HomeMy WebLinkAboutPZ - Staff Report 03-06I'�trarch 6, i,Cu[I I,"9 �,
TO Plamvng & Zoning Commission N44,
IDFROM: Sonya Watters
Associate City Planner
208-884-5533
SUBJECT: Castle Rock _ Of
• AZ-07-016 OCA-y Clerk Office
Annexation and Zoning of 224.29 acres from RR (Ada County) to R-2 (Low
Density Residential) (45.14-acres) and R-8 (Medium Density Residential)
(179.16-acres)
• PP-07-020
Preliminary Plat consisting of 794 single-family residential building lots and
86 common/other lots on 177.73 acres in the proposed R-2 and R-8 zoning
districts
• PUD-07-001
Planned Unit Development for deviations from district requirements to
provide an opportunity for exemplary site development
Note: This project was originally heard by the Commission on 1216107. At that meeting, the
Commission recommended denial of the project to City Council. Revisions were made to the plans to
reflect some of the Commission's concerns prior to the Council meeting as follows: number of building
lots was decreased from 847 to 789; open space was decreased from 41.6 acres to 38.84 acres; and the
overall density of the plat was reduced from 4.65 dwelling units (d. u.) per acre to 4.33 dwelling units
per acre [The density of the platted area designated for low density residential uses was originally 4.48
dwelling units per acre; the revised plat depicted a density of 3.5 dwelling units per acre. The density of
the area designated for medium density residential uses was originally 4.71 d. u. per acre; the revised
plat depicted a density of 4.39 d. u. per acre]. At the Council hearing on 1122108, the City Council
heard the project and remanded it back to the Commission. Since that time, the applicant has revised
the plans again. Revisions made to the plat since the Council meeting are as follows: the number of
building lots increased from 789 to 794, open space increased from 38.84 acres to 39.86 acres; the City
park was relocated from a central location within the development in the medium density designated
area to the west boundary of the plat adjacent to Blackrock Subdivision in the low density designated
area; and the overall density of the plat area increased from 4.33 dwelling units per acre to 4.38
dwelling units per acre [The density of the platted area designated for low density residential uses was
3.5 d. u. per acre; the revised plat depicts a density of 2.98 d. u. per acre. The density of the area
designated for medium density residential uses was 4.39 d, u. per acre; the revised plat depicts a density
of 5.08 d. u. per acre].
The Council remanded this project back to the Commission and asked for the Commission to
specifically consider/review the following items: 1) Make a new recommendation based on the revised
plat; 2) Consider the traffic impact of this development on Eagle Road between the site and the
interchange, specifically the Eagle/Victory intersection; 3) Consider not only the maintenance but the
ownership of the coved areas, and/or who has the right to do (or not do) what within the coved areas;
4) Reconsideration of the revised densities in relation to the Comprehensive Plan and the recently
approved South Meridian Area Plan; and 5) Consider requiring S. Carlisle Way to stub to the east
boundary across the Ten Mile Creek for interconnectivity upon future development of the property
across the creek.
Castle Rock AZ PP PUD PAGE 1
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I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Providence Development Group, LLC, has applied for Annexation and Zoning (AZ)
approval of 224.29 acres of land from the RR zoning district in Ada County to the R-2 (Low Density
Residential) and R-8 (Medium Density Residential) zoning districts. The R-2 portion consists of
45.14 acres and the R-8 portion consists of 179.16 acres. The majority of the property proposed to be
zoned R-2, at the southwest corner of the site (44 lots), was previously platted in Ada County as
Blackrock Subdivision; 7 additional lots are now proposed within the R-2 zoning district as part of
the subject plat (on the north end of Blackrock).
This is a re -subdivision of Lots 16 & 24, Block 1 and Lot 10, Block 3, of Blackrock Subdivision
No. 1. Preliminary Plat (PP) approval is requested for 794 single-family residential building lots
and 86 common/other lots, including a City park, on 177.73 acres within the proposed R-2 and R-8
zoning districts. Approval of a Planned Unit Development is also requested for deviations from
district requirements pertaining to lot size, building setbacks, and street frontage to provide an
opportunity for exemplary site development.
The site is located on the west side of S. Eagle Road, midway between E. Amity Road and E. Lake
Hazel Road. Currently, there are 44 single-family home sites, associated landscaping, and streets
(previously approved in Ada County as Blackrock Subdivision No. 1) on this site. The existing home
sites and streets (totaling 43.18 acres) are included in the request for annexation and zoning, but are
not included in the subject preliminary plat. The subject property is currently outside of the Area of
City Impact but is within the City's Urban Service Planning Area and Area of Referral. The Council
recently approved the South Meridian Area Plan but the City has not yet requested that this area be
incorporated into the Area of City Impact.
2. SUMMARY RECOMMENDATION
The subject applications (AZ, PP, and PUD) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Annexation and Zoning, Preliminary Plat, and Planned Unit Development
applications. Staff is recommending approval of the proposed Castle Rock development (AZ-07-
016, PP-07-020, and PUD-07-001) with the conditions listed in Exhibit B of the Staff Report.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers AZ-07-016, PP-07-020, and PUD-07-001, as presented in the staff report for
the hearing date of March 6, 2008 with the following modifications: (Add any proposed
modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers AZ-07-016, PP-07-020, and PUD-07-001, as presented during the hearing
on March 6, 2008, for the following reasons: (You should state specific reasons for denial of the
annexation and you must state specific reason(s) for the denial of the plat.)
Castle Rock AZ PP PUD PAGE 2
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1 ml.:.:)ve to continue 1='ile Numbers AZ-0'7-4)16Pl'-07-02C?, and PUD-07-001 to the heanirig date of
(insert continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The site is located on the west side of S. Eagle Road, midway between E. Amity Road and E.
Lake Hazel Road, in Section 32, Township 3 North, Range 1 East.
b. Owner(s):
Providence Development Group, LLC
701 S. Allen St. Ste. 104
Meridian, ID 83642
c. Applicant:
Same as Owner
d. Representative: Justin Lucas, Hubble Homes
e. Present Zoning: RR (Ada County)
f Present Comprehensive Plan Designation: Low Density Residential (104 +/- acres) and Medium
Density Residential (120 +/- acres)
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 224.29 acres to R-2 (45.14 acres) and R-8 (179.16 acres);
Preliminary Plat approval of 794 single-family building lots and 86 common lots, including a
City Park, on 177.73 acres; and a Planned Unit Development for deviations from district
requirements pertaining to setbacks, lot size, and street frontage to provide an opportunity for
exemplary site development. All of the homes within the development are proposed to be single-
family detached. The gross density of the R-2 area (excluding Blackrock Subdivision No. 1) is
2.39 dwelling units per acre; the gross density of the R-8 area is 4.42 dwelling units per acre; the
overall density of the proposed development is 4.38 dwelling units per acre (excluding Blackrock
Subdivision No. 1). Approximately 21.7% percent (39.86 acres) of the area being subdivided is
being set aside for open space.
1. Date of preliminary plat (attached in Exhibit A): 2/7/08
2. Date of landscape plan (attached in Exhibit A): 2/13/08
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance. By
reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the Planning & Zoning Commission and City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the Planning & Zoning Commission and City Council on this matter.
c. The subject application will in fact constitute a planned unit development as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public
hearing is required before the Planning & Zoning Commission and City Council on this matter.
Castle Rock AZ PP PUD PAGE 3
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(Coanuii rr_ar� J Vr :�.nyber 31, 200rnr1. Aan.uan- 14, 20"18 (City Council); February 1S., 20da and
March 3, 2008 (Commission)
e. Radius notices mailed to properties within 300 feet on: [November 9, 2007 (Commission);
December 28, 2007 (City Council)] February 12, 2008 (Commission)
f. Applicant posted notice on site by: [November 16, 2007 (Commission); December 18, 2007 (City
Council)] February 25, 2008 (Commission)
6. LAND USE
a. Existing Land Use(s): There are currently 44 single family lots (with homes in varying stages of
the construction process) located in the southwest corner of the proposed annexation area. These
lots were previously approved through Ada County, with Blackrock Subdivision No. 1. In
association with these lots some public streets and landscaping have also been installed on this
site. The existing homes sites and streets are included in the annexation area as a stipulation of the
City services being provided to these lots but because they were previously approved in Ada
County are not included in the subject preliminary plat. NOTE: City services (water & sewer)
have already been provided to the lots within the Blackrock development.
b. Description of Character of Surrounding Area: This area is composed of primarily agriculture
land and single-family homes on large parcels. The subject project will constitute a significant
change in use for this area and begin the transition from rural to urban for this section of
Eagle Road.
c. Adjacent Land Use and Zoning:
1. North: Recently approved Whitebark Subdivision, zoned R-4, and rural residences and
agriculture, zoned RUT (Ada County)
2. East: Eagle Road and Single-family homes on large rural parcels, zoned RR (Ada County)
3. South: Single-family homes on large rural parcels, zoned RR (Ada County)
4. West: Single-family homes on large rural parcels, zoned RR and R1 (Ada County)
d. History of Previous Actions:
An annexation and zoning (AZ-06-059) and preliminary plat (PP-06-059) application was
submitted to the City in 2006 for the subject property by the same developer under the name
of Blackrock Castlegreens Subdivision. The annexation request was for 224.26 acres to be
zoned R-2, R-4, and R-8 with no reductions to dimensional standards. The preliminary plat
was for 644 building lots and 31 common/other lots with a gross density of 3.61 dwelling
units per acre and a net density of 4.64 dwelling units per acre. These applications were
denied by the City Council. Primary reasons for denial were the lack of design guidelines for
proposed structures within the development and lack of transportation infrastructure in this
area of the City.
This property was previously platted in Ada County as Blackrock Subdivision No. 1, which
was recorded on October 24, 2006, as Instrument No: 106168286. At that time, City services
were provided to these lots via a Memorandum of Understanding between the City and
Blackrock LLC (Instrument No. 105166614) with a provision that these lots be annexed at
such time as an annexation path is available. The Blackrock Subdivision No. 1 plat contains
44 residential lots and various streets, including the access road from Eagle Road, E. Taconic
Street. The subject application is a re -subdivision of Lots 16 & 24, Block 1 and Lot 10, Block
3, of Blackrock Subdivision No. 1. Although all of Blackrock Subdivision No. 1 is included
Castle Rock AZ PP PUD PAGE 4
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in tlas an:ae:::,: ti.cir7. area, orrl;y the: lots mentioned above are: includca:a, i.ri, ljle: r010ect pre]:i.rra.:i.a:a.ta.iry;
plat.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: This property is proposing sewer service to mains planned in Whitebark
Subdivision to the north. Also the applicant will need to construct a portion of the 18-inch
lateral trunk through the north east corner of this site.
Location of water: E. Amity Rd., S. Eagle Rd., and E. Taconic Drive
Issues or concerns:
a.) The applicant will need to decommission the "Off -Peak Pumping Station" servicing
the Blackrock Subdivision
b.) Due to the topography of this site, there are two separate water pressure zones on this
property.
c.) Water connectivity, The SE phase of the Castle Rock subdivision will need at least
two connections to the city water system for redundancy and to insure adequate fire
flows. A connection to the water main on Eagle Road through an offsite easement is one
possibility, but the Eagle Road waterline south of Taconic is currently a high pressure
line and would require pressure reduction to serve the proposed development.
Canals/Ditches Irrigation: The Ten Mile Creek borders the north eastern portion of the
proposed subdivision for approximately 1000 feet. The June 2006 Update to the Meridian
Comprehensive Plan lists the Ten Mile Creek as one of the waterways that courses through
the city that should be improved and protected (page 39). The Beasley Lateral also traverses
this site from Eagle Road to the north boundary. The applicant is proposing to re-route the
Beasley Lateral, leave it uncovered, and improve it with grasses and other landscaping as
approved by the irrigation district as an amenity. A pathway is also proposed adjacent to the
waterway.
3. Hazards: A small portion of the north eastern section of the proposed plat lies within Flood
Zone "A" as determined from flood insurance rate map number 16001 CO265 H dated
February 19, 2003 and the City's GIS database (please see Public Works conditions for
requirements and conditions for development within Flood Zone "A").
4. Proposed Zoning: R-2 (Low Density Residential) and R-8 (Medium Density Residential)
5. Size of Property: 224.29 acres (177.73 acres included in the preliminary plat)
f. Subdivision Plat Information:
1. Residential Lots: 794
2. Non-residential Lots: 0
3. Total Building Lots: 794
4. Common Lots: 85
5. Other Lots: 1 (Proposed City Park Site - Lot 7, Block 37)
6. Total Lots: 880
7. Gross Density: 4.38 dwelling units per acre (overall)
8. Minimum House Size: NA
Castle Rock AZ PP PUD PAGE 5
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1. Width of street buffer(s): 25 feet adjacent to S. Eagle Road, an arterial street; 20 feet adjacent
to E. Taconic Drive, a residential collector street
2. Width of buffer(s) between land uses: NA
3. Percentage of site as open space: 21.7% (39.86 acres)
h. Off -Street Parking: UDC 11-3C-6 requires single-family detached dwellings to have 2 enclosed
parking spaces (a garage) and a 20' x 20' parking pad in front of each garage.
I. Summary of Proposed Streets and/or Access: The entrance into this site is from E. Taconic Drive,
which currently intersects Eagle Road. East Taconic Street was constructed with Blackrock
Subdivision No. 1. The applicant is proposing to construct numerous new public streets as part of
this development. The applicant is also proposing four stub streets that will be extended to
adjacent properties and two streets connecting to stub streets to the subject property from the
adjacent Blackrock and Whitebark Subdivisions. These proposed streets are listed below:
1. East Goodrich Drive stubs to the 10.5 acre McKay property to the south (parcel #
S1132417210).
2. South Aydon Avenue stubs to the 29.66 acre Cantrell property to the south (parcel #
R1835500100).
3. South Tamworth Avenue stubs to the 27.5 acre Warrick property to the north (parcel #
S1132120800).
4. South Graphite Way stubs to the 19.79 acre Huffman property to the north (parcel
#S1132212710).
5. South Whitebark Way is proposed to connect to a stub street to this property approved with
Whitebark Subdivision to the north.
6. South Graphite Way is proposed to connect to a stub street to this property approved with
Blackrock Subdivision at the southwest corner of the site.
A variety of street types are proposed within this development. The majority of internal streets are
local streets with 33-foot wide street sections (measured back of rolled curb to back of rolled
curb) with 5-foot wide attached sidewalks within 50 feet of right-of-way. Twenty-nine foot wide
local streets (measured from back of rolled curb to back of rolled curb) with 5-foot wide attached
sidewalks within 42 feet of right-of-way and 25-foot wide local streets (measured from back of
rolled curb to back of rolled curb) with 5-foot wide attached sidewalks within 42 feet of right-of-
way are also proposed. Alleys are proposed for access to 123 of the lots (Blocks 4, 5, 7-12, 15,
16, 18-25) in the south-eastern portion of the development. East Taconic Drive (previously
approved with the Blackrock Subdivision No. 1) varies slightly from the other streets in the
development because it is classified as a residential collector and the applicant has proposed 5-
foot wide detached meandering concrete sidewalks along both sides of the street. Staff is
generally supportive of the proposed street system. ACHD has included comments and conditions
of approval, included as Exhibit A.12 and B.7 of this report. See analysis Section 10 of this report
for more information.
7. COMMENTS MEETING
On November 16, 2007 a joint agency and departments meeting was held with service providers in
this area to discuss the original plat submitted by the applicant. On February 15, 2008, another joint
agency and departments meeting was held with service providers in this area to discuss the revisions
made to the plat. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, Meridian Police Department, and the
Sanitary Services Company. Staff has included comments, conditions and recommended actions in
Castle Rock AZ PP PUD PAGE 6
8. COMPREHENSIVE PLAN POLICIES AND GOALS
Approximately half of this property (103+/- acres) is designated as "Low Density Residential" and
the other half (121+/- acres) "Medium Density Residential" on the Comprehensive Plan Future Land
Use Map (see Exhibit A.11 for a map showing the boundaries of the low and medium density uses
anticipated for this area). According to the Comprehensive Plan, low density residential areas are
anticipated to contain up to three dwelling units per acre; and Medium density residential areas are
anticipated to contain between three and eight dwelling units per acre (see Page 99 of the
Comprehensive Plan.). The proposed Preliminary Plat depicts 794 single-family lots and 86 common
lots on 177.73 acres (not including Blackrock Subdivision). The applicant has calculated densities for
this development based on an overall acreage of 181.11, which includes the E. Taconic Street right-
of-way of 3.38 acres, although Taconic is not included in boundaries of the subject preliminary plat.
The total overall gross density for the development is 4.38 dwelling units per acre, excluding
Blackrock Subdivision. The area designated on the future land use map as low density, which
includes Blackrock Subdivision, consists of 244 building lots on 102.84+/- acres for a density of 2.01
dwelling units per acre; the area proposed to be platted (which excludes Blackrock Subdivision)
consists of 180 building lots on 60.36 acres for a density of 2.98 dwelling units per acre. The area
designated as medium density on the future land use map consists of 614 building lots on 120.75
acres for a density of 5.08 dwelling units per acre. According to the Applicant's density figures
stated above and shown on the cover sheet of the plat, the proposed densities within the
annexation and plat area comply with both the low and medium anticipated densities for this
area. However, the Commission and City Council should note the following: The density figure
for the low density designated area within the plat includes an 8.8 acre park, as allowed by the
UDC, which lessens the overall density in this area and enables the applicant to meet the
requirements for low density (this park was previously proposed within the medium density
designated area). The perimeter lots are larger and Staff believes meet the intent of the low density
designation; however, the internal lots are much smaller and are essentially the same size as those
in the medium density designated area. Further, E. Taconic Street was platted with Blackrock
Subdivision and is not being re platted with Castle Rock Subdivision. Because Taconic Street lies
within the annexation area, the applicant has factored this area into the density figures previously
mentioned. Without the 8.8 acre park and Taconic Street counted toward the development area, the
low density portion would exceed the 3 units per acre allowed by the Comprehensive Plan. The
Commission and Council should determine if the proposed density meets the intent of the low
density designation. (Note: The UDC defines gross density as, "The ratio of the total number of
dwelling units within a development divided by the total area, including streets, alleys, easements,
waterways, and common spaces.')
To provide a transition between the large lots in Blackrock Subdivision (averaging 0.68 of an acre in
size along the east perimeter boundary) and surrounding rural residential properties, and the smaller
adjacent lots in the proposed Castle Rock Subdivision, the applicant is proposing larger, less dense
lots ranging in size from 4,232-18,875 square feet (or an average of 10,596 square feet/0.24 of an
acre) along the perimeter of the area of the plat that is designated Low Density on the Future Land
Use Map. Additionally, common area is proposed at the rear of the lots that abut Blackrock as a
buffer and transition in lot sizes between the smaller internal lots and those in Blackrock. There is
also a significant grade difference between Blackrock and the proposed Castle Rock; Blackrock sits
atop a ridge approximately 50 feet above the proposed subdivision, which also assists in providing a
transition or buffer. The applicant believes that the layout of the plat along with the topography of the
site will all serve as a buffer between Blackrock and the higher density areas along the central and
eastern portions of Castle Rock in the areas designated for medium density uses; Staff generally
agrees.
Castle Rock AZ PP PUD PAGE 7
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approved oar �:'.,'2 9/ON, depicts a larger portion of this property for Loi-ti' Density> Residential than was
previously designated for this area. However, because the applicant submitted the subject
applications before the Map Amendment, staff has based our analysis on the Future Land Use Map in
effect at the time of application submittal.
Beyond what has been discussed above the following Comprehensive Plan policies apply to this
application (staff analysis in italics below policy):
• Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
The City of Meridian plans to provide municipal services to the lands proposed to be annexed in
the following manner•
➢ Sanitary sewer and water service will be extended to the project at the developer's expense.
(Note: Some of the lots in Blackrock Subdivision are already receiving City water and sewer
service)
➢ The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department,
who currently shares resource and personnel with the Meridian Rural Fire Department.
➢ The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
➢ The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACHD). This service will not change. (Note: One of the main
reasons the City Council previously denied this project was because this portion of Eagle
Road is not currently in any road widening plans)
➢ The subject lands are currently serviced by the Meridian School District No. 2. This service
will not change.
➢ The subject lands are currently serviced by the Meridian Library District. This service will
not change and the Meridian Library District should suffer no revenue loss as a result of the
subject annexation.
Municipal, fee -supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• Chapter VI, Goal II, Objective A, Action 8 - Develop alternative modes of transportation through
pedestrian improvements, bicycle lanes, off-street pathways, and transit oriented development as
appropriate.
This development includes a 10 foot wide multi -use pathway that is consistent with the
Comprehensive Plan Future Land Use Map and Master Pathways Plan. This pathway will help to
promote connectivity and alternative forms of transportation in this area. The development also
includes various pathways that will also promote walking and biking throughout the
development.
• Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminaryplat proposes four stub streets to adjacent properties and two
connections to streets stubbed to the subject property. All of the stub streets extend to parcels
currently zoned RR and RUT in Ada County, which staff anticipates will re -develop in the future.
Castle Rock AZ PP PUD PAGE 8
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north, souih, arj.aj' eaut o{the propase�l' �aevel��ptraent.
• Chapter VI, Goal Il, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
The submitted preliminary plat proposes two connections (S. Graphite Way & S. Whitebark Way)
to stub streets provided to this property from adjacent developments.
• Chapter VI, Goal II, Objective A, Action 6 — Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
In addition to the Whitebark stub from the north, four stub streets are provided to adjacent rural
residential properties for future connectivity between subdivisions upon development of these
properties.
• Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to construct a segment of the City's multi -use pathway system along
the south side of the Ten Mile Creek located at the northeast corner of the property. This pathway
will be extended through adjacent properties to the north and southeast at the time of future
development. Along with this pathway, the applicant is proposing to construct five foot
sidewalks/pathways throughout the subdivision adjacent to the proposed streets and through the
common areas. A Valley Ride transit stop is also proposed within this subdivision.
• Chapter VII, Goal I, Objective D, Action 8 —Require new urban density subdivisions which abut
or are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities.
The proposed plat and landscape plan depict landscaped common area along the majority of the
subdivision boundary. Larger lots are also proposed as a buffer between Blackrock Subdivision
and adjacent rural residential properties, and the higher density areas proposed in the central
and eastern portions of Castle Rock.
• Chapter VII, Goal IV, Objective C, Action 3 — Require usable open space to be incorporated into
new residential subdivision plats.
The applicant is proposing 39.86 acres (or 21.7% of the site) as open space, including an 8.8
acre City park and several pocket parks. Numerous pathways are proposed within the
development providing access to amenities within the subdivision.
• Chapter VII, Goal IV, Objective C, Action 10 —Support a variety of residential categories (low-,
medium-, and high -density single-family, multi -family, townhouses, duplexes, apartments,
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
opportunities.
The applicant is proposing both low and medium density single-family detached homes within
this development. Three types of housing are proposed: traditional homes (Legend Series), patio
homes (Cottage Series), and alley loaded product (Village Series), which should provide a range
of housing opportunities in this area.
Castle Rock AZ PP PUD PAGE 9
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X".1, (3o;:d 11., Objective A, Action 5 - Regi.i.ir,, pedestrian access; r, oi,°aiectors in all n.ui,V
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
In addition to the sidewalks along the public stub streets, Staff has included a condition of
approval in Exhibit B that additional pedestrian pathways be provided to the north, west, and
south property boundaries for extension and connectivity with adjacent future developments.
• Chapter V1I, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the existing single-family
residential properties in the near vicinity are compatible with the proposed development.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may
be provided at the public hearing when determining if the applicant's zoning and development
request is appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached homes
as permitted uses in theR-2 and R-8 zoning districts.
b. Purpose Statement of Zone: R-2 and R-8 Residential Districts: The purpose of the residential
districts is to provide for a range of housing opportunities consistent with the Meridian
Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a
requirement for all residential districts. Residential districts are distinguished by the allowable
density of dwelling units per acre and corresponding housing types that can be accommodated
within the density range.
c. General Standards: All of the lots (including the existing lots within Blackrock Subdivision No.
1) in the proposed R-2 zoning district comply with the dimensional standards listed in UDC 11-
2A-4. The applicant is requesting approval of a Planned Unit Development for reductions to
dimensional standards pertaining to lot size, setbacks, and street frontage in the R-8 zoning
district (see Section 10, PUD Analysis below for more information).
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
AZ Application: The Applicant is requesting approval to annex and zone 224.29 acres from
the RR zoning district in Ada County to the R-2 and R-8 zoning districts in the City. The
property is currently designated on the Comprehensive Plan Future Land Use Map for Low
Density (103+/- acres) and Medium Density Residential (121+/- acres) uses. The proposed
density of the annexation and plat area complies with the anticipated low and medium density
uses planned for this area. (Please see Section 8 above for more information pertaining to
compliance with the future land use map. Also, see Exhibit A.11 for a map showing the
boundaries of the low and medium density uses anticipated for this area, per the
Comprehensive Plan Future Land Use Map.) Based on the policies and goals contained in
the Comprehensive Plan, staff believes that the requested R-2 and R-8 zoning districts
are appropriate for this property. Please see Exhibit D for detailed analysis of the required
facts and findings for annexation.
Castle Rock AZ PP PUD PAGE 10
I:'ai i.rrrn h2nPi;nra III rJr �:.i.i11:7V:i�:�y7 subriuiie�,.r,.il it:Pi tl ,i-pl:'Ili.wataciri (_starnl:)e(.1 on
2007 by 1Wlicha.el Marks, 1111_S) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
Existing Lots in Blackrock No. 1: As mentioned above, there are currently 44 single-family
home sites and associated landscaping and roadways (previously approved in Ada County as
Blackrock Subdivision No. 1) on this site. The existing homes sites and streets (totaling 43.18
acres) are included in the request for annexation and zoning, but are not included in the
concurrent preliminary plat. Staff has reviewed the lot sizes and street frontages for these
home sites and found them to be consistent with the dimensional standards for the R-2 zoning
district, which is being requested for this area. All of these home sites and roadways should
conform to the UDC and any other applicable city standards. Annexation of these lots is
requested as a provision of the City previously providing services to these lots via the
recorded Memorandum of Understanding between the City and Blackrock LLC (Instrument
No. 105166614).
Development Agreement: UDC 11-5B-3.D.2 and Idaho Code § 65-6711A provides the
City the authority to require a property owner to enter into a Development Agreement (DA)
with the City that may require some written commitment for all future uses. Staff believes
that a DA is necessary to ensure that this property is developed in a fashion that is
consistent with the comprehensive plan and does not negatively impact nearby
properties. Prior to annexation ordinance approval, a Development Agreement (DA) shall be
entered into between the City of Meridian, property owner (at the time of annexation
ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill
Nary, at 898-5506 to initiate this process. The DA shall incorporate the following:
a. The applicant shall be responsible for all costs associated with the sewer and water
service extension.
b. Any and all existing domestic wells and/or septic systems within this project will
have to be removed from their domestic service, per City Ordinance Section 5-7-517,
when services are available from the City of Meridian. Wells may be used for non -
domestic purposes such as landscape irrigation.
c. The only allowed uses on this property are as follows: single-family detached homes
and allowed accessory uses in the R-2 and R-8 zoning districts.
d. A 10-foot wide multi -use pathway shall be constructed on this site on the south side
of the Ten Mile Creek, as depicted on the landscape plan. The applicant shall
construct said pathway to the Parks Departments standards and grant the City an
easement for said pathway.
e. Development of the subject property shall comply with the standards for Planned
Unit Developments listed in UDC 11-7-4.
f. The applicant shall construct a minimum 8.8 acre neighborhood park on this site and
dedicate said park to the City. The neighborhood park shall be constructed and
accepted by the City prior to the 400"' building permit being issued for this
development.
g. Set aside at least 21.7% (39.86 acres) of the site for useable open space, as defined in
UDC 11-3G-3.
h. Reductions to the minimum dimensional standards required in the R-8 zone are
allowed as follows (per PUD-07-001):
Castle Rock AZ PP PUD PAGE 11
....................... ............ ............. ............................... ........ _ ...................... ......... _ ...
Castle lE:ock Dimensional Standards
Legend
I Cottage
Village
Street setback*
Living
10
10
10
Garage
20
20
N/A
Alley setback*
Living
N/A
N/A
10
Garage
N/A
N/A
20
Side setback
5
5
5
Rear setback
12
12
N/A
Minimum lot size (square footage)
4,200
3,800
3,100
Minimum living area (square footage)
1,400
1,000
900
Minimum lot frontage (measured at garage front setback line)
50
46
40
Minimum lot frontage (measured at the street)
30
30
40
*Measured from back of walk
* * Measured from edge of alley pavement
For comparison, the following are applicable dimensional standards for the R-8 district, Per
UDC Table 11-2A-6:
R-8 STANDARD
REQUIREMENT
Minimum property Size /DU* (in square feet)
SF** detached DU* with garage facing the front property line
5,000
SF** detached DU* with shared driveway, alley loaded garage, or
private street mew lots
4,000
Any corner property
5,000
Minimum street frontage —SF detached DU (in feet)
with garage facing street
50
with shared driveway, alley loaded garage, or private street mew lots
40
Minimum street frontage —SF attached & two-family duplex DU (in feet)
40
Street setback*** to garage (in feet)
Local
20
Collector
25
Street setback*** to living area (in
feet)
Local
15
Collector
25
Side setback
5
Rear setback
12
*DU= dwelling unit
**SF= single family
***Measured from back of sidewalk or property line where there is no adjacent sidewalk.
i. Construction materials used on the wall surfaces of all structures shall incorporate a
minimum of 3 different types of materials. Materials may include the following:
vertical and horizontal siding, board and batten, shingle, shake, hardboard,
scallops, stucco, brick, or stone (per the Castle Rock Design Guidelines).
Balustrades shall not be considered an acceptable material as they are an
architectural feature, not a wall surface material.
Castle Rock AZ PP PUD PAGE 12
1.. I..I.. .I. lJll 1'J I:�. I';.I. I. 111. li. -d I a1�, I I �I 1.J 1�.ill-
'61,.1 stru;ai,alriwA; sb.�il] su:bstaniki.11y comply with the. bui.4-.11rig ��,ubrtiitted with
this application included in Exhibit A and approved with this application. Further,
design of the structures and subdivision shall comply with the Design Guidelines,
dated January 16, 2008, submitted with this application, with the exception that
balustrades are not allowed to count toward the minimum number of required wall
surface construction materials.
2. PP Application: The applicant is requesting Preliminary Plat approval of 794 single-family
residential building lots and 86 common/other lots on 177.73 acres in the proposed R-2 and
R-8 zoning districts. This is a re -subdivision of Lots 16 & 24, Block 1 and Lot 10, Block 3, of
Blackrock Subdivision No. 1. The applicant is proposing to construct this subdivision in 8
phases as shown on the phasing plan attached as Exhibit A.5. Staff has reviewed the proposed
preliminary plat and found it substantially complies with the Unified Development Code,
except for dimensional standards pertaining to lot size, setbacks, and street frontage in the
proposed R-8 zoning district; approval of a Planned Unit Development (PUD) is requested
for reductions to these standards.
City Park: On the Comprehensive Plan Future Land Use Map, a potential City park site is
shown on this property. The applicant is proposing to construct an 8.8 acre City park in the
area currently designated as Lot 7, Block 37 on the subject preliminary plat. The applicant
has been working with the Parks Department and Parks Commission to work out the details
of the proposed park. Staff is supportive of the dedication of the park site to the City. The
Parks Department has submitted analysis of the proposed park site as follows:
The new park location is along the bench between Castle Rock Subdivision and Black
Rock Subdivision. While the new site is not as centrally located within the project, it is
more central to the overall square mile and provides some unique opportunities based on
topography not found at other Meridian parks. The new location has fewer building lots
adjacent to it and provides better visibility and landmark quality.
At the time of writing this report, the new park location has not been designed with
proposed amenities. Comments on the design of the park and proposed roles of the
applicant and City will be forthcoming based on review of the design and a
recommendation from the Parks & Recreation Commission.
Multi -Use Pathway: The landscape plan submitted by the applicant depicts a 10-foot wide
multi -use pathway on this site that runs along the south side of Ten Mile Creek at the
northeast corner of the site. This proposal is consistent with the Comprehensive Plan and
Master Pathways Plan, which depicts a pathway in this area. The southern portion of the
multi -use pathway terminates at a rural residential parcel that is a one -acre out -parcel, zoned
RR in Ada County. Usually when a pathway terminates into a parcel that is not currently
within city limits staff assumes that the pathway will be extended at the time the out -parcel
redevelops and annexes into the city. In this situation the rural residence sits on
approximately 1.28 acres of land. Do to its size, and the fact that a majority of the parcel is
within the floodplain, staff is concerned about the redevelopment (or lack thereof) potential
of this parcel. The applicant is proposing a 5-foot wide pedestrian connection from the
terminus of the 10-foot wide multiuse pathway across the common area to the sidewalks
along Eagle Road and S. Pevensey Way. Staff believes the proposed 5-foot wide .
pedestrian pathway from the Ten Mile Creek to Eagle Road should be constructed as a
10-foot wide pathway all the way to the Taconic Drive/Eagle Road intersection (see
Parks Dept comments below). This will ensure that a full 10-foot wide pathway is
constructed all the way from Eagle Road to the property to the north. NOTE: A portion
of the 10-foot wide pathway may be constructed in lieu of sidewalk along Pevensey Way
Castle Rock AZ PP PUD PAGE 13
1I 0i 17..II i., ...: ;'1L I,. I I:^:I L!. I I' II:I I'!;:; I . I..F.1 f'C,iF:+.('lI.
a. 111 1:11," 1:11r. ilb 11.1iii ;p ;Drive if I[11:1' .4 i1 1:III:U:F, 7111c clliall.i-1.. sc, I;1J1,r4r,-i.y, should 17G: ilt s is .n l:L :in
accordance UDC 11-_,A-8 and. the City of Meridian. Parks and Recreation Master
Pathways Plan. Either an easement or ownership deed must be granted before the City will
assume the maintenance of any section of pathway. The Parks Department has submitted
analysis of the proposed multi -use pathway along the Ten Mile Creek as follows:
The Meridian Pathways Master Plan depicts a future public pathway along the either side
of the Ten Mile Creek adjacent to the subject property. Staff supports providing the
pathway along Ten Mile Creek as depicted on the site plan, with the following
modification. The proposed 5-foot pathway that connects from the Ten Mile Creek
pathway around the Fulcher outparcel and south to the Subdivision entrance (Taconic
Drive) should also be widened to 10 feet to get pathway travelers to the intersection.
Open Space/ Amenities: UDC 11-3G-3 requires a minimum of 10% common open space for
all developments exceeding five acres in size. The UDC also requires one additional site
amenity for each additional 20 acres of development area. Using that standard the applicant is
required to provide 8 additional amenities for a development of this size (177.73 acres).
Proposed site amenities are as follows: 1) The applicant is providing 39.86 acres of usable
open space, which equals approximately 21.7% of the total development area. A minimum of
10% open space is required; every additional 5% of open space that is provided on the site
counts toward the number of required amenities. In this case, 11.7% open space is provided
above the required amount, which counts as 2 amenities. 2) Various pathways and micro -
paths are proposed within the common areas, some of which connect to the multi -use
pathway along the Ten Mile Creek and others run along the Beasley Lateral. 3) A
neighborhood park is proposed on Lot 1, Block 17 that is proposed to contain a gazebo, tot
lot, and basketball court. 4) A gazebo is proposed within the common area on Lot 27, Block
3. 5) A pocket park is proposed on Lot 18, Block 38 that is proposed to contain a tot lot. 6) A
pocket park is proposed on Lot 27, Block 43 that is proposed to contain a tot lot and pond. 7)
Picnic tables are proposed throughout the common areas. Furthermore, the applicant is
proposing an 8.8 acre park that is intended to be dedicated to the City as part of this
development. After carefully reviewing these proposed amenities staff is confident that the
applicant meets and even exceeds the amenity requirements described in the UDC. Further,
staff is very supportive of the open space%ommon area proposed in this development and
believes that it will assist in providing a great sense of community in the neighborhood.
Maintenance of all common areas shall be the responsibility of the Blackrock and Castle
Rock Home Owners' Associations.
Landscaping: The landscape plan prepared by Jensen Belts Associates, on February 13,
2008, is approved with the following modifications/notes:
• Per UDC 11-3G-3A, set aside at least 21.7% (39.86 acres) of the site for useable
open space, as proposed.
• The applicant should construct a minimum 25-foot wide street buffer along the entire
length of S. Eagle Road (an arterial street), exclusive of ACHD right-of-way required
for the ultimate street section. Said buffer shall be designed and constructed in
accordance with UDC 11-3B-7.
• The applicant should construct a minimum 20-foot wide street buffer along the entire
length of E. Taconic Drive (a collector street), exclusive of ACHD right-of-way for
the street section. Said buffer shall be designed and constructed in accordance with
UDC 11-3B-7.
• Landscaping adjacent to all pathways, including the multi -use pathway along Ten
Mile Creek, should be designed in accordance with UDC 11-3B-12.
• Pathway stubs shall be provided to promote interconnectivity between this
Castle Rock AZ PP PUD PAGE 14
+a,, a�lrypn7c-ln at�nr.l ii.:i.tu. e developments. iu,n 1]:i,e fcallr..0 >ni rz7anuuoar: 'I l :f.:i; to c cl Inil: j tai
7,athway located between Lots 15 & 16, Block 39 to the north property line. 2)
Extend (stub) the pathway located between Lots 7 & 8, Block 51 to the west
property line.
Depict fencing adjacent to micro -paths in accordance with the standards listed in
UDC 11-3A-7.
Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the
existing trees on site.
A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan. All standards of
installation should apply as listed in UDC 11-3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above,
with the final plat application(s).
Sidewalks: The proposed preliminary plat depicts a 5-foot wide detached meandering
sidewalk along S. Eagle Road, a minor arterial street. A five-foot wide meandering sidewalk
is also proposed on both sides of E. Taconic Street, which will function as a residential
collector. Taconic Street was previously approved and constructed as part of Blackrock
Subdivision No. 1 in Ada County. At the time of platting, the street was not fully improved
with curb, gutters, and sidewalks due to the fact that it was only designed to serve the 44
home sites that were part of Blackrock Subdivision No. 1. In lieu of concrete sidewalks,
ACHD allowed the applicant to construct a ten -foot wide asphalt pathway along one side of
the previously approved street. Staff believes that the applicant's proposal to replace the
existing asphalt pathway on the south side of Taconic Drive with five-foot wide meandering
sidewalks on both side of the street is appropriate and should be a requirement of
development.
Micro-paths/Pathways: Numerous pathways and micro -paths are proposed within the
common areas, some of which connect to the multi -use pathway along the Ten Mile Creek
and others run along the Beasley Lateral. However, no pathway stubs are provided to
adjacent properties for future extension. Staff believes that pathway stubs should be provided
to promote interconnectivity between this development and future developments in the
following areas (see Landscaping above): 1) extend the pathway located between Lots 15 &
16, Block 39 to the north property line. 2) extend the pathway located between Lots 7 & 8,
Block 51 to the west property line. Staff is including a condition of approval in Exhibit B for
the provision of the aforementioned pathway stubs.
Stub Streets: The applicant is proposing four stub streets to adjacent properties and two
streets connecting to stub streets to the subject property from the Blackrock and Whitebark
Subdivisions. These proposed streets are listed below:
• East Goodrich Drive stubs to the 10.5 acre McKay property to the south (parcel #
S 1132417210).
• South Aydon Avenue stubs to the 29.66 acre Cantrell property to the south (parcel #
R1835500100).
• South Tamworth Avenue stubs to the 27.5 acre Warrick property to the north (parcel #
S1132120800).
• South Graphite Way stubs to the 19.79 acre Huffman property to the north (parcel
#S1132212710).
• South Whitebark Way is proposed to connect to a stub street to this property approved
with Whitebark Subdivision to the north.
Castle Rock AZ PP PUD PAGE 15
l.l.,a.1.1 I'.
wouti tti Is
propose '4o connect: t,:_i a ,,I:ub to this propert., �Irppro;rra.
with Blackrock Subdivision at the southwest coiner of the site.
Staff is supportive of the stub streets proposed for interconnectivity between approved and
future residential developments. The applicant should be required to provide public stub
streets to the afore -mentioned parcels as proposed.
Access: Currently, the only entrance into this site is from E. Taconic Drive, which currently
intersects Eagle Road. East Taconic Street was constructed with Blackrock Subdivision No.
1. Excluding Taconic Street, all of the existing driveways to Eagle Road that currently exist
on this property should be relinquished. A note should be placed on the final plat that
prohibits direct lot access to Eagle Road. Also, the Fire Department and Police
Department are requesting that a minimum of two points of access be required for any
portion of the project, which serves more than 50 homes (this number includes the
Blackrock lots). The two entrances should be separated by no less than V2 the diagonal
measurement of the full development (see condition of approval 3.8 and 4.2 in Exhibit B).
Upon development of Whitebark Subdivision at the north boundary, another access point to the
site will be provided.
Street Layout: The Fire Department and Sanitary Service Company have both raised
concerns about the turning radiuses of internal streets proposed within the development,
particularly adjacent to the landscape islands off of Taconic Street. All entrance and internal
roads and alleys shall have a turning radius of 28' inside and 48' outside radius. Conditions
have been included in Exhibit B for the applicant to submit profiles for internal streets
to the Fire Department and Sanitary Service Company for review and approval of
turning radiuses.
Traffic Impact Study/ACHD Requirements: The Traffic Impact Study (TIS) prepared by
Washington Group International on September 13, 2007 indicates that the project will
generate an additional 8,182 vehicles vehicle trips per day. Per the TIS, improvements will be
needed to accommodate additional traffic volumes generated by this development as follows:
1) Construct a traffic signal at the new site access intersection with Eagle Road. Provide
sufficient width on the east/west collector roadway (Taconic Drive) to accommodate separate
left and right turning traffic. A southbound right turn lane and a northbound left turn lane are
warranted on southbound Eagle Road at the northern site access intersection. 2) No other
traffic -related improvements have been identified with this analysis. ACHD has submitted
conditions of approval for this project that are included in Exhibit B that include the
following: 1) A signal will be required at the Taconic/Eagle intersection when signal warrants
are met based on signal analysis submitted to the District for each final plat after the final
platting of the 4000' lot. 2) The Amity/Eagle intersection will need to be fully improved as
identified in the District's Capital Improvement Plan prior to the final platting of the 127v' lot.
(See Exhibit B for more information on these and other site specific and general conditions of
approval.) Staff is fully supportive of ACHD's requirements for the proposed development.
Transit Opportunities: The plat depicts a bus turnout and shelter at the Taconic Drive/Eagle
Road intersection for supporting transit trips. The site is also located within bicycling
distance (3 miles) of major employment and commercial developments on Eagle Road. The
site also abuts the City's pathway corridor along the Ten Mile Creek. Staff is very supportive
of the proposed bus stop and other transit opportunities available with this development.
Existing Structures: Any existing building(s) shall be removed, prior to signature of the
final plat by the City Engineer.
Castle Rock AZ PP PUD PAGE 16
It caiva iiari ,, I J7 � :�h, e� et not I: I � r losil i l 1.1:1 v 1�,nw.ink. on thr i [e. tile lliiu;:;uirall ;oNai�:ruld cll u�ru><
.at thc! ptiil lic hearing it perimeter fencing will be constructed around the subdivision
boundary. The UDC does not require fencing except for areas that are adjacent to micro -
paths. The developer is required to construct fencing adjacent to micro -path connections
to distinguish common from private areas. Fencing adjacent to micro -paths and interior
common open space is limited to 4-feet in height if closed vision fencing is used or open
vision fencing up to 6-feet in height is allowed as it provides visibility from adjacent homes
or buildings, per UDC 11-3A-7A.7. A detailed fencing plan should be submitted upon
application of the final plat. If permanent fencing is not proposed along the boundary of the
subdivision, the applicant is required to construct temporary fencing to contain debris during
construction prior to issuance of any building permits on the site.
Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals,
exclusive of any natural waterways (Ten Mile Creek) that intersect, cross or lie within the
area being subdivided shall be covered. This requirement doe not apply to the Ten Mile
Creek which is classified as a natural waterway and must be protected as stated in UDC 11-
6A-lH. This requirement also does not apply to the Beasley Lateral, if the applicant
improves it as a linear open space water amenity, as proposed.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. 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 used, the developer will be responsible for the payment of assessments for
the common areas prior to signature on the final plat by the City Engineer. An underground,
pressurized irrigation system should be installed to all landscape areas per the approved
specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28.
3. Planned Unit Development (PUD): The applicant is requesting approval of a PUD for
deviations from district requirements pertaining to lot size, building setbacks, and street
frontage.
Per UDC 11-7-1, the purpose of the PUD requirements is to provide an opportunity for
exemplary site development that meets the following objectives:
• Preserves natural, scenic and historic features of major importance;
• Allows for innovative design that creates visually pleasing and cohesive patterns of
development; and
• Creates functionally integrated development that allows for a more efficient and cost
effective provision of public services.
The Applicant is proposing to preserve the Beasley Lateral (a scenic feature) by leaving it
open and creating linear open space alongside with a pathway for recreational use. Reducing
dimensional standards as requested will allow for an innovative land design feature such as
coving to be used, which incorporates curved streets, clustering, varied front setbacks, and
increased open space to break up straight rows of houses that are more common in standard
subdivisions; this will create a visually pleasing development. More dense subdivisions such
as proposed, along with design features such as coving, allow for a more efficient and cost
effective provision ofpublic services. For these reasons, Staff believes that the proposed
development meets the objectives of the PUD requirements stated above.
Per the UDC, Council may approve PUD's, upon recommendation by the Commission, in
Castle Rock AZ PP PUD PAGE 17
accord 'ivith the s,tandar-cals listed) i:n. -E as fol:lt,'o;,::
1. Deviations from underlying district requirements: Deviations from the development
standards and/or area requirements of the district in accord with Chapter 2 DISTRICT
REGULATIONS of this Title may be approved. The exception is that along the
periphery of the planned development, the applicable setbacks as established by the
district shall not be reduced.
2. Allowed uses: Applicant may request that specific conditional or accessory use(s)
allowed in the district be allowed as principal permitted use(s).
3. The uses within the planned unit development are interconnected through a system of
roadways and/or pathways as appropriate. Private streets and service drives may be
permitted, if designed and constructed to the Transportation Authority standards and
in accord with Chapter 3 Article F. PRIVATE STREETS of this Title.
4. Buildings shall be clustered to preserve scenic or environmentally sensitive areas in
the natural state, or to consolidate small open spaces into larger, more usable areas
for common use and enjoyment.
Staff has reviewed these standards and found the development complies with all of them
The building lots proposed in the R-2 district meet the minimum dimensional standards listed
in UDC 11-2A-4. The applicant is requesting reductions to the minimum dimensional
requirements in the R-8 district as follows:
Castle Rock Dimensional Standards
Legend
Cottage
Village
Street setback*
Living
10
10
10
Garage
20
20
N/A
Alley setback**
Living
N/A
N/A
10
Garage
N/A
N/A
20
Side setback
5
5
5
Rear setback
12
12
N/A
Minimum lot size (square footage)
4,200
3,8T40
00
Minimum livingarea (square footage)
1,400
1,0
Minimum lot frontage (measured at garage front setback line)
50
46
Minimum lot fronts a (measured at the street) 30 30 40
*Measured from back of walk
** Measured from edge of alley pavement
Note: There is not a minimum living area in the R-8 district.
For comparison, the following are applicable dimensional standards for the R-8 district, Per
UDC Table 11-2A-6:
Castle Rock AZ PP PUD PAGE 18
1J1Ah @'I_:":I" T;11 i:�
- - -- - ---
R-g STAND,-'U N]i ��'i'11;IPWX•rr'iw1T ...
)'ti
Minimum property Size ;DU (insquare feet)
SF** detached DU* with garage facing the front property line
5,000
SF** detached DU* with shared driveway, alley loaded garage, or
private street mew lots
4,000
Any corner property
5,000
Minimum street frontage —SF detached DU (in feet)
with garage facing street
50
with shared driveway, alley loaded garage, orprivate street mew lots
40
Minimum street frontage —SF attached & two-family duplex DU (in feet)
40
Street setback*** to garage (in feet)
Local
20
Collector
25
Street setback*** to living area (in
feet)
Local
15
Collector
25
Side setback
5
Rear setback
12
*DU= dwelling unit
**SF= single family
***Measured from back of sidewalk or property line where there is no adjacent sidewalk.
Staff has reviewed the requested reductions to the R-8 dimensional standards and because
of the coving design concept, clustering, amount of open space and interconnected trail
system proposed, is supportive of the applicant's request.
Design: The primary land design concept used to create this development is coving. The
coving concept uses curved streets, clustering, varied front setbacks, and increased open
space to break up straight rows of houses that are common in more traditional subdivisions.
Coving calls for larger front setbacks in key locations along the curved streets. These
groupings of larger front setbacks create "coves" of open space in front of the homes that are
clearly visible to pedestrians and motorists as they navigate through the community. Varying
the front setbacks is essential to provide fagade modulation, unique orientation, additional
landscaping and to de-emphasize the garage of each housing unit. In addition to the coving
concept, Castle Rock also contains a traditional village with alley loaded units focused
around a common village green (Lot 1, Block 17). These units are specifically designed to
eliminate the view of the garage from the street, and create a more pedestrian friendly
environment. By placing the garage at the rear of the house it allows for more emphasis on
front porches, additional variety of setbacks and sitting areas where people can interact and
gather. The PUD standards listed in UDC 11-7-4 state that buildings shall be clustered to
preserve scenic or environmentally sensitive areas in the natural state, or to consolidate small
open spaces into larger, more usable areas for common use and enjoyment. Also, uses within
the PUD should be interconnected through a system of roadways and/or pathways as
appropriate. Staff believes that the design of this site complies with these standards.
Design Guidelines: The applicant has submitted Design Guidelines (dated January 16, 2008)
for Castle Rock Subdivision. The Design Guidelines include proposed details of design
concepts for the subdivision, architectural elements of the different housing types, and
dimensional standards for the development. Staff has reviewed these guidelines and found
them to represent exemplary design features that will result in a unique and innovative
residential development.
Common Areas: The applicant is providing 21.7% (39.86 acres) open space within the
development consisting of a future City park, 2 pocket parks, a neighborhood park, and
several smaller internal open areas and linear open areas along the perimeter of the
Castle Rock AZ PP PUD PAGE 19
[[141. 16_�J;F
suL.1 l.ivision i`ccl ,tlr_,�ig t1:ic:. 13e,:sley Lateral. The common areas are proposed to contain
amenities such as tot lots, a basketball court, gazebos, and picnic areas. A pathway system is
proposed through this development to encourage walking, biking and other pedestrian
activities and connection to uses. Staff is very supportive of the common area proposed in this
development and believes that it will assist in providing a great sense of community in the
neighborhood. Maintenance of all common areas shall be the responsibility of the respective
Blackrock and Castle Rock Home Owners' Associations.
Housing Types: The applicant has included a Product Exhibit (see Exhibit A.6) that depicts
the location of the different housing types proposed within the development along with
common areas and cove areas. The applicant is proposing to construct custom homes on the 7
lots in the R-2 zone that are included in the Castle Rock plat that border Blackrock
Subdivision on the north. The applicant is proposing four different types of single-family
detached dwelling units within this development to promote diversity and choice in housing
types as follows:
Legend Series — These are the largest and most traditional homes offered in Castle
Rock. They range in size from 1,200 to 3,555 square feet and include 12 different
floor plans with a minimum of 3 distinctive elevations for each plan. Key features are
large front porches, colonial grid windows, and wooden shutters and have floor plans
that offer large lofts on the upper floor. Construction materials proposed on the front
elevations consist of balustrades, brick, stone, or stucco accent. Other wall surface
materials include vertical and horizontal siding, board and batten, shingle, hardboard,
and stucco. A minimum of 3 material types are required for all front elevations. The
Legend Series homes are proposed to be located on the western and southern portions
of the subdivision to provide a transition to adjacent larger rural residential
properties. There are 174 of the Legend Series homes proposed within the
development. (See Design Guidelines submitted with application for more detail.
Also, see building elevations attached in Exhibit A.7.)
Cottage Series — These are patio homes designed to minimize the visual impact of the
garage from the street while maximizing the front porches, patios, and living space
that have been extended toward the street. They range in size from 900 to 2,400
square feet and include a minimum of 6 floor plans with 3 distinct exteriors per plan.
Key features are well defined front entries, living spaces or porches that dominate the
front elevation and extend to or beyond the plane of the garage to create fagade
modulations at the street as well as on corner and rear elevations. Construction
materials proposed on the front elevations consist of vertical and horizontal siding,
board and batten, shingle, shake, scallops, or stucco. A minimum of 3 material types
are required for all front elevations. The Cottage Series homes are proposed to be
located on the northern and eastern portions of the subdivision. There are 390 of the
Cottage Series homes proposed within the development. (See Design Guidelines
submitted with application for more detail. Also, see building elevations attached in
Exhibit A.B.)
Village Series — These are alley loaded products that are specifically designed for the
"Traditional Neighborhood" that is embedded within the Castle Rock community.
This series contains a minimum of 6 floor plans with 3 distinctive exterior treatments
that range in size from 900 to 2,200 square feet. Alley loaded units will have a
perpetual use and benefit easement recorded along the westerly five feet of all
Village Series lots. The purpose of this easement is to expand the useable side yard
area for each unit. This easement allows the neighboring property owner to the west
to use, maintain, and benefit fro the westerly five feet of their neighbor to the south's
Castle Rock AZ PP PUD PAGE 20
1'3r0 rIs- l 11CII111,[,;.111 If.l:il��l:7J. ��, �01�14�_IOSc�C� IIIJ I�.�'Y�. ].,.Ir1. t1l.lna�,al7, � ;CS71, 3sl old ert._I:�:LI
and horizontal siding, board and batten, slbir�t;lr:.; shake, scallops, or stucco.
minimum of 3 material types are required for all front elevations. The Village Series
homes are proposed to be located centrally within the southeastern portion of the
subdivision. There are 122 of the Village (Alley) Series homes proposed within the
development. (See Design Guidelines submitted with application for more detail.
Also, see building elevations attached in Exhibit A.9.)
Custom Home Sites — The lots designed as custom home sites range in size from
8,000-14,000 square feet. The homes on these sites will be a minimum of 2,000
square feet and contain architectural character and details that make them unique in
the development. There are 108 custom homes proposed within the development.
Architectural distinction will be established through the use of large front porches,
variations in materials and colors, fagade modulation, and other architectural details.
As a base for these lots, Hubble Homes has developed 4 signature floor plans that
will be available on these lots, along with these plans they anticipate selling lots to
individual builders who would bring their own house designs to the subdivision.
Minimum design standards for the custom lots are included in the design guidelines
for Castle Rock. Wall surfaces for these structures are proposed to have a minimum
10% brick, stone, or stucco accents. Other appropriate wall surface treatments
include vertical and horizontal siding, board and batten, shingle, shake, hardboard,
and stucco. A minimum of 3 material types will be required on all front elevations.
(See Design Guidelines submitted with application for more detail. Also, see building
elevations attached in Exhibit A.10.)
Building Elevations: The applicant has submitted building elevations that are included
in Exhibit A of this report. Per the Design Guidelines for Castle Rock, materials
proposed on the wall surfaces of the structures include the following: vertical and
horizontal siding, board and batten, shingle, shake, hardboard, scallops, stucco, brick, or
stone, and balustrades. A minimum of 3 material types are required on all front
elevations. Staff is supportive of the proposed elevations, minimum number of
required material types, and construction materials, except for the balustrades.
Because balustrades are an architectural feature and not a wall surface material,
Staff is recommending as a DA provision that balustrades not be included in the
design guidelines as an acceptable wall surface material (see Exhibit B).
Note: Per UDC 11-7-4E, in approving the PUD, the Council may prescribe
appropriate conditions, additional conditions, bonds, and safeguards in conformity
with this title that:
➢ Minimize adverse impact of the use on other property;
➢ Control the sequence and timing of the use;
➢ Control the duration of the use;
➢ Assure that the use and the property in which the use is located is
maintained properly;
➢ Designate the exact location and nature of the use and the property
development;
➢ Require the provision for on site or off site public facilities or services;
➢ Require more restrictive standards than those generally required in this
Castle Rock AZ PP PUD PAGE 21
Require ni tigation of adverse impacts of the proposed development upon
service delivery by any political subdivision, including school districts, which
provides services within the city.
Staff is generally supportive of the proposed development with the recommended DA provisions.
Staff likes the variety of housing types proposed as they should provide a range of housing
opportunities in this area of the City. Further, staff believes that the proposed land use concepts
such as coving, clustering, and an interconnected pathway system throughout the common areas
should provide a unique type of development with many recreational opportunities available to
the residents.
b. Staff Recommendation: Staff recommends approval of the subject applications (AZ-07-016,
PP-07-020, and PUD-07-001) with the conditions listed in Exhibit B of the Staff Report.
11. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map Showing Boundaries of Proposed Annexation
2. Vicinity/Zoning Map Showing Boundaries of Proposed Preliminary Plat
3. Preliminary Plat (dated 2/7/08)
4. Landscape Plan (dated: 2/13/08)
5. Phasing Plan
6. Product Exhibit
7. Example of Building Elevations — Legend Series
8. Example of Building Elevations — Cottage Series
9. Example of Building Elevations — Village Series (alley -loaded)
10. Example of Building Elevations — Custom Home Sites
11. Map Showing Future Land Use Map Designations and Proposed Densities
12. Product Exhibit/Landscape Plan
13. Memo from ACHD Regarding a Proposed Public/Private Partnership for Improvements at the
Amity/Eagle Intersection
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
Castle Rock AZ PP PUD PAGE 22
T.
I!,*:;:. ITI.I.: FTFARIT
C. ons
1. R-2 Zoning District Boundary
2. R-8 Zoning District Boundary
3. Boundary Map for R-2 and R-8 Zoning Districts
4. Preliminary Plat Boundary
D. Required Findings from Unified Development Code
Castle Rock AZ PP PUD PAGE 23
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I F":*.) R. T F .1
A. "Dra.vvJ.:ar,!,r,
1. Vicinity/Zoning Map Showing Boundaries of Proposed Annexation
Exhibit B — Page I
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Vicinity/Zoi. - Map Showing Boandai
Exhibit B — Page 2
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3. 1'rc-fir-iainai� ➢:'lat (d,,aled 2/7/0')
CASTLE ROCK
PRELIMINARY PLAN
A PORTION OF SECTION 32, TOWNSHIP 3 NORTH,
RA14GE I EAST, B.M. MERIDIAN, ADA COUNTY, IDAHO
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Exhibit B — Page 20
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B. Memo frorr!. A.CHD Regarding a Proposed Public/Private Partnership for Improw-enaevts at the
Amity/Eagle htersection
Right -Of --Way and Deveiarxnent Services Deparfi>rent
FN C D
December 14. 2007
TO Sonya 'Atatters, City of Meridian Planning Department
FROM: IAindy Wallace, Planner III
SUBJECT: Castle Rock Subdivision
On December 12, 200i the ACHO Commission heard and approved with conditions the application
for Castle Rack Subdivision Dunng the Commission meeting there was testimony and capplicati n
regarding the intersection of the Amity and Eagle Road, the intersection of Taconic Drive and Eagle
Road, and the level of service on the roadway segments abutting and in the vicinity of the site.
Intersection of Amity and Eagle Roads
The submitted traffic impact study indicates that the intersection of Amity Road and Eagle Road is
forecast to operate at LOS F as a 4-way stop for the year 2016 background condition without any
additional traffic generated by the Castle Rock development. The intersection improvement is
identified in the District's Capital improvements Plan (between 2018 and 2027) after the
development's projected build -out Because the intersection is projected to operate at LOS F
without any additional site traffic from the Castle Rock development the additional traffic generated
by the Castle Rock development will cause the intersection to fail sooner than anticipated in the TIS.
District Traffic Services staff analyzed the intersection to determine when the intersection would fail
as a 4-way stop with the addition of the site traffic generated by the Castle Rock development.
District Traffic Services staff determined that the intersection is expected to fail with the addition of
15`yo (127 homes) of the site traffic. Because of this the applicant will only be able to final plat 15%
or 127 lots prior to the intersection being improved_ The District provided the applicant with three
options for improving the intersection. The applicant can either.
1) Wait for ACFID to improve the intersection as scheduled in the GIP intersection is scheduled
to be widened to 5 lanes on the north, south, and west approaches and to 4 lanes on the
east approach and signalized between 2018 and 2027
2) The applicant can enter into a cooperative development agreement with the District and fully
improved the intersection as identified in the CIP being reimbursed with impact fees over
time_
3) Or Install an interim sign with left tum lanes on all 4 approaches of the intersection with
hardware provided by the District_
The applicant has indicated that they plan on improving the intersection with early phases of the
project.
Exhibit B — Page 21
Intersection of Taconic Drive and Eagle Road
During ACHD's Commission meeting the Commissioners had express some concerns regarding the
intersection of Taconic Drive and Eagle Road. Taconic Drive is an existing residential collector
proposed to provide main access to the site and sole access to the site until stub street connections
are made to the north. Eagle Road between Amity and Lake Hazels Road is currently a two-lane
roadway and a majority of the traffic generated by the development (80%) is anticipated to travel
north out of the development requiring cleft -turn from Taconic Drive onto Eagle Road. ACHD's
Commission`s was concerned about the large amount of traffic needing to make a left turn out of the
development and the potential need for turn lanes, a refuge area, and traffic controls an Eagle
Road. Therefore, the applicant will be required to submit an intersection analysis of the Taconic
Drive/Eagle Road intersection with the final platting of the 21)(P lot to determine the warranted lane
configuration and traffic controls for the intersection
In addition to the analysis submitted with the final platting of the 20e lot the applicant will be
required to submit a signal analysis for each final plat submitted after the final platting of the 400'�
lot Based on information submitted by the applicant the signal is warranted with the development
of the 4001" lot or at 48% build -out To ensure the signal is installed when it is warranted the
applicant will be required to submit a signal analysis for each fins plat submitted after the final
platting of the 40dt lot. District Traffic Services staff will determine when the signal is warranted and
needs to be installed. The applicant will be required to enter into a signal agreement with the
District prior to design and constrict of the signal.
Area Roadways
As identified in the table below all of the roadways segments abutting and in the vicinity of the
Castle Rock development will operate at an acceptable level of service with the additional site traffic
generated by the development. The information provided in the tables below is based on traffic
counts taken by District Traffic Services staff in January 2007 and District Planning Review staff
compiling information regarding approved developments in the area and calculating the existing and
projected level of service on the adjacent roadways.
Eagle Road: Principal Arterial
Acceptable level of service for a two-lane principal arterial is "E" (15,500 VTD).
Acceptable level of service for a three -lane principal arterial is "E" (18,500 VTD)
Acceptable level of service for a five -lane principal arterial is "E" (37,000 V D)
Existing traffic
Count / Level of
Service
Existing traffic
Plus approved
development /
Level of Service
Site Traffic
traffic / Level of
Lake Hazel to Amity Amity to Victory
3,644 on
( Better than
1131/07
"C"
3,644`
Better than
"C„
8,182
11,826
J�Bee�ttrthan
4C"
South of Overland
(5-lane roadwav)
6,677 on Better 20.232 on
1131/07 than "C',
121352* -C'
5,564 1
17,916 Excee
.IT
20,323'
3,
24,
'Approximately all approved development is built -out and traffic is induded in existing count.
Amity Road
West of Eagle: Minor Arterial
Acceptable level of service for a two-lane minor arterial is "D' (14,000 VTD),
> Better
than "C"
Better
than °C'
Better
than "'
Exhibit B - page 22
East of Eagle: Collector
Acceptable level of service for a two-lane collector is "D' (9,500 VTD),
np,Prox'mately all approved development is built -out and traffic is included in existing count.
Estimated traffic volume information:
• Estimated traffic volumes and traffic distribution were based on submitted traffic impact studies for
approved developments in the area and an estimate of build out for those developments.
• Total projected traffic and associated level of service; calculations were based on the existing roadway
configurations. The projected LOS does not take into consideration planned roadway irnprovernents in
the area.
Exhibit B — Page 23
I. Planning Department
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (stamped on September 24,
2007 by Michael Marks, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
1.1.2 Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner(s) (at the time of annexation ordinance adoption),
and the developer. The applicant shall contact the City Attorney, Bill Nary, at 898-5506 to
initiate this process. Said DA shall be completed within 6 months of City Council action.
(The Planning Department required DA provisions are in Section 10 of the Staff Report.)
1.2 SITE SPECIFIC REQUIREMENTS —PRELIMINARY PLAT
1.2.1 All comments and conditions of the accompanying Annexation and Zoning (AZ-07-016)
application and associated Development Agreement and Planned Unit Development (PUD-07_
001) shall also be considered conditions of the Preliminary Plat (PP-07-020).
1.2.2 Construct a 10-foot wide multi -use pathway along the southern bank of the Ten Mile Creek all
the way to the Eagle Road/Taconic Drive intersection. The pathway shall be designed in
accordance with UDC 11-3A-8 and the City of Meridian Parks and Recreation Master Pathways
Plan. Coordinate the exact location of the multi -use pathway with City Staff. The applicant shall
work with the City Parks Department to acquire the necessary approvals through the City's
Master Pathway Agreement with the Nampa Meridian Irrigation District (NMID) if the pathway
is located within NMID's easement. The easement for the Ten Mile Creek and pathway shall not
be included within the area of any adjacent buildable lot. The applicant shall conform to the Parks
Department's standards for construction of the pathway.
1.2.3 Pathway stubs shall be provided to promote interconnectivity between this development and
future developments in the following manner: 1) Extend the pathway located between Lots 15 &
16, Block 47 to the north property line; and 2) Extend the pathway located between Lots 7 & 8,
Block 51 to the west property line.
1.2.4 A detail of the proposed tot lot play equipment shall be submitted with the final plat application.
1.2.5 Prior to issuance of any building permit, the subject property shall be subdivided in accordance
with the City of Meridian Unified Development Code.
1.2.6 The landscape plan prepared by Jensen Belts Associates, on 2-13-08, is approved with the
following modifications/notes:
a. Per UDC 11-3G-3A, set aside at least 21.7% (39.86 acres) of the site for useable open
space, as proposed.
b. The applicant should construct a minimum 25-foot wide street buffer along the entire
length of S. Eagle Road (an arterial street), exclusive of ACHD right-of-way required for
the ultimate street section. Said buffer shall be designed and constructed in accordance
with UDC 11-3B-7.
The applicant should construct a minimum 20-foot wide street buffer along the entire
length of E. Taconic Drive (a collector street), exclusive of ACHD right-of-way for the
street section. Said buffer shall be designed and constructed in accordance with UDC 11-
3B-7.
Exhibit B — page 24
d n uI, l.nia , ti3jacent to aIIPath;ti 1,,,,!;; iai�..}.iii; Ilii ii1ti-use1:.atl7ua_,,aler �, Tenhfiil
t .i eek, Should be designed in accordance: tix-atla �l.l1Jy._' :I. 1--313-1. 2.
e. Pathway stubs shall be provided to promote interconnectivity between this development
and future developments in the following manner: 1) Extend (stub) the pathway located
between Lots 15 & 16, Block 39 to the nor.th property line. 2) Extend (stub) the pathway
located between Lots 7 & 8, Block 51 to the west property line.
f. Depict fencing adjacent to micro -paths in accordance with the standards listed in UDC
11-3A-7.
g. Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing
trees on site.
h. A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan. All standards of
installation should apply as listed in UDC 11-3B-14.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping and amenities shall be consistent with the preliminary plan with
modifications as proposed by staff. The proceeding modifications and notes should be shown on a
revised landscape plan submitted with the final plat application(s).
1.2.4 The applicant shall provide four stub streets to adjacent properties and two streets connecting to
stub streets to the subject property from the Blackrock and Whitebark Subdivisions as proposed
and listed below:
• East Goodrich Drive stubs to the 10.5 acre McKay property to the south (parcel #
S1132417210).
• South Aydon Avenue stubs to the 29.66 acre Cantrell property to the south (parcel #
R1835500100).
• South Tamworth Avenue stubs to the 27.5 acre Warrick property to the north (parcel #
S1132120800).
• South Graphite Way stubs to the 19.79 acre Huffman property to the north (parcel
#S1132212710).
• South Whitebark Way shall connect to a stub street to this property approved with
Whitebark Subdivision to the north.
• South Graphite Way shall connect to a stub street to this property approved with
Blackrock Subdivision at the west side of the site.
1.2.5 Excluding E. Taconic Drive, all of the existing access points/driveways to Eagle Road shall be
closed and their uses discontinued. The applicant shall place a note on the final plat that prohibits
direct lot access to Eagle Road.
1.2.6 A minimum of two access points to the subdivision are required for any portion of the
project, which serves more than 50 homes (this number includes the Blackrock lots) that
uses Taconic Drive as their only access. The additional access point(s) should comply with
Fire and Police Department requirements as stated below in sections 3.8 and 4.2.
1.2.7 If permanent fencing is not proposed along the perimeter boundary of the subdivision, the
applicant is required to construct temporary fencing to contain debris during construction prior to
issuance of any building permits on the site. The developer is required to construct fencing
adjacent to micro -paths in accordance with the standards listed in UDC 11-3A-7.
1.2.8 Any existing building(s) shall be removed, prior to signature of the final plat by the City
Engineer.
Exhibit B — Page 25
I'
l,Il;::
Ia:'sp isa.niitw �.�A tt��: a iJ.�, Rod, i's�ocj."iti1717.
1.2.10 Per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of any natural waterways
(Ten Mile Creek) that intersect, cross or lie within the area being subdivided shall be covered.
This requirement doe not apply to the Ten Mile Creek which is classified as a natural waterway
and must be protected as stated in UDC 11-6A-1H. This requirement shall not apply to the
Beasley Lateral if the applicant improves it as a linear open space water amenity.
1.2.11 Underground, pressurized irrigation must be provided to all lots within this development.
1.3 GENERAL REQUIREMENTS —PRELIMINARY PLAT
1.3.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application(s).
1.3.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.3.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
313-11 and shall be fully vegetated with grass and trees. Sand, gravel or other non -vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-11.
If the stormwater detention facility cannot be incorporated into the approved open space and still
meet the standards of UDC 11-3B-11, then the applicant shall relocate the facility. This may
require losing a developable lot or developable area. It is the responsibility of the
developer to comply with ACHD, City of Meridian and all other regulatory requirements at the
time of final construction.
1.3.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.3.5 Staff s failure to cite specific ordinance provisions does not relieve the applicant of responsibility
for compliance.
1.3.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
1.4 SITE SPECIFIC REQUIREMENTS — PLANNED UNIT DEVELOPMENT
1.4.1 All comments and conditions of the accompanying Annexation and Zoning (AZ-07-016)
application and associated Development Agreement and Preliminary Plat (PP-07-020) shall also
be considered conditions of the Planned Unit Development (PUD-07-001).
1.4.2 Site amenities shall be provided on the site in accordance with those proposed with this
application and shown on the landscape plan, prepared by Jensen Belts Associates on
2/13/08.
clustering, varied setbacks, an
1.4.3 The development shall demonstrate a high quality site design through the use of cooing,
internal pathway system connecting to various uses and
scenic features proposed within the development, and numerous amenities as depicted on
the site and landscape plans.
1.4.4 All structures shall substantially comply with the building elevations submitted with this
application included in Exhibit A and approved with this application. Further, design of the
Exhibit B — Page 26
1.4.5
struc:Cn wig]] (,luideliirl d,sU::r,V S l li.r:ibe1
8Ubn., ittc J ,a tJi Ii7is application.. Lastly, reductions to the dimensional standards lii,,ted in U:1:)C: Table 11-2A-6 are as fol rows
� UIIOLiut«UII 111aLenais usea on the wall surfaces of all structures shall incorporate a minimum of
3 different types of materials. Materials may include the following: vertical and horizontal siding,
board and batten, shingle, shake, hardboard, scallops, stucco, brick, or stone (per the Castle Rock
Design Guidelines).
2. Public Works Department
2.1 Water service to this site is being proposed via extension of the 12 inch main located in E Amity
Road via the Whitebark subdivision. The applicant shall be responsible to install at the
developer's expense two or more water connections due to fire flow requirements. Due to
pressure zone conflicts the applicant may be responsible to install at the developer's expense a
pressure reducing valve to protect the development from high pressure spikes. The applicant will
be responsible to install water mains to and through this development, coordinate main size and
routing with the Public Works department.
2.2 Sanitary sewer service to this development is being proposed via extension of mains planned in
White bark Subdivision to the north. These mains are temporarily flowing out of shed. The
applicant shall wait for the Black Cat Trunk to connect to the Glacier Springs Manhole.
2.3 The applicant will be responsible to install a portion of the 18-inch lateral trunk through the north
east corner of this site. The trunk shall conform to the inverts in the City of Meridian Master
Sewer Plan. The applicant shall coordinate the routing of this trunk with the City of Meridian
Public Works Department, and execute standard forms of easements for any mains that are
required.
2.4 Sewer mains shall be installed in all stub streets proposed on this plat, and new stub streets
required by the Planning Department or Ada County Highway District.
Exhibit B — Page 27
1"H Li... li,
L.5 The ,:1.1:''lul.icaia:� sl:: a].l. insu:111 sti:wer mains to :aa::ul tlurou p:i::l. this su.bdivision.; applicant shall r•;oc:�rc[.nate
main size and routing with the Public Works Department, and. execute standard forms of
easements for any mains that are required to provide service. 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.
2.6 A portion of this site is within a Flood zone A. The applicant shall determine the Base Flood
Elevation, and all lots that fall within that BFE shall provide Elevation Certification prior to
issuance of Building Permits.
2.7 Prior to addressing of recorded plats the applicant shall submit a separate plat, identical to the
recorded plat, with the flood plain overlay on it.
2.8 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.9 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.10 The applicant has indicated the required pressurized irrigation system in this development will be
owned and operated by an irrigation district, therefore a letter of plan approval shall be submitted
prior to scheduling of a pre -construction meeting. If it is to be maintained as a private system,
plans and specifications will be reviewed by the Public Works Department as part of the
construction plan review. A "draft copy" of the operations and maintenance manual will be
required prior to plan approval with the "final draft" being required prior to final plat signature on
the last phase of this project.
2.11 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface
water for the primary source. If a surface 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 signature on the
final plat by the City Engineer.
2.12 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.13 Additional width to the public utilities, drainage and irrigation easement along the right -of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
needs to be sufficient to allow for 10 feet of easement past the sidewalk.
2.14 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non -domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.15 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non -approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
Exhibit B — Page 28
ireviei ed :rn.d ,:a.J'T::cra��-'ec I:i ,,' 1::I:'1-e City 1_?i:i, IM. er.
2.16 Street signs are to be in place, water system shall be installed and activated, sewer system shall
have passed air -testing and video inspection, fencing installed, drainage lots constructed, 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.
2.17 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.18 All development improvements, including but not limited to sewer, fencing, micro -paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.19 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.20 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.
2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.22 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.23 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.24 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.
2.25 The 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.
2.26 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two -hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. Fire Department
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
C. Fire hydrant markers shall be provided per public Works specifications.
Exhibit B — Page 29
L. I ii r1l' �hu:uni,.:Ir,a..11 Irc'p,la 4.;11'y] ::.a:ruru�.u�
11),'dralit s shall not have any vertical ol,:Istructions to ciut:lets «vithill l0'.
£ Fire hydrants shall be place 18" above finish grade.
9. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outs off
side
radius. The required turning radius shall be maintained adjacent to the landscape island
Taconic. Submit street profiles for internal streets to the Fire Department for review and
approval of turning radiuses.
3.5 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
3.6 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6.
3.7 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.8 To increase emergency access to the site a minimum of two points of access will be required for
any portion of the development, which serves more than 50 homes. The two entrances should
be separated by no less than % the diagonal measurement of the full development.
3.9 Building setbacks shall be per the International Building Code for one and two story construction.
3.10 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface. Streets with less than a 29' street width shall have no parking.
Streets with less than 33' shall have parking only on one side. These measurements shall be
based on the back of curb dimension. The roadway shall be able to accommodate an imposed
load of 75,000 GVW.
3.11 The proposed 848 lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 2,459 residents at build out.
3.12 The proposed project lies outside the five-minute response zone goal. Achievement of this goal is
subject to budgetary constraints and is intended to enhance the probability of a favorable outcome
on a request for Basic Life Support. The budget constraints are typically defined as capital outlay
for facilities that are located within 1.5 miles from a given location and sufficient operational
funds to staff the facilities.
3.13 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
born by the developer.
3.14 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.15 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus
measured by an approved route around the exterior of the facility or building, on -site fire hydrants
Exhibit B — Page 3 0
iiiI,:il ui[1tiJ1]1S :li��ll I:::.. ��i���„i�l�:ca t��}-e,-�> �ti i iii�cl L,��, 'a-i� � �it.1� ��Ilic:: �a,l. Ir.i.r• p,�aildiri�;�: �.rau.ip7p�ec:p throughout with an appro ed automatic sprinkler system inst,:I.:lled in accordartcc. with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
3.16 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.17 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.18 The entrance to the alley from the public street shall provide a minimum twenty-eight foot (28')
inside and forty-eight foot (48') outside turning radius. No parking shall be allowed on either side of
the street within fifty feet (50') of the alley entrance as measured from the centerline of the alley.
"No Parking" signs shall be installed on each end of the alleys. The minimum rear setback for alley
accessed properties shall be 20 feet to the garage if the alley width is 16 feet or 18 feet to the garage
if the alley width is 20 feet.
3.19 There are dimensional errors depicted on the street sections on Sheet 1.
3.20 The Fire Department has fire flow concerns regarding the ability to meet Appendix B because of
single point of connection, per Public Works; contact City Engineer.
4. Police Department
4.1 Four -foot tall bollard or similar pathway lighting is required on all pathways. Shielded post
lighting is required in the neighborhood/pocket parks around the tot lots and gazebos.
4.2 To increase emergency access to the site, the applicant shall provide a secondary access
(Ally's Way) point to any portion of the development that serves more than 50 homes.
4.3 The proposed landscaping creates hiding spots. The applicant shall submit a revised landscaping
plan that affords greater visibility of the area from public areas such as a street or parking lot.
4.4 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used. All micro -paths and open areas shall have adequate lighting.
5. Parks Department
5.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
5.2 Standard for City to assume Maintenance of a section of Multi -Use Pathway: The pathway must
connect from one major arterial to another, and either an easement or ownership deed must be
granted before the city will assume the maintenance of any section of pathway.
5.3 It will be the responsibility of the homeowner's association to develop and maintain the smaller
pocket parks and neighborhood parks' that have not been dedicated to the City.
5.4 The applicant shall work with the City Park's Department on the irrigation design and pump
stations specs.
5.5 Applicant shall construct a 10-foot wide multi -use pathway along the Ten Mile Creek and
connecting south to the intersection of Eagle Road and Taconic Drive.
Exhibit B — Page 31
p,,r,dl"dGDE.I'AEl]"I'.JEh-,11 ] F?.I I i`t1,
5.6 'I'he:C ;'e::i�ryboriloa.rd Parr, site sl-i.a.11 remain pit least 8. ; acres, as dej.,jil�;.1:ed on the plan, and be deeded
to the City of Meridian. An agreement shall be prepared that details the responsibilities of the
applicant and the City in developing the park.
5.7 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-313-10) shall be followed.
5.8 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-313-10) shall be followed.
5.9 All pathways shall be built to the minimum standards published in the Comprehensive Parks &
Recreation System Plan, pgs. 3-2 through 3-4, sections B and C.
5.10 An easement shall be provided for public access to and maintenance of the pathways. The City
will not assume maintenance of the pathway until it connects from one major arterial road to
another, unless otherwise agreed to by the Parks & Recreation Department.
5.11 Irrigation System: The park irrigation system shall be separate from the homeowners association
irrigation system, with a separate connection and pump.
6. Sanitary Service Company
6.1 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius.
6.2 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
Company for review and approval of turning radiuses. intersect a public street. Submit street profiles for internal streets to Sanitary Service
6.3 "No Parking" signs shall be installed on each end of the alleys.
7. Ada County Highway District (See also Exhibit A.12 for memo from ACHD regarding the
intersection ofAmity & Eagle Roads.)
7.1 SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Design and construct a signal at the intersection of Taconic Drive and Eagle Road when signal
warrants are met based on signal analysis submitted to the District for each final plat after the
final platting of the 400t' lot. Enter into a signal agreement with the District when the signal is to
be installed.
7.1.2 Prior to the final platting of the 127-lot the intersection of Amity and Eagle Roads will need to be
fully improved as identified in the District's Capital Improvement Plan. The applicant can either
enter into a development agreement with the District to construct the intersection improvements
prior to date scheduled in the Capital Improvement Plan, construct an interim signal with left turn
lanes at all site approaches, or wait until the District has improved the intersection to continue
final platting of the development.
7.1.3 Dedicate 48-feet of right-of-way from the centerline of Eagle Road abutting the site. The right-
of-way purchase and sale agreement and deed must be completed and signed by the applicant
HD Commission or prior to issuance of a
prior to scheduling the final plat for signature by the AC
building permit (or other required permits), whichever occurs first. Allow up to 30 business days
to process the right-of-way dedication after receipt of all requested material. The District will
purchase the right-of-way which is in addition to existing right-of-way from available Corridor
Preservation Funds.
Exhibit B — Page 32
c f,l]C +°f:, til ;ill i. iiiiiiir ria>>I J f fi iri [L.0 riV.al�ri
proposed. 1"� U I ode an easetiierui: to the District i�. all y se rtel7t of the s'd,;alxalk located outside of
the right-of-way.
7.1.5 Submit an intersection analysis of the Taconic Drive/Eagle Road intersection with the final
platting of the 200"' lot to determine the warranted lane configuration and traffic controls for the
intersection.
7.1.6 Construct Taconic Drive as a standard residential collector with a complete 33-foot street section
with vertical curb, gutter, and 5-foot concrete sidewalk on the north side of the roadway and no
front -on housing within 50-feet of right-of-way. Provide a minimum 21-foot street section on
both sides of the proposed center landscape islands.
7.1.7 Construct the following internal streets as a 25-foot street section with vertical curb, gutter, and 5-
foot concrete sidewalk, as proposed.
• S. Aydon Avenue and S. Hurst Avenue, between E. Skipton Drive and E. Walmer Drive.
Parking is prohibited on this roadway coordinate a signage program with District Traffic Services
staff. Obtain Fire department approval for the reduced street section.
7.1.8 Construct the remaining interior roadways as either a standard 29-foot street with vertical curb or
standard 33-foot street section, as proposed. Obtain Fire Department approval for the reduced
street section. Parking is prohibited on one side of the on the 29-foot roadway.
7.1.9 Provide a minimum 21-foot street section on either side of the proposed center landscape islands.
7.1.10 Provide a minimum outside radius of 45-feet for the proposed cul-de-sac turnaround.
7.1.11 Provide a minimum of 24-feet of pavement between the bulb -outs at the intersection, as proposed.
7.1.12 Construct nine 20-foot wide public alleys between blocks 415, 7/ 8, 9/10, 11/12, 15/16, 18/19,
20/21, 22/23, and 24/25, as proposed. All of the alleys are proposed to be straight and
public street at both ends. intersect a
7.1.13 Construct one roadway (Taconic Drive) to intersect Eagle Road located approximately 370-feet
south of the north property line (measured property line to centerline).
7.1.14 Construct the following stub streets, as proposed. Install a sign at the terminus of the stub street
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
• Stub street to the north, S. Tamworth Avenue, located approximately 660-feet west of the
east property line (measured property line to centerline)
• Stub street to the north, S. Whitebark, located approximately 1,170-feet east of the west
Whitebark, a previously approved stub street as part of
property line (measured property line to centerline). This stub street will align with S.
Whitebark Subdivision.
• Stub street to the north, S.Graphite Way, located approximately 550-feet east of the west
property line (measured property line to centerline).
• Stub street to the south, S. Aydon Avenue, located 690-feet west of the east property line
(measured property line to centerline).
• Stub street to the east, E. Goodrich Drive, located approximately 350-feet north of the
south property line (measured property line to centerline).
Exhibit B — Page 33
or _i011 lJ l l:'I: C:.I t I I - I clad a 7 �7� 11 _Lcaa a 11.1..
��.Il. i I191.�1, ..�. I II il.:a�a.all�: I i �!�
property line (ine.a;•uied property lineto c.enr.erline). This stu l s,ti eet a all align anl.l iae
into Hyper Drive, a previously approved stub street as part of Blackrock Subdivision.
7.1.15 Other than the access specifically approved with this application, direct lot access is prohibited to
Eagle Road and shall be noted on the final plat.
7.1.16 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
Exhibit B — Page 34
other re;!!uJatory ai:td lth<:!.I. t r17 7tions 1.17 fii'"I"a.(..:;ifi 1Hll I:lrllt lNe ;::, ,�61 aii'11. or its s't.ICC':s ,[:11 JTL lll; ,f41;'1'
advises the Highway District of its intent: to chat, ,e the; planned use: cif the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
Exhibit B — Page 35
C. Legal Description
1. R-2 Zoning District Boundary
-1-
DESCRIPTION FOR
EXISTING BLACKROCK SUBDIVISION, INCLUDING
PROPOSED CASTLE ROCK SUBDIVISION,
ANNEXATION DESCRIPTION
SEPTEMBER 24, 2007
A PARCEL OF LAND BEING ALL OF BLACKROCK SUBDIVISION NO.. 1
(BOOK 96, PAGE 12003) AND THE ADJACENT RIGHT OF WAY OF EAGLE
ROAD, LOCATED IN SECTION 32, TOWNSHIP 3 NORTH, RANGE 1 EAST,
BOISE MERIDIAN, ADA COUNTY, IDAHO, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SECTION 32., T 3 N., RA
E, B.M , THENCE S 00°13'15" W 2677 52 FEET TO THE EAST % CORNER OF
SAID SECTION 32, THE REAL POINT OF BEGINNING OF THIS
DESCRIPTION;
THENCE S 00°13'44" W, 472.17 FEET ALONG THE EAST LINE OF THE SE '/<
TO A POINT,
THENCE N 89°48'38" W, 528.00 FEET TO A POINT;
THENCE S 00°13'44" IN, 865 89 FEET TO A POINT ON THE SOUTH LINE OF
THE NORTH''/z OF THE SE ''/<;
THENCE N 89048'26" W, 2131.85 FEET TO THE SOUTHWEST CORNER OF
THE NORTH % OF THE SE '/
THENCE N 89°50'45" W, 1340 60 FEET TO THE SOUTHWEST CORNER OF
THE NE '/< OF THE SW ''/,;
THENCE N 00`10'12" W, 1347 28 FEET TO NORTHWEST CORNER OF THE
NE '/ OF THE SW %;
THENCE N 00-53-12" E, 1337.41 FEET TO NORTHWEST CORNER OF THE
SE'/. OF THE NW %;
THENCE S 89'43'51" E, 1335.91 FEET TO NORTHEAST CORNER OF THE SE
'/ OF THE NW ''%;
THENCE S 89°41'56" E, 1718.43 FEET ALONG THE NORTH LINE OF THE
SOUTH '% OF THE NE '/. TO A POINT;
September 14, 2007
Q:118575105-Srv101-006CASTLE ROCK TOTAL ANNEX doc
Exhibit C — Page 1
C
THENCE S 36*35'50" E, 198 56 FEET TO A POINT;
THENCE S 47*26'09" E. 88912 FEET TO A POINT;
THENCE N 89039'49" w, 113.10 FEET TO A POINT;
THENCE S 00*13'14" W, 255-57 FEET TO A POINT;
THENCE S 8903949" E, 276-.89 FEET TO A POINT ON THE EAST LINE OF
THE SOUTH Y20F THE NE '/.I -
THENCE S 00'13'15" W, 326.32 FEET TO THE REAL POINT OF BEGINNING,
CONTAINING 224-29 ACRES, MORE OR LESS.
--�v
MICHAEL E. MARKS, PLS NO 4998
September 14, 2007
Q:\18575ko5-Srvkoj-DockCASTLE ROCK TOTAL ANNEX doc
Exhibit C — Page 2
-1-
DESCRIPTION FOR
BLACKROCK SUBDIVISION,
INCLUDING A PORTION OF PROPOSED CASTLE ROCK SUBDIVISION
R-2 ZONE DESCRIPTION
SEPTEMBER 24, 2007
A PARCEL OF LAND BEING A PORTION OF BLACKROCK SUBDIVISION NO..
1 , LOCATED IN SECTION 32, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE
MERIDIAN, ADA COUNTY, IDAHO, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF SECTION 32., T.3 N, R.1
E., B.M., THENCE S 00°13'15" W 2677.52 FEET TO THE EAST/4 CORNER OF
SAID SECTION 32,
THENCE S 00'13'44" W, 472 17 FEET ALONG THE EAST LINE OF THE SE'/
TO A POINT:
THENCE N 89'48'38" W, 528.00 FEET TO A POINT
THENCE S 00°13'44" W, 865 89 FEET TO A POINT ON THE SOUTH LINE OF
THE NORTH'/2OF THE SE'/;
THENCE N 89'48'26" W, 1600.60 FEET TO THE SOUTHEAST CORNER OF
LOT 1, BLOCK 3, BLACKROCK SUBDIVISION NO 1, THE REAL POINT OF
BEGINNING OF THIS DESCRIPTION;
THENCE N 89'48'26" W, 531 25 FEET TO THE SOUTHWEST CORNER OF
THE NORTH Y2 OF THE SE '/;
THENCE N 89'50'45" W, 1340 60 FEET TO THE SOUTHWEST CORNER OF
THE NE '/4 OF THE SW '/4;
THENCE N 00'10'12" W, 1347.28 FEET TO THE NORTHWEST CORNER OF
THE NE '/ OF THE SW '/;
THENCE N 00'53'12" E, 398.56 FEET TO ALONG THE WEST LINE OF THE
SE '/ OF THE NW '/ TO A POINT:
THENCE S 90'00'00" E, 235.43 FEET TO A POINT;
THENCE S 55'45'46" E, 25.00 FEET TO A POINT ON A CURVE
September 14, 2007
Q:118575105-Srv101-Doc1CASTLE ROCK R-2..doc
Exhibit C — Page 3
i I I'.I::} ',il.
THENCE 156.08 FEET ALONG A NON -TANGENT CURVE TO THE LEFT SAID
CURVE HAVING A RADIUS OF 300 00 FEET, A DELTA ANGLE OF 29*48-33",
A TANGENT LENGTH OF 79 85 FEET, AND A CHORD WHICH BEARS
S 19'19'58" W FOR A DISTANCE OF 154 33 FEET TO A POINT ON A CURVE;
THENCE S 90°00'00" E, 145.69 FEET TO A POINT;
THENCE S 29°29'48" E, 124.90 FEET TO A POINT;
THENCE S 36°45'50" E, 172.53 FEET TO A POINT;
THENCE S 57°19'56" E, 173.04 FEET TO A POINT;
THENCE S 41 °47'50" E, 170.59 FEET TO A POINT:
THENCE S 37°30'04" E, 172.16 FEET TO A POINT,
THENCE S 63°50'17" E, 178 01 FEET TO A POINT;
THENCE S 74'49'32" E, 192.98 FEET TO A POINT;
THENCE S 46°34'36" E, 190.00 FEET TO A POINT;
THENCE S 79°29'58" E, 63.09 FEET TO A POINT;
THENCE S 46°34'5"' _, 612.55 FEET TO A POL^JT;
THENCE S 00*11'34" W, 295.21 FEET TO A POINT. -
THE REAL POINT OF BEGINNING, CONTAINING 45.14 ACRES, MORE OR
LESS,
l sa
MICHAEL E MARKS, PLS NO 4998
REVT <FpvrliL
v
September 14, 2007
Q:\18575\05-Srv\01-Doc\CASTLE ROCK R-2.doc
c td.�j
Exhibit C — Page 4
:11' c;..F."', 11'_f..iP(il., P i::),R. '1..1.1 E:Ffl'.r' I,.:I I''.I. i l.;
.'.. It-X Zoning District B,.)uyl.Qc.lT:Y
-1-
DESCRIPTION FOR
CASTLE ROCK SUBDIVISION
R-8 ZONE DESCRIPTION
SEPTEMBER 24, 2007
A PARCEL OF LAND BEING A PORTION OF BLACKROCK SUBDIVISION NO-
1 AND ADJACENT RIGHT OF WAY OF EAGLE ROAD, LOCATED IN SECTION
32, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY,
IDAHO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS. -
COMMENCING AT THE NORTHEAST CORNER OF SECTION 32, T.3 W, R 1
E , B.M., THENCE S 00°13'15" W 2677.52 FEET TO THE EAST '/, CORNER OF
SAID SECTION 32, THE REAL POINT OF BEGINNING OF THIS
DESCRIPTION;
THENCE S 00°13'44" W, 472.17 FEET ALONG THE EAST LINE OF THE SE '/<
TO A POINT, -
THENCE N 89°48'38" W, 528.00 FEET TO A POINT;
THENCE S 00°13'44" W, 865.89 FEET TO A POINT ON THE SOUTH LINE OF
THE NORTH 'Y2 OF THE SE '/;
THENCE N 89°48'26" W, 1600.60 FEET ALONG SAID SOUTH LINE TO THE
SOUTHEAST CORNER OF LOT 1, BLOCK 3, BLACKROCK SUBDIVISION NO
1;
THENCE N 00°11'34" E, 295.21 FEET TO A POINT;
THENCE N 46°34'51" W, 612.65 FEET TO A POINT, -
THENCE N 79°29'58" W, 63.09 FEET TO A POINT;
THENCE N 46°34'36" W, 190.00 FEET TO A POINT, -
THENCE N 74°49'32" W, 192.98 FEET TO A POINT;
THENCE N 63*50'17" W, 178 01 FEET TO A POINT;
THENCE N 37'30'04" W, 172 16 FEET TO A POINT, -
THENCE N 41 °47'50" W, 170.59 FEET TO A POINT;
September 14, 2007
Q:118575105-Srv101-Doc1CASTLE ROCK-R-8 doc
Exhibit C — Page 5
THENCE N 57'19'56" W, 173 04 FEET TO A POINT,
THENCE N 36'46'06" W, 172.53 FEET TO A POINT;
THENCE N 29'29'25" W, 124 90 FEET TO A POINT:
THENCE N 90°00'00" W, 145 69 FEET TO A POINT ON A CURVE;
THENCE 156.08 FEET ALONG A NON -TANGENT CURVE TO THE RIGHT
SAID CURVE HAVING A RADIUS OF 300 00 FEET, A DELTA ANGLE OF
29`48'33", A TANGENT LENGTH OF 79.85 FEET, AND A CHORD WHICH
BEARS N 19°19'58" E FOR A DISTANCE OF 154.33 FEET TO A POINT ON A
CURVE;
THENCE N 55'45'46" W, 25.00 FEET TO A POINT, -
THENCE N 90°00'00" W, 235.43 FEET TO A POINT ON THE WEST LINE OF
THE SE'/ OF THE NW '/;
THENCE N 00'53'12" E, 938 85 FEET TO THE NORTHWEST CORNER OF
THE SE '/4 OF THE NW/4-
THENCE S 89°43'51" E, 1335 91 FEET TO THE NORTHEAST CORNER OF
THE SE '/4 OF THE NW '/,;
THENCE S 89'41'56" E, i 7 &43 FEET ALONG THE NORTH LINE OF THE
SOUTH %Z OF THE NE'/4 TO A POINT;
THENCE S 36°35'50" E, 198,56 FEET TO A POINT;
THENCE S 47°26'09" E, 889.12 FEET TO A POINT;
THENCE N 89°39'49" W, 113.10 FEET TO A POINT;
THENCE S 00013'14" W, 255..57 FEET TO A POINT;
THENCE S 89°39'49" E, 276 89 FEET TO A POINT ON THE EAST LINE OF
THE NE %;
THENCE S 00°13'15" W, 32632 FEET ALONG SAID EAST LINE TO THE
REAL POINT OF BEGINNING, CONTAINING 179.16 ACRES, MORE OR
LESS �!
(98
September 14, 20071
Q:\18575\05-Srv\01-Doc\CASTLE ROCK-R-8 doc
Exhibit C — Page 6
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ANNEXATION AND REZONE DESCRIPTIONS
—
1W.
FOR BLACKROCK SUBDIISION
Stanley Consultants INC
AND PROPOSED CASTLE ROCK SUBDIISION
1940 S BONITO WAY
IN SECTION 32, T3 N , R 1 E, B M
SUITE 140
ADA COUNTY, IDAHO
MERIDIAN, IDAHO 83642
208-288-0573
(DATE: 9/24/07 ISCALE. 00'
J03 NO .857S
Exhibit C — Page 7
ILII,''1,1d 1'I Ildi'dll I I I III::.I IIL.1 Phil I I ', I
I o IIIr, I II IE'L.H,1: icruttrla_TA' I I IU.(.1 ; I . '1 ll. �.ni �11 r ' I
Corporate Office: Salt Lake Office:
3302 N. Main Street
Spanish Fork, Utah 84660 14441 South 98D West
801-798-0555 Biuffdaie, Utah84oB5
8U1-495-2844
Consulting Engineers and Surveyors, Inc
LEGAL DESCRIPTIONS
q"T`Re
PREPARED FOR
/
12905
RUBBLE HOMES
CASTLE GREENS SUBDIVISION
Project #07-877
�'��r of
(November 26, 2007)
d tq pQ
NORTH PARCEL BOUNDARY
All of Lot 16, & 24, Block 1 of Blackrock Subdivision No. i as recorded in Plat
Book 96, Pages 12003-12008 in the official records of Ada County, located in Section
32, Township 3 North, Range 1 East, Boise Meridian, more particularly described as
follows:
Beginning at a point located N89°40'05"W along the Quarter Section Line 48.00
feet from the East I/4 Corner of Section 32, Township 3 North, Range 1 East, Boise
Meridian, Ada County, Idaho (Basis of Bearing NO°l3' 15"E along the Section Line from
the East 1/4 Corner to the Northeast Corner of said section); thence SO°13'44"W 99.28
feet; thence S45'12'33"W 9.90 feet; thence N89°48'38"W 193.91 feet; thence along the
arc of a 200.00 foot radius curve to the left 47.01 feet through a central angle of
13'28'05" (chord: S83°27'20"W 46.90 feet) to a point of reverse curvature; thence along
the are of a 200.00 foot radius curve to the right 47.01 feet through a central angle of
13'28'05" (chord; S83°27'20"W 46.90 feet); thence N89'48'38"W 186.18 feet; thence
along the arc of a 725.00 foot radius curve to the right 259.10 feet through a central angle
of 20°28'36" (chord: N79'34'20"W 257.73 feet) to a point of reverse curvature; thence
along the arc of a 775.00 foot radius curve to the left 275.05 feet through a central angle
of 20°20'03" (chord: N79°30'03"W 273.60 feet); thence N89°40'05"W 902.51 feet;
thence along the arc of a 525.00 foot radius curve to the left 429.86 feet through a central
angle of46"54'46" (chord: S66052'32"W 417.95 feet); thence S43025'09"W 361.52 foet;
thence along the arc of a 200.00 foot radius curve to the right 40.07 feet through a central
angle of 11'28'42" (chord: S49°09'30"W 40.00 feet) to a point of reverse curvature;
thence along the are of a 200.00 foot radius curve to the left 40.07 feet through a central
angle of 11'28'42" (chord: S49°09'30"W 40.00 feet); thence S43°25'09"W 64.00 feet;
thence along the arc of a 200.00 foot radius curve to the left 40.07 feet through a central
angle of 11128'42" (chord: S37'40'48"W 40.00 feet) to a point of reverse curvature;
thence along the arc of a 200.00 foot radius curve to the right 40.07 feet through a central
angle of 11'28'42" (chord: S37°40'48"W 40.00 feet); thence N46°34'51"W 190.00 feet;
thence N74°49'32"W 192.98 feet; thence N63°50'17"W 178.01 feet; thence
N37030'W'W 172.16 feet; thence N41047'50"W 170.59 feet; thence N57°19'56"W
173.04 feet; thence N36°45'50"W 172.53 feet; thence S46034'38"W 161.81 feet; thence
S65°59'30"W 50.05 feet; thence S89°49'48"W 255.10 feet to the west line of the NEIA
Engineers • Surveyors • .and Planner.
Exhibit C - Page 8
of the SW1/4 of said section; thence N0010'I2"W 2.24 feet to the C-1�J1/16 Comer;
thence NO°53'12"E along the west line of the SEE/4 of the NW1/4 of said section
1,337.41 feet to the NW 1/16 Comer of said section; thence S89°43'51 "E along the north
line of SE1/4 of the NWI/4 of said section 1,335.91 feet to the C-N1/16 Corner; thence
S89°41'56"E along the north line of the south half of the NEI /4 of said section 1,718.43
feet; thence S36°35'50"E 198.56 feet; thence S47°26'09"E 889.12 feet; thence
N89039'49"W 113.10 feet; thence SO°13'14"W 255.57 feet; thence S89039'49"E 228.89
feet; thence SO° 13' 15"W 326.34 feet to the point of beginning.
Contains: +/-124.04 Acres
SOUTH PARCEL BOUNDARY
All of Lot 10, Block 3 of Blackrock Subdivision No. t as recorded in Plat Book
96, Pages 12003-12008 in the official records of Ada County,. located in Section 32,
Township 3 North, Range 1 East, Boise Meridian, more particularly described as follows:
Beginning at a point located N89140'05"W along the Quarter Section Line 48.00
feet and SO'] 3'44"W 185.30 feet from the Fast 114 Corner of Section 32, Township 3
North, Range I East, Boise Meridian, Ada County, Idaho (Basis of Bearing NO13' 15" h
along the Section Line from the East 1 /4 Corner to the Northeast Corner of said section);
thence SO°13'44"W 286.98 feet; thence N89°48 38"W 480.00 feet; thence SO°13'44"W
865.89 feet; thence N89°48'26"W 1,600.60 feet; thence NO'] 114"E 295.21 feet; thence
N46034'51"W 612.64 feet; thence northeasterly along the arc of a 200.00 foot radius
non -tangent curve to the right (radius bears: S36°42'35"E) 5.61 feet through a central
angle of 1 °36'26" (chord: N54°05'38"E 5.61 feet) to a point of reverse curvature, thence
along the arc of a 200.00 foot radius curve to the left 40.07 feet through a central angle
of 11'28'42" (chord: N49°09'30"E 40.00 feet); thence N43°25'09"E 64.00 feet; thence
along the are of a 200.00 foot radius curve to the left 40.07 feet through a central angle of
H'28'42" (chord: N37°40'48"E 40.00 feet)to a point of reverse curvature; thence along
the arc of a 200.00 foot radius curve to the right 40.07 feet through a central angle of
lI°28'42" (chord: N37040'48"E 40.00 feet); thence N43°25'09"E 361.52 feet; thence
along the are of a 475.00 foot radius curve to the right 388.92 feet through a central angle
of 46054'46" (chord: N66°52'32"E 378.15 feet); thence S89°40'05"E 802.51 feet; thence
along the are of a 725.00 foot radius curve to the right 257.30 feet through a central angle
of 20°20'03" (chord: S79°30'04"E 255.95 feet) to a point of reverse curvature; thence
along the arc of a 775.00 foot radius curve to the left 276.97 feet through a central angle
of 20°28'36" (chord: S79°34'20"E 275.50 feet); thence S89"48'38"E 186.18 feet; thence
along the arc of a 200.00 foot radius curve to the tight 4TOI feet through a central angle
of 13°28'05" (chord: S83°04'36"E 46.90 feet) to a point of reverse curvature; thence
along the arc of a 200.00 foot radius curve to the left 47.01 feet through a central angle of
13°28'05" (chord: S83°04'36"E 46.90 feet); thence S89°48'38"E 193.84 feet; thence
544°47'27"E 9.92 feet to the point of beginning.
Contains: +/-53.69 Acres
Exhibit C - Page 9
(I j
I � .''[:I
mma on.
PARCEL EXHIBIT
Exhibit C — Page 10
D. Required Findings from Unified Development Code
1. Annexation 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:
A. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone the subject property to the R-2 and R-8 zoning
districts. Staff finds that the proposed zoning map amendment complies with the
applicable provisions of the comprehensive plan and that the overall density for the
annexation area complies with the anticipated density of this area if a step up in density is
granted. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff
Report for more information.
B. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that future development of this property will comply with the established
regulations and purpose statement of the R-2 and R-8 zoning districts, except for
reductions to dimensional standards of the R-8 district approved with the PUD.
C. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
D. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
E. The annexation is in the best of interest of the City (UDC 11-513-3.E).
The overall density proposed in the R-2 and R-8 districts generally complies with the
anticipated density for this area (see Section 8 of the staff report for more information).
Staff finds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in general compliance with the City's
Comprehensive Plan. This is a logical expansion of the City limits. In accordance with
the findings listed above, staff finds that Annexation and Zoning of this property to
R-2 and R-8 would be in the best interest of the City if a step up in density from low
to medium is approved for the area depicted as low density.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision -making body shall make the following findings:
Exhibit D — Page I
'l.'hi.e phII its i:n confotmance with the Compreliens'ive.1'':Il,:u.n,;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, and
Analysis, Section 10 of the Staff Report.
B. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See Exhibit B of the Staff Report for more details from public service providers.)
C. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds. However, it should be noted that Eagle Road is not planned for
widening in the near future.
D. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding
Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in
Exhibit B for more detail.)
E. The development will not be detrimental to the public health, safety or general
welfare; and
Other than the portion of the proposed preliminary plat that is located in flood the zone,
staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
F. The development preserves significant natural, scenic or historic features.
Staff finds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance, if the Ten Mile
Creek is left open and protected. Further, the applicant is proposing to re-route and leave
the Beasley Lateral open and improve it as a water amenity for the subdivision. Staff
recommends that the Commission and Council reference any public testimony that may
be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is unaware.
Exhibit D — Page 2
In order to graiuit a planned unit devellopntent request,, the: Council shall 11124,4, the lbilowing
findings:
a. The planned unit development demonstrates exceptional high quality in site design
through the provision of cohesive, continuous, visually related and functionally
linked patterns of development, street and pathway layout, and building design.
Staff finds that the proposed PUD demonstrates high quality site design through the use
of coving, clustering, varied setbacks, an internal pathway system connecting to various
uses and scenic features proposed within the development, and numerous amenities.
b. The planned unit development preserves the significant natural, scenic and/or
historic features.
Staff finds the design of the PUD preserves the natural and scenic features of this site by
planning linear open space with landscaping and pathways adjacent to the Beasley
Lateral and Ten Mile Creek for the neighborhood's viewing and recreational pleasure.
c. The arrangement of uses and/or structures in the development does not cause
damage, hazard, or nuisance to persons or property in the vicinity.
Staff finds that this development as proposed should not cause damage, hazard, or
nuisance to persons or property in this vicinity. However, staff recommends the
Commission and Council rely upon comments from the public to determine this fording.
d. The internal street, bike and pedestrian circulation system is designed for the
efficient and safe flow of vehicles, bicyclists and pedestrians without having a
disruptive influence upon the activities and functions contained within the
development, nor place and undue burden upon existing transportation and other
public services in the surrounding area.
Staff finds that the proposed pathway system and sidewalks within the development are
designed to provide recreational access to amenities and uses within the subdivision
without conflicting with vehicular traffic.
e. Community facilities, such as a park, recreational, and dedicated open space areas
are functionally related and accessible to all dwelling units via pedestrian and/or
bicycle pathways.
Staff finds that the proposed future City Park located centrally within the development,
pocket parks, and linear open space will provide recreational opportunities that are
accessible to all residents via the numerous pathways proposed. Further, the vast amount
of amenities proposed should assist in providing a link to the residents and community as
a whole.
Exhibit D — Page 3