - Page 24 NI_�M5M,ill? KEY MAP NL:�hT F'.�LET7E © 1 i f k mac'' m m 0 4 _ hP7E5 n' KEY HAP ko� BFi) J NE :. 1 c3r'ys MAT Le IN- fw 1 IXc�[s�t R ii '1 f Page 25 MATUILINE L5 Page 26 PLANT PALE -1l r-' �l Nkr.FF.11. I l r l I II I I-':. I III I I l FFN2 LANDSCAPE CALCULATIONS Q11 ' e y i'm. =1111 a I .! 1g Ali Id. :a nE',/ELPPMENT DATA. f LANT PALETTE nwv vwwam ® a ua a,e NOTES GANDER (CREEK SUBDIVISION NORTH AND SOUTH MERIDIAN, IDAHO PRELIMINARY PLAT LANDSCAPE PLAN Page 27 Irk MAY 14, 1019 JFN5FP LTS D. Lot Size Rendering (dated: 2/14,119) - REVISED GANDER CREEK SUBDIVISION LOT SIZE EXHIBIT rA.Ul N 25 Page 28 N f - E. Qualified Open Space Exhibit (dated: 2,112,119 5/13/19) REVISED L -- A-.E_-_--WICL 00IMM®®® ©mmmm® Mm mm 'r r 1 , � _ � ►I►►ji, Page 29 CONCEPTUAL OPEN SPACE PLAN GANDER CREEK NORTE SUBDIVSSION cdeuau aT sv µE�eETiwE — s1F. Is ND1ED IN RED — NOTE SNARE z IrvTERIOR STREET FR T0. S oETRCHm 50EWNx5 REWIRm uNoscnn NO ANAETREES M1H ROOT FARRIERS DEVELOPNENT FEATURES ACREAGE w.ce Enw�1firaa ACREAGE wcet�]-vs F. Parks and Pathways - REVISED - 7 . RD I FI RE ` rec16) ETr mu. PATH AYISIDEWALK Ind - 9 COMMON AREA PARK I- o 210 ACRES I'317505 -F1 .. SIDEWALKIMICROPATH ! -d d ! 3 — a d w -PRIUN GILTY 4z • ' a •-�-� PAARKING PLAYGROUND ; - _ a '-s- .✓ ! _ ! n - i - ,-r. Tm. �' _ a e ie� -PICNIC SHELTER _. .u. x. i12 BASKETBALL COURT -OPEN SPACE 1Y PATHWAY U CONNECTION PATI WAYS r ��•�- — - m i s r: s�l.a I _ } v. ­e or BUFFER Je m�p_ WI tiO'BERM& I � - - -. -, I� , I.®f r m=�--... _ WALL BIKE LANE -r � ' - I r T`11MMfNJ AREA PARK 7'-- 2.73 ACRES (113 000 S.FI - j o d a 1f -POOL FACILITY ------ PARKING -PLAYGROUND frI J - -PICNIC SHELTER - -`r _ _. m I E r v '37 7 ACRES (42240 S T) OPEN SPACE PICNICSHELTER -CONNECTION - OPEN SPACE PATHWAYS - ® •-aacr-R-�c - - ONNECTiON PATHWAYS " q ITD • nA ' n FUTURE . CLOT :i Nom•-�` �- y EXTENSION BY OTHERS GANDER CREEK SUBDIVISION PARKS AND PATHWAY EXHIBIT Page 30 G. Conceptual Building Elevations/Perspectives (dated: 1/10/19) Tresidio: Page 31 Biltmore Elevations: Page 32 Page 33 PFiOF tO the City Couneil hearing, the Applicant shall revise the preliminary plat (and assoeiated plans and documents) to break the plat into two (2) separate preliminary plats north and south of the Five Mile Creek, obtain appFoval of new subdivision names fFom the Ada COUBty SUFVeYOF'S offlee, and submit additional appheation fees . Done A. PLANNING DIVISION 1. A Development Agreement (DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plats and phasing plan, landscape plans and conceptual building elevations included in Section VII and the provisions contained in the staff report. The two (2) preliminM plats shall be allowed to develop as one project in accord with the phasing plan for the overall development. b. The Developer shall construct a mid -mile collector street (N. McCrosson Ave.) from W. McMillan Rd. to the north boundary of the school property to the south (approximately 1,970'+/-) with the fist earlier part of the second phase of development or at the time of substantial completion of the high school, consistent with the West Ada School District's construction timeline for the high school. The Developer shall submit a letter of intent from the school district outlining their timeline for construction of the high school with submittal of the first final plat application. c. The Developer shall construct pedestrian walkways along the entire frontage of the site adjacent to N. McCrosson Ave. and W. McMillan Rd. with the fit earlier part of the second phase of development or at the time of substantial completion of the high school, consistent with West Ada School District's construction timeline for the high school, for safe access to the school site to the south for children walking to school. d. The Developer shall continue to coordinate with the Idaho Transportation Department as development occurs to ensure adequate area is provided for the future construction of SH -16, the ever -pass efl. WN4 1a na eve- A,,we S14 16, and other associated improvements. e. A 10 -foot wide multi -use pathway shall be constructed on this site as required by the Park's Department in accord with the Pathways Master Plan with landscaping along either side of the pathway as set forth in UDC 11-313-12C. f. The Five Mile creek, which lies on land owned by Nampa & Meridian Irrigation District between the north and south portions of this development, shall be protected during construction. g. The existing homes located within the future right-of-way area for SH -16 along the east boundary of the site on Parcel No. 50432110100 and 50432110500 shall hook up to city water and sewer service within sixty (60) days after date of official notice from the City to do so; provided, that such services are within three hundred feet (300') of any property line of the building to be served as set forth in MCC 9-1-4 and 9-4-8 unless otherwise waived by City Council. At such time, as municipal services are provided, the property shall be disconnected from private systems. The Applicant is requesting a waiver of this requirement as ITD right-of-way acquisition is about to commence. Page 34 h. The existing homes located within the future right-of-way area for SH -16 along the east boundary of the site on Parcel No. 50432110100 and 50432110500 shall not be expanded or enlarged. i. The Developer shall provide noise abatement along the east boundary of the site adjacent to future SH - 16 as set forth in UDC 11 -3H -4D for residential uses adjoining state highways. j. The rear and/or sides of structures that face W. McMillan Rd., an arterial street; N. McDermott Rd./future SH -16, an arterial street/future state highway and entryway corridor; and N. McCrosson Ave., a collector street, 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. k. The Developer shall coordinate with the Meridian Fire Department on a combination donation and purchase transaction for Lot 2, Block 7 for the development of a future fire station and equipment service facility. The transfer to the Fire Department shall take place with recordation of the final plat phase that includes Lot 2, Block 7. A conditional use permit is required for afire station (i.e. public/quasi-public use) in the R-8 zoning district per UDC Table 11-2A-2; compliance with the associated specific use standards listed in UDC 11-4-3-30, Public or Quasi -Public Use is required. 1. The parking lot for the swimming pool shall contain a minimum of six (6) narking_ spaces. 2. The preliminary plats for Gander Creek North (1) and Gander Creek South (S) included in Section VII.B, shall be revised as follows (as applicable): a. Include a note stating direct lot access via N. McCrosson Ave., W. McMillan Rd., N. McDermott Rd./future SH -16 is prohibited, except for Lot 2, Block 7 which is planned for a fire station and shall have direct access via N. McCrosson Ave. b. On the 57 -foot wide typical street section detail on Sheet PP -2, depict root barriers for the 6 -foot wide parkways that are a minimum of 18 inches below subgrade adjacent to the sidewalk and a 24 inches below subgrade adjacent to the curb extending 2 inches above grade. 6. De�'iet a iealsJ*TeetJeetien detail fef the feet VIa-alleys. Done d. Depict contours for all storm drainage facilities that demonstrate compliance with UDC 11 -3B -11C [i.e. slopes are required to be less than or equal to three to one (3:1) (horizontal:vertical) for accessibility and maintenance]. e. Depict irrigation easements for the Five Mile Creek, McFadden Drain (shown on City maps as the Five Mile Creek), and any and all other facilities that encroach on this site. If the easement is wider than 10 feet it shall be included in a common lot that is a minimum of 20 feet wide and outside of a fenced area, unless otherwise modified by City Council as set forth in UDC 11-3A-6 f N. Affeye Creek Ave. and N. Gai=mel Creek Ave. shall be alleys instead of 29' publie stfeets and sh eamply with the standafdslisted�l1-6G 3.5. Done g. Lots 15-aad 16 and 17, Block 4 (S); and Lots 38 and 40, Block 2 (S) should be revised to reflect a minimum 30 -foot wide street frontage; and Lot 12, Block 6 (S) should be a minimum of 40 -feet wide measured as a chord measurement. h. The face of Block 2 that fronts on W. Mill Creek Dr., east of N. Glassford Way, abutting the south side of the Five Mile Creek (790'+/-); and, the face of Blocks 2 and 7 that fronts on W. Redwood Creek Dr. that abut the north side of the McFadden Drain/Five Mile Creek along the project's south boundary (800'+/- and 763'+/-, respectively) exceed the maximum block length of 750' without an intersecting street or alley per UDC 11 -6C -3F; revise accordingly unless otherwise approved by City Council. The Page 35 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 arterial street or highway, and a large waterway and/or a large irrigation facility, which is the situation in all three of these cases. Staff recommends Council approve the block faces as proposed. i. A 5 -foot wide detached sidewalk is required along N. McDermott Rd. in accord with UDC 11-3A-17 to be constructed with the last phase of development. j. Depict a minimum 20 -foot wide street buffer on Lot 2, Block 7 along N. McCrosson Avenue in a common lot in accord with UDC 11-3B-7C.2a. 3. The landscape plan included in Section VII.0 shall be revised as follows: a. The "Ninemile" creek and associated easement should be named "Five Mile" creek (Gander Creek South - b. A detail shall be included for Phases 5, and 9 (i.e. the phases containing the lots that abut McDermott Rd./future SH -16) that depicts the centerline (or estimated centerline) of the future SH -16 in relation to the top of the berm/wall verifying it's a minimum of 10 feet higher than the elevation at the centerline of the state highway as required by UDC 11-3H-413.2. c. Minimum 5 -foot wide landscape strips are required to be provided along each side of the multi -use pathway in Gander Creek North landscaped as set forth in UDC 11 -3B -12C; if NMID will not allow landscaping on their property, a common lot should be provided on the subject property to accommodate the pathway and/or associated landscaping as necessary. d. Class II trees shall be planted within 6 -foot wide parkways along with shrubs, lawn or other vegetative groundcover in accord with UDC 11 -3B -7C. e. Depict fencing (chain-link or wrought iron) on the south side of the multi -use pathway along the Five Mile Creek in Gander Creek North for public safety that complies with the standards listed in UDC 11- 3A -6C. f. The 6 -foot tall closed vision fence along the east boundary of the subdivision adjacent to N. McDermott Rd./future SH -16 shall be removed and either a use easement recorded across the back side of the berm along McDermott/SH-16 benefitting adjacent building lots with allowance for side yard fences to be constructed to the wall on top of the berm; or, an open vision, 4 -foot tall closed vision, or 4 -foot tall closed vision with 2 foot open vision fencing on top could be constructed for visibility of the common area between the fence and wall on top of the berm. Extend the multi use pa4hway along the neAh side of the Five Mile Creek from N. Glassfer-d Way to the oast w,.,mdai.y of the site e ;sten* with the Pathways Master Plan. The Park's Dept. amended this condition. h. Depict a 5 -foot wide detached sidewalk along N. McDermott Rd. in accord with UDC 11-3A-17. i. Depict a minimum 20 -foot wide street buffer on Lot 2, Block 7 along N. McCrosson Avenue in a common lot in accord with UDC 11-3B-7C.2a, landscaped per the standards listed in UDC 11 -3B -7C. j. Modify the detail for the berm along the east boundary of the site adjacent to future SH -16 to reflect a 12 foot tall berm. Page 36 4. The existing ingress/egress easement (Inst. #98106235) for W. Lazy Diamond C Lane and an Idaho Power easement (Inst. #8958920) noted on the Gander Creek South plat and any other easements that are no longer needed shall be relinquished and/or vacated, as applicable, prior to signature on the final plat by the City Engineer on the phase in which they are located. The Applicant shall submit copies of the easement relinquishment(s) and/or proof of vacation of the easement(s) with the final plat application as applicable. 5. 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. 6. A floodplain development permit is required to be obtained from the Public Work's Department prior to any and all development within the floodplain. 7. All existing structures are required to be removed prior to City Engineer signature on the final plat for the phase of development in which they are located. 8. Submit a detail of the children's play equipment and picnic shelters with the final plat application. 9. Install signage at each end of the alleys (etff fepA y depieted as i t n ,-fe-ye Gr -eek n ve and N C ,-.. e Gr -eek. A-vo for addressing purposes for lots that front on mews. 10. A 14 -foot wide public pedestrian easement is required to be submitted to the Planning Division for the multi -use pathway in Gander Creek North; coordinate the details of the easement with Kim Warren, Park's Department. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the standards can be found at http: //www. meridianciU. oMIgublic_works. aspx?id=272 1.2 The water system as proposed does not connect to the City's distribution system. A water main connection will not be made to the east on McMillan Road, east of N. Glassford Avenue, due to the planned SH -16 grade separation. A 12 -inch water main connection will need to be made parallel with the sanitary sewer mainline, to the proposed 12 -inch water main to be constructed by the Owyhee High School project in McDermott Rd. An 8 -inch water main connection will need to be made to the south on the proposed Glassford Way to the proposed 12 -inch main to be constructed by the Owyhee High School project. 12 -inch water main needs to be constructed along the entire west boundary on McCrosson Ave across Five Mile Creek and connecting to the proposed water main to the south to be built be Owyhee High School Project. An 8 inch flush line needs to be constructed at the crossing of Five Mile Creek at McCrosson Ave. Phasing as proposed will require significant off-site improvements to connect water. Each phase must be modeled at final plat to ensure adequate fire flow. Water must be supplied from at least two mains for all phases of the development. 1.3 The west property boundary is also the sanitary sewer trunkshed boundary, therefore this development does not need to stub sewer to the west. Remove sewer main stub in W Quintal Street. The following sewer manholes have less than 3' of cover: SSMH A16 and F5-7. The southern portion of subdivision has multiple sewer design flaws. Sewer mains in Mill Creek Drive, Brandy Creek Ave, Buffalo Creek Drive and Battle Creek Avenue all dead end and do not connect east to the mainline in McDermott Road. Sewer in N Magical Creek Way dead ends and does not connect to the rest of the system as well. There are no sewer mains to service Block 2, lots 3-5 and Block 4, lots 2-3. 1.4 This development is subject to paying reimbursement fees for The Oaks Lift Station and Pressure Sewer Reimbursement Agreement, and the West Ada School District Reimbursement Agreement for Page 37 Oaks Lift Station Pump Upgrades (currently under development) pursuant to meridian city code section 8-6-5 1.5 The March 7, 2019 Geo -Tech Report, prepared by SITE Consulting, LLC, submitted with this application highlights several site conditions (including but not limited to soil types, ground water, and construction methods) that will make development of this property and construction of homes somewhat challenging. The developer shall bear the responsibility of ensuring that all the requirements, including compaction of backfill material, foundation drains around homes, and on-site infiltration pits are conveyed to the home builders, and that they are closely adhered to. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub - grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a single utility, or 30 -feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single -point connection to the culinary water system shall be required. If a single -point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898- 5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. Page 38 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11 -5C - 3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3 -feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1 -foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. Page 39 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT http: //weblink. meridian ci ty. org/weblink8/0/doc/164180/Pagel. aspx D. POLICE DEPARTMENT http: //weblink. meridianciU. org/weblink8/0/doc/163880/Pagel.aspx E. PARK'S DEPARTMENT http: //weblink. meridianciV. orglWebLink8lDocView. aspx?dbid= 0&id=164267&pie=1 & http://weblink.meridiancit�org/weblink8/0/doc/167815/Pagel. aspx F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS) hgp: //weblink. meridianciU. org/weblink8/0/doc/163825/Pagel. aspx G. SETTLER'S IRRIGATION DISTRICT Plans must be submitted to Settler's Irrigation District for comment and review prior to construction. H. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID) hgp: //weblink. meridiancity. org/weblink8/0/doc/162580/Pagel.aspx I. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD) http://weblink. meridian city. ory/weblink8/0/doc/161961/Pa e�spx J. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) http://weblink.meridiancioy.or�,/weblink8/0/docl]62390IPa eg l.aspx K. ADA COUNTY HIGHWAY DISTRICT (ACHD) http://weblink.meridiancily.org/weblink8/0/doc/168244/Pa eg l.aspx L. IDAHO TRANSPORTATION DEPARTMENT (ITD) http://web1inkmeridiancity.org/weblink8/0/doc/164142/Pa e�spx IX. FINDINGS A. Annexation and/or 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 proposal to annex and develop the subject 117.10 acre property with R-8 zoning Page 40 is consistent with the associated FL UM designation of MDR for this property. (See section V above for more information) The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds the proposed map amendment and development complies with the purpose statement of the residential district in that it will provide for a range of housing opportunities consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed residential uses should be compatible with adjacent existing and future residential and school uses in the area. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts; and The Commission finds City services are available to be provided to this development. 5. The annexation (as applicable) is in the best interest of city. The Commission finds the proposed annexation is in the best interest of the City. B. Preliminary Plat (UDC 11-6B-6) In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) The Commission finds the proposed plat is generally in conformance with the UDC if the Applicant complies with the conditions of approval in Section VIII. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; The Commission finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; The Commission finds the proposed plat is in substantial conformance with scheduled public improvements in accord with the City's CIP. 4. There is public financial capability of supporting services for the proposed development; The Commission finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and The Commission finds the proposed development will not be detrimental to the public health, safety or general welfare. Page 41 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) The Commission is unaware of any significant natural, scenic or historic features that need to be preserved with this development. Page 42