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Staff Report 2/26/07 STAFF REPORT CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF ~RCH 1,2007 ,It }i1("YF' . ,".""f 1[1 ....J,4. 'f;ll/" '''\ j FEB 2 " .. ....t1.J '!t,.. 3 2001 .... GfNr, ," '] J.€j'1,-}.:' .. '. I. J e 7,.. "..... LU.~ ';l-"I O~(/rldl:n-~-'-\ 0tli;; \ lD,\HO J ~t-, ' ~~J1" ~. ~"!':.:'i.~' :rm Hearing Date: 3/1/2007 Continued from: January 4,2007 TO: FROM: Planning & Zoning Commission Amanda Hess, Associate City Planner (208) 884~5533 SUBJECT: Baraya Subdivision . AZ-06-061 Annexation and Zoning of 95.57 acres from RUT (Ada County) to R-8 (Medium Density Residential - 28.17 acres), R-15 (Medium High~Density Residential - 54.13 acres), and R-40 (High Density Residential - 13.26 acres),. by RMR Consulting, Inc. . PP-06-062 Preliminary Plat consisting of 118 single family residential lots on 26.41 acres in the proposed R-8 zone; 216 single family residential lots on 38.26 acres and 1 school lot on 14.98 acres in the proposed R-15 zone; 2 multi-family lots on 13.01 acres in the proposed R-40 zone; and 30 common lots for Baraya Subdivision. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, RMR Consulting, Inc., has applied for allllexation and zoning of 95.57 acres, from RUT (Ada County) to R-8 (Medium Density Residential) for 28.17 acres, R.15 (Medium High-Density Residential District) for 54.13 acres, and R.40 (High Density Residential) for 13.26 acres. The Applicant has also submitted a preliminary plat for the subject property which proposes 334 single-family residential lots, 28 common lots, and 1 school lot within the proposed R-8 and R-15 zones; 2 multi-family and 2 common lots are also proposed in the R-40 zone. The site has not been previously platted. The subject property is located south of Franklin Road and east of Black Cat Road at 3935 West Franklin Road and 280 South Black Cat Road, in Section 15, Township 3 North, Range 1 West, RM. The subject property is within the City's current Area of hnpact and Urban Service Planning Area. The subject applications, AZ-06-06l and PP-06-062, were heard before the Planning and Zoning Commission on January 4, 2007. Planning Staff recommended denial of the project as Staff believed the project was inconsistent with the goals of the Ten Mile Interchange Specific Area Plan. At the hearing, the Applicant requested a continuance to meet with Plaruring Staff and allow for redesign of the project to apply the Ten Mile standards. The new plan proposes additional building lots which warranted re-noticing the neighboring property owners of the changes and publishing the new notice in the media. Staff believes the revised preliminary plat is more compatible with the goals and policies of the existing Comprehensive Plan, the Ten Mile Interchange Specific Area Plan, and the Unified Development Code. 2. SUMMARY RECOMMENDATION The subject applications (AZ-06-061 and PP-06-062) were submitted to the Planning Department for concurrent review, Below, Staff has provided a detailed analysis for the requested Annexation and Zoning and Preliminary Plat applications. Staff recommends approval of the proposed Baraya Subdivision Baraya Subdivision - AZ-06-061/PP-06-062 PAGEl CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 subject to the conditions listed in Exhibit B of the Staff Report, and if the Commission believes the building elevations provided by the Applicant at the public hearing meet Staff's design requirements, as outlined in Section 10 of this Staff Report. 3. PROPOSED MOTIONS Approval After considering all Staff, Applicant, and Public testimony, I move to recommend approval to the City Council of File Numbers AZ.06.061 and PP-06-062 as presented in the staff report for the hearing date of March 1, 2007, with the following modifications to the conditions of approval: (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-06-06Iand PP-06-062, as presented during the hearing on March 1, 2007: (State specific reasons for denial of the annexation and preliminary plat requests,) Continuance After considering all Staff, Applicant and Public testimony, I move to continue File Numbers AZ-06-061 and PP-06-062 to the hearing date of (insert continued hearing date here) for the following reason(s): (State specific reason(s) for a continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 3935 West Franklin Road & 280 South Black Cat Road Section 15, Township 3 North, Range 1 West b. Owner: Dyver Development, LLC 1977 East Overland Road Meridian, ill 83642 c. Applicant: RMR Consulting, Inc. 2127 South Alaska Way Meridian, ill 83642 d. Representatives: Matt Schultz, RMR Consulting, Inc., & Kent Brown, Bailey Engineers e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Designation: Per the 2002 Comprehensive Future Land Use Map, the present designation is Mixed Use Regional and Medium Density Residential (plus a multi-use pathway and a regional park in the vicinity). g. Proposed Comprehensive Plan Designation / Ten Mile Interchange Specific Area Plan: The Ten Mile Interchange Specific Area Plan, a document that details land use and transportation plans for the Ten Mile area, proposes future land uses on this site to be: Civic / School Site, Green Space and Parkland, Medium Density Residential, Medium High.Density Residential, and High Density Residential. Please see Exhibits A-5 and A-6 for the proposed Ten Mile Interchange Specific Area Plan Land Use Map. h. Description of Applicant's Request: 1. Date of Preliminary Plat (attached in Exhibit A): January 12, 2007 Baraya Subdivision - AZ-06-061/PP-06-062 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 2. Date oflandscape plan (attached in Exhibit A): January 22,2007 1. Applicant's Statement/Justification: The proposed alll1exation and preliminary plat applications for the Baraya Subdivision carefully considers all aspects of the Meridian Zoning Ordinance, Ten Mile Interchange Specific Area Plan, site location, surrounding neighbors, and the housing market in Meridian. Baraya is a quality residential development that complies with the Unified Development Code and with the intent of the current and future Comprehensive Plans for the area. 5. PROCESS FACTS a. The subject application will, in fact, constitute an alll1exation and/or rezone as detennined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the City Council on this matter. b. The subject application will, in fact, constitute a preliminary plat as detennined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the City Council on this matter. c. Newspaper notifications published on: February 12, 2007 & February 26, 2007 d. Radius notices mailed to properties within 300 feet on: February 2,2007 e. Applicant posted notice on site by: February 19, 2007 6. LAND USE a. Existing Land Use(s): Primarily agriculture; two existing single-family homes with outbuildings b. Description of Character of Surrounding Area: Agricultural/Rural; rapidly urbanizing c. Adjacent Land Use and Zoning: 1. North: Silver Oaks Subdivision, developing with multi-family and a daycare, zoned R-I5 & L- 0; Residential & Agriculture, zoned RUT and RI (Ada County) 2, East: Agricultural/Residential, zoned RUT (Ada County) 3. South: Agricultural, zoned RUT (Ada County) 4. West: Agricultural, zoned RUT and RI (Ada County) d. History of Previous Actions: In late 2005, the Applicant submitted annexation and zoning, and preliminary plat applications for this site. That project was called Bryce Canyon Subdivision. Bryce Canyon included a request for an R-S zone for 49.27 acres of the site and a TN-R (Traditional Neighborhood - Residential) for 46.30 acres of the site. The preliminary plat proposed 475 single-family residential lots and 62 common and other lots. The applications were withdrawn by the Applicant shortly thereafter. On May IS, 2006, the Applicant again submitted annexation and zoning, and preliminary plat applications for this site. This time the project was called Baraya. The applications for Baraya, AZ- 06-025 and PP-06-024, proposed 406 single-family residential lots, 1 office lot, and 23 common lots within the R.S and L-O zoning designations. Said applications were brought before the Planning & Zoning Commission on June 15,2006. At that time, the Commission recommended approval of the proj ect. However, on July 18, 2006, the City Council voted to deny Baraya. Council's basis for denial fell primarily upon the lack of conformance of the proposal with the anticipated outcome ofthe Ten Mile Area Specific Plan. The Applicant requested reconsideration of City Council's decision to allow for Baraya Subdivision - AZ-06-061/PP-06-062 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 redesign of the project. The Council subsequently remanded the proposal back to the Planning & Zoning Commission. On January 4, 2007, the Meridian Planning & Zoning Commission heard the subject applications, AZ-06-061 and PP-06-062. Planning Staff recommended denial of the project as Staff believed this revision, too, was inconsistent with the Ten Mile Interchange Specific Area Plan. At the hearing, the Applicant requested a continuance to meet with Planning Staff and allow for redesign of the project to apply the Ten Mile standards. e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: The Black Cat Trunk is currently under construction through this site Location of water: There is currently water in Franklin Road Issues or concerns: The location of the seepage beds near the alley loaded product will render the zone allowed to-foot street side setback to the living area to be 20-foot due to DEQ requirements of 20-feet of separation between building foundations and seepage beds 2. Vegetation: Primarily agriculture 3. 4. Flood plain: N/ A CanalslDitches Irrigation: adjacent to this site The Purdam Drain, Marvin Canal, and Kennedy Lateral cross or lie 5. Hazards: N/A 6, Proposed Zoning: R 8, R-15, and R-40 7. Size of Property: 95.57 acres 8. Description of Use: 334 single-family residential dwellings, 2 multi-family lots, and I school lot f. Subdivision Plat Information: 1. Residential Lots: 336 (includes two R-40, multi-family lots, to be developed in the future) 2. Non-residential Lots: I (elementary school site) 3. Total Building Lots: 337 4. Common Lots: 30 5. Other Lots: 0 6. Total Lots: 367 7. Density Gross Density (d.u./acre) Net Density (d.u./acre) Net~Net Density (d.u./acre) R-8 4.47 5.72 7.37 R-15 5.65 7.9 10.48 R-8 + R-15 5.16 6.97 9.12 R-40 20 20 Baraya Subdivision - AZ-06-061/PP-06-062 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 NOTE: The densities for the R-40 district are only estimates, as no development is proposed at this time. R-15 values exclude the 14.98-acre school parcel. Applicable Definitions: . Gross density is the term which describes in a residential development, the total number of dwellings divided by the total number of acres in a project site including those portions of the site which are used for ancillary uses such as streets, schools, parks, and similar facilities. . Net density is the term which describes (in a residential development), the number of dwelling units divided by the acres of land set aside for only those residences, excluding ancillary uses such as major streets (normally major thoroughfares and arterials), schools, parks, and similar facilities. . Net-Net density is a variation on net density which subtracts from the calculation the area devoted to local streets in addition to major streets. g. Landscaping: I. Width of street buffer(s): 25 feet along Franklin Road, 25 feet adjacent to Black Cat Road, and 20 feet along South Glen Canyon Avenue. 2. Width ofbuffer(s) between land uses: N/A 3. Percentage of site as usable open space: 16% (13.0 1 acres) 4. Other landscaping standards: Landscaping within parkways should comply with UDC 11-3B- 7C. To qualify as open space, parkways shall be a minimum of eight feet (8') in width, measured from back-of-curb to edge-of-sidewalk and shall contain trees (UDC 11-3G-3B-5). Landscaping adjacent to micropathways should comply with UDC 11-3B-12. Common, open-space lots should include at least one deciduous shade tree per 8,000 square feet (UDC 11-3G-3-E2). h. Amenities: The Applicant proposes several amenities to meet the common open space requirements of UDC 11-3G-3B. These include a multi-use pathway; parkways; a 20-foot landscaping buffer along South Glen Canyon Avenue, a residential collector street; and two community park areas that include a pool with changing rooms and tot-lots. 1. Proposed and Required Non-Residential Setbacks: The applicant is not requesting any deviations from the required dimensional standards of the R-8, R-15, and R-40 zones, J. Off-Street Parking: UDC Table 11-3C-2 requires a two car garage and a 20' by 20' parking pad for all single-family dwelling units. k. Summary of Proposed Streets and/or Access: Access to this site is proposed from three public streets that connect to Black Cat Road (I) and Franklin Road (2). A residential collector roadway, South Glen Canyon Avenue, is proposed to intersect Franklin Road near the east boundary of the property and divides the property, east-west, along the proposed zoning designations of R-15 and R-40. S. Glen Canyon Avenue aligns with the public street approved in Silver Oaks Subdivision / Umbria Subdivision to the north. South Fritts Way, a local street, is also designed to intersect with Franklin Road and provides additional access to this property. Capital Reef Drive is a proposed public street that intersects Black Cat Road. This public street will also serve as the primary access to the future school site. Baraya Subdivision - AZ-06-061IPP-06-062 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007 There are several different street sections proposed within this development. Two public alleys are proposed to access the rear-loaded residential products. Internal streets are proposed to have either attached sidewalks or detached sidewalks. Stub streets are proposed to the properties to the south, east, and west. Staff is generally supportive of the proposed street system and access for this development. For a detailed report on the public streets and access points, please see the comments provided by the Ada County Highway District in Exhibit B. NOTE: As of the print deadline, comments from ACHD are only draft. 7. AGENCY COMMENTS MEETING On February 9, 2007, a joint agency and departments meeting was held with service providers in this area. The agencies and departments present included: Meridian Fire Department, Meridian Parks Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services Company. Staff has included conunents, conditions and recommended actions in Exhibit B below. 8. COMPREHENSIVE PLAN POLICIES AND GOALS a, 2002 COMPREHENSIVE PLAN LAND USES (Current) The subject site is currently designated "Medium Density Residential" and "Mixed Use - Regional" on the Meridian Comprehensive Plan Future Land Use Map. Approximately half ofthe subject site is designated for each land use; the western % of the site, "Medium Density Residential," and the eastern ~, "Mixed Use - Regiona1." In Chapter VII of the Comprehensive Plan, "Medium Density" is defined as areas including single~family homes at densities of three to eight dwelling units per acre. As the proposed overall net density for the R-8 and R-15 zones (6.97 d.u./acre) is within minimum target density of 3 to 8 d.u.lacre for Medium Density Residential, Staff believes that the portion of the plat which falls within the area designated as "Medium Density Residential" conforms to the Comprehensive Plan stated purpose and intent for this designation. In Chapter VII of the Comprehensive Plan, the "Mixed Use ~ Regional" (MU-R) designation is defined, in part, as an area that is situated in higWy visible or transitioning parts of the City where innovative and flexible design opportunities are encouraged. The MU-R has no upper limit on the square footage of non-residential uses and is intended to allow a broad range of uses. Within this land use designation, the proposal supplies residential lots ranging in size from 3,500 square feet to over 8,600 square feet and a 10.25-acre area that is being set aside for future multi-family units. b. TEN MILE INTERCHANGE SPECIFIC AREA PLAN (Pending) September 28, 2006, marked the culmination of a week-long effort, known as the Ten Mile Interchange Specific Area Plan Charette. Design experts, planners, and the general public, met in a series of intense workshops, to craft development concepts and future land uses for the Ten Mile area. Meridian City Staff have already submitted a Comprehensive Plan Amendment which proposes to amend the 2002 Future Land Use Map to reflect those land uses agreed upon at the Charette. These changes will have a significant impact on development of the subject site. Staff has attached the draft Land Use Map created during this process. Please see Exhibit A-5 for Land Use Map. Four categories of residential land uses were established through the Ten Mile Charette process: Low Density Residential, Medium Density Residential, Medium High-Density Residential, and High Density Residential. The subject property falls within three of the aforementioned categories. Below is a brief description of these residential categories. Medium Density Residential: Medium Density Residential areas are characterized by relatively low densities and a predominance of single-family and two-unit housing types. Smaller two, three and four unit apartment buildings may be compatible in a Medium Density Residential area; large apartment buildings or apartment complexes are not. In general, Medium Density Residential areas Baraya Subdivision - AZ-06-061/PP-06-062 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007 should be protected from encroaclunents of higher density or higher intensity uses. Medium Density Residential areas should include a mix of housing types that achieve an overall average target density of 6 dwelling units per gross acre. Generally, densities should range from 3- 8 units per acre. Most developments within the area should fall within this range, although small areas of slightly higher density may exist. Higher density housing types within Medium-Density Residential areas generally should be located nearer mixed use or other more intensively developed areas, with a transition to smaller buildings, such as duplexes and single-family detached houses, as the distance from the more intensively developed area increases. Medium High-Density Residential: Medium High-Density Residential areas are locations recommended primarily for relatively dense multi-family housing types, such as row houses, townhouses, condominiwns and apartment buildings and complexes. Medium High-Density Residential areas should include a mix of housing types that achieve an overall average density target of 12 dwelling units per gross acre. Generally, densities should range from 8-15 units per acre. Most developments within these areas should fall within or below this range, although small areas of higher or lower density residential development may be included. Within "Medium High-Density" areas, the largest-scale, highest-density housing should be located closest to higher intensity uses, commercial or other type of activity center, with a transition to smaller-scale and lower density buildings as the distance from the higher intensity use or center mcreases. High Density Residential: High Density Residential areas are multiple-family housing areas where larger and taller apartment buildings are the predominant recommended building type. High Density Residential areas should include a mix of housing types that achieve an overall average density target of at least 16-25 dwelling units per gross acre. Most developments within the High Density Residential areas should fall within or below this range, although smaller areas of higher or lower density may be included. Residential densities can be concentrated in multistory projects with up to 50 dwelling units per acre allowed. c. COMPREHENSIVE PLAN POLICIES Staff fmds the following 2002 Comprehensive Plan text policies to be applicable (Staff analysis is in italics below policy): . Require that development projects have planned for the provision of all public services (Chapter VII, Goal III, Objective A, Action 1) When the City established its Area of City hnpact, it planned to provide City services to the subject properties. 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. . 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, which 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 western roadway adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. Baraya Subdivision - AZ-06-061/PP-06-062 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 . The subject lands are currently serviced by the Meridian School District #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 and Zoning Department, Meridian Utility Billing Services, and Sanitary Services Company. . "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV, Objective D, Action 2) In accordance with this Goal and Action Item, the Applicant has designed the plat so that only three access points, all public streets, intersect the adjacent arterial streets. Staff is supportive of the proposed access to the adjacent arterials and proposed collector. . "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal I, Objective B) Staff finds that the site is designated for MU-R and Medium Density Residential on the 2002 Comprehensive Plan Future Land Use Map. Staff believes that Baraya Subdivision generally conforms to applicable Comprehensive Plan policies for the current land use designation. However, Staff recommends that the Commission and Council determine whether the subject application provides the appropriate mix of uses as called for under a "Mixed Use - Regional" under the current land use designation. NOTE: The proposed Ten Mile Area CPA does not propose any commercial or retail areas on this property. . "Encourage appropriate land uses along transportation corridors." (Chapter VII, Goal IV, Objective D) Because there will be a new interchange at Ten Mile Road, and a potential transit station is anticipated at the intersection of Ten Mile Road and the railroad tracks (just north of this site), Staff believes that the densities / higher intense residential uses of the site, as proposed, are appropriate, particularly east of the Purdam Drain and on the south side of the property. . "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action 4) In accordance with the UDC, the Applicant is proposing to construct a 25-foot wide landscape buffer with perimeter fencing along Franklin Road. A 25-foot landscaping buffer is also proposed along Black Cat Road; however, no fencing is proposed. The Applicant is also proposing to construct a 20-foot wide landscape buffer along South Glen Canyon Avenue, a proposed residential collector road. Staff is supportive of these landscape buffer widths, as long as the buffers lie outside of the right- o.fway and are constructed in accordance with UDC policies. . "Consider' Accommodating Bicycle and Pedestrian Travel: A Recommended Approach' from the National Center for Bicycling and Walking in all land use decisions." (Chapter VI, Goal II, Objective A, Action 3) This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction and reconstruction projects, in a manner that is safe, accessible and convenient. Baraya Subdivision - AZ-06-061/PP-06-062 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 Combined with the sidewalks, the additional rights of way for Franklin Road and Black Cat Road should be large enough to accommodate future pedestrian and bicycle movements along the arterial roads. Further, the proposed sidewalks, micropathways, and multi~use pathways encourage both bicycle and pedestrian travel to and through this development. . "Protect existing residential properties from incompatible land use development on adjacent parcels." (Chapter VII, Goal IV, Objective C, Action 1) Per the 2002 Comprehensive Plan Future Land Use Map, the properties which are north of the subject site are planned for High Density Residential and Industrial uses, east and south of the site for continuations of the Mixed Use Regional designation,' and west and south of the site are continuations of the Medium Density Residential uses. Staff believes that this project does propose land uses that are generally compatible with the existing uses in the area. The Ten MileInterchange Specific Area Plan designates the adjacent land uses to be residential in nature and varying in intensity. Therefore, Staff believes that the project does propose land uses that are compatible with that proposed in the Ten Mile Interchange Specific Area Plan. . "Support a variety of residential categories (low-, mediwn-, and high-density single family, multi-family, townhouses, duplexes, apartments, condominiwns, etc.) for the purpose of providing the City with a range of affordable housing opportunities." (Chapter VII, Goal IV, Objective C, Action 10) As noted above, this project generally complies with the current residential categories anticipated for this property. Additionally, Staff believes that the subject proposal provides the variety of residential uses called for in the proposed Ten Mile Interchange Specific Area Plan. . "On-street bikeways should be incorporated on all future collector streets." (Chapter VI, Figure VI-5) Figure VI-5 on page 57 of the Comprehensive Plan designates a bikeway on all collector roads and arterials. Therefore, the Applicant should be required to provide a bikeway along South Glen Canyon Avenue. d. COMPREHENSIVE PLAN SUMMARY The Applicant has submitted a preliminary plat which Staff believes is generally compatible with the goals and policies of the existing Comprehensive Plan. Staff believes that the portion of the plat which falls within the area designated as "Mixed Use - Regional" generally conforms to the Comprehensive Plan stated purpose and intent for this designation The Applicant proposes to set aside approximately 14.98 acres for an elementary school site, 13.01 acres for high-density residential uses, and the remaining property, 62.87 acres for single family detached and attached residences. This is the first application to be submitted and reviewed under the draft Ten Mile Interchange Specific Area Plan. Staff believes that the first application in the Ten Mile Interchange Specific Area Plan should closely conform to the development plan for the Area, thus setting the tone for development around the interchange. NOTE: SouthRidge Subdivision, south of the Interstate, was recently approved by the City Council. The Applicant for SouthRidge was also held to the proposed Ten Mile Interchange Specific Area Plan standards. Staff proposed, under the previous annexation, zoning, and preliminary plat applications for Baraya, that the Applicant wait on the adoption of the Ten Mile Plan and then design a development that was consistent with the Ten Mile Plan. The Applicant elected to redesign the project and submit new/revised applications, Staff believes that the subject preliminary plat is now consistent with the Ten Mile Interchange Specific Area Plan and the existing land use designations shown on Baraya Subdivision - AZ-06-061/PP-06-062 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 the Future Land Use Map. 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. ZONING ORDINANCE a. Zoning Schedule of Use Control: UDC Table 11-2A.2lists Single Family Residential (attached and detached) as permitted uses in the R-8 and R-15 zoning districts. UDC Table 11-2A-2 lists multifamily developments as conditionally permitted uses in the R-40 zoning district. b. Purpose Statement of Zone: 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. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation ANNEXATION & ZONING ANALYSIS: The annexation legal description submitted with the application (stamped on January 17, 2007, by D. Terry Peugh, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. The Applicant is proposing to zone the subject property R-8 (Medium Density Residential), R-15 (Medium High-Density Residential), and R-40 (High Density Residential). The 2002 Future Land Use Map designates this property as "Medium Density Residential" and "Mixed Use - Regiona1." Staff fmds that the requested zoning of R.8, R-15, and R-40 to be generally consistent with said Comprehensive Plan designations, The draft Ten Mile Interchange Specific Area Plan designates this property as "Medium Density Residential," "Medium High-Density Residential," and "High Density Residentia1." Per the proposed Ten Mile Plan, Medium Density Residential areas should achieve an overall average target density of 6 dwelling units per gross acre. Generally, densities should range from 3 - 8 units per acre. Additionally, Medium High Density Residential areas should achieve an overall average density target of 12 dwelling units per gross acre. In general, densities should range from 8 - 15 units per acre. Staff finds that the requested zoning of R-8, R-15, and R-40 and net densities for the proposed subdivision of 5.72, 7.90, and 20 dwelling units per acre, respectively, to be consistent with the Ten Mile Interchange Specific Area Plan. A Development Agreement (DA) will be required as part of annexation of this property. Prior to annexation approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. The Applicant shall contact the City Attorney, Bill Nary, at 888.4433 to initiate this process. The DA shall include, at minimum, the following: . All future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. . All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. . The Applicant will be responsible for all costs associated with the sewer and water service extension. Baraya Subdivision - AZ-06-061/PP-06-062 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 . Any 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. . Each fmal plat shall substantially comply with the approved preliminary plat such that a minimum of 315 single family dwellings are constructed on the R-8 and R-15 portions of the site. No more than fifty (50) dwellings may be constructed until a secondary access is provided to the subj ect development. · The Applicant shall provide a multi-family development within the R-40 zoning district which meets or exceeds a residential density of 16 d.u. 's/acre. . All exhibits provided at the public hearing shall be considered part of the Development Agreement. The Applicant shall comply with elevations and design standards within the DA until such time that the Ten Mile Interchange Specific Area Plan design guidelines and/or standards are adopted by Council. Once adopted by Council, all construction within Baraya shall be consistent with the Ten Mile Interchange Specific Area Plan design standards and/or guidelines. . Prior to issuance of any building permit, the subject property shall be subdivided in accordance with the City of Meridian Unified Development Code. . The five-foot sidewalks and 25-foot landscape buffers, constructed in accordance with City Code, shall be installed along Black Cat and Franklin Roads prior to occupancy of any dwelling unit. Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Unified Development Code, Staff believes that this is a good location for the proposed single-family development. Please see Comprehensive Plan Policies and Goals, Section 8 and Exhibit D for more details and analysis of the required facts and findings for annexation. PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the draft Ten Mile Interchange Specific Area Plan and the Unified Development Code, Staff believes that this is a good location for the proposed single-family residential products. Please see Exhibit D for detailed analysis of facts and findings for a preliminary plat. Access: Access to this site will be provided from both Franklin Road and Black Cat Road. Except for the proposed and approved public streets that interest Franklin Road and Black Cat Road, direct lot access to Black Cat Road and Franklin Road should be prohibited. The Applicant should place a note indicating the access restrictions on the fmal plat. S. Glen Canyon Avenue: The existing and proposed Comprehensive Plan Map for the area calls for a collector at approximately the 'l2-mile mark between Black Cat Road and Ten Mile Road on Franklin Road. The Applicant is proposing to construct S. Glen Canyon Avenue as a north-south residential collector street. This public, residential collector is located closer to the ~ mile than the 12 mile. However, Staff believes that it will still function as envisioned within the Comprehensive Plan by providing for more efficient traffic movement from neighborhoods to the arterial system. The proposed collector also complies with the transportation plan as developed during the Ten Mile Charette. The Applicant proposes constructing a split street section with landscaping islands within 84 feet of right-of-way which will run the full length of S. Glen Canyon Avenue. Staff is supportive of the design and location of Glen Canyon Avenue. Baraya Subdivision - AZ-06~061IPP-06-062 PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 Figure VI-5 on page 57 of the Comprehensive Plan designates a bikeway on all collector roads and arterials. Therefore, the Applicant should be required to provide a bikeway along South Glen Canyon Avenue. Unimproved Right-of-Way: UDC 11-3B-7C-5 requires a lO-foot wide gravel shoulder abutting right-of-way where the unimproved portion of the right-of-way is greater than 13 feet (measured from the edge of pavement to the edge of sidewalk or property line), and road widening is not in the ACHD Five Year Work Program. The remainder of the unimproved right-of-way should be landscaped with lawn or other vegetative groundcover. Franklin and Black Cat Roads abutting this site meet the warrants for the 10-foot wide gravel shoulder requirement listed above. Therefore, the Applicant should construct a lO-foot wide gravel shoulder on Black Cat and Franklin Roads, with the remaining portion of the right-of-way being landscaped with lawn or other vegetative groundcover. Design Guidelines: At the public hearing for Baraya Subdivision on January 4, 2007, Staff encouraged the Applicant to provide residential product types which meet design standards applicable to the Ten Mile Interchange Specific Area Plan, and also provide Staff with sample elevations. On January 11,2007, Planning Staff supplied the Applicant with a summarized listing of said standards. The Applicant has stated the renderings of housing products will be available to Staff and the Conunission at the time of the hearing. The standards are as follows: . Provide a variety of housing types. · Provide variety in design and avoid monotony. Modulate fac;ades on multi-unit buildings. Incorporate prominent fascia and overhangs. Vary structure types and elevations. . Construct products with quality exteriors to include natural appearing materials and architectural detailing. . Use architectural elements to define entries. Windows should be designed to create shadows and give depth (recessed or protruding). Use trim, sills, and easings. · Incorporate usable front porches where they can be integrated with design. . De-emphasize garages. Provide alley- or side-load products. Design parking to be in the rear with products fronting landscaping areas and streets. . Provide for pedestrian cOlUlectivity. . Develop guidelines for the future owners ofthe multi-family property, Because the Applicant has not provided Staff with sample elevations as of print deadline of this report, Planning Staff recommends that the Commission and Council rely on the public testimony and exhibits that may be provided at the public hearing when determining if the Applicant's proposal meets the aforementioned design standards. All exhibits provided at the public hearing will be considered part of the Development Agreement. The Applicant shall comply with elevations and design standards within the DA until such time that the Ten Mile Interchange Specific Area Plan design guidelines and/or standards are adopted by Council. Once adopted by Council, all construction within Baraya shall be consistent with the Ten Mile Interchange Specific Area Plan design standards and/or guidelines. Common Driveways: Two conunon driveways, one currently proposed by the Applicant and one required by Staff in this report, will be constructed within this development. Because they do not have enough frontage for individual driveways, Lots 62 & 63, Block 6 and Lots 64 & 65, Block 6, should take access from conunon driveways. Currently, Lot 64, Block 6, does not meet the minimum street frontage requirement of 15 feet for a shared driveway and must be adjusted accordingly. Baraya Subdivision - AZ-06-061/PP-06-062 PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 UDC 11-6C-3D7 requires setbacks, building envelopes, and orientation of the lots and structures to be shown on the plat; building setbacks should be measured from the edge of the common driveway easement or property lines, whichever is more restrictive. Further, UDC 11-3C-6 requires every single-family dwelling to have a two-car garage and a 20' x 20' parking pad on the lot. The asphalt/concrete for the common driveway should not count towards the required parking pad area. Comply with all common driveway provisions listed in UDC 11-6C- 3D. Sidewalks: The Applicant is proposing to construct 4-foot wide detached sidewalks with 8-foot wide parkways along W. Sunrise Point Street. S. Glen Canyon Avenue, a collector roadway, will be required to provide 5-foot wide sidewalks. All other sidewalks within the development should also be, at minimum, 5 feet in width. Fencing: The Applicant proposes to construct 6~foot tall vinyl fencing around the perimeter of the development. The Applicant also proposes constructing wrought iron fencing along the micropathways and internal open spaces. The Applicant further proposes constructing chain-link and/or wrought iron fencing along the Purdam Drain. Staff is supportive of the proposed fencing for this development (see comments from the Police Department below). UDC 11-3A-7 A 7 requires the developer to construct fencing adjacent to micropathways to distinguish common from private areas. All fencing adjacent to micropathways and internal common lots should be restricted to either 4-foot tall solid fencing or 6-foot tall open-vision fencing. Open-vision fencing should be installed along the Purdam Drain, as proposed. A detailed fencing plan should be submitted upon application of the final plat. If permanent fencing is not provided prior to issuance of building permits, temporary construction fencing to contain debris must be installed around the perimeter. Perimeter, common open space, and micropathway / multi-use pathway fencing shall be designed according to UDC 11-3A-7. The Meridian Police Department requests that solely open vision fencing be provided on both sides of the proposed pathway at the south property line. Multi-Use Pathway: The Applicant is proposing to construct the multi-use pathway as depicted on the Future Land Use Map along the south and west sides of the Purdam Drain. The Applicant proposes to construct the pathway 10-feet wide. Staff is supportive of the proposal to construct the multi-use pathway. However, as shown on the landscape plan, the pathway does not COIUlect (stub) to the property to the west. Staff recommends that the multi-use pathway be constructed from the southern property line all the way to the western property line, including a pedestrian crossing on S. Fritts Way. UDC 11-3B-12 requires 5-foot wide landscape buffers along pathways. The submitted landscape plan depicts only a couple of feet of sod on both sides of the pathway with no trees proposed. The Applicant should be required to construct a 5-foot wide landscape buffer (including trees) along the south and west side ofthe multi-use pathway. Micropathways: The Applicant is proposing to construct several micropathways within the development. Staff is supportive of the pedestrian cOIUlections between the different subdivision blocks and to/from the sidewalks and multi-use pathway. All micropaths shall be constructed at least 5 feet wide, with trees and 5 feet oflandscaping on each side of the path (ODC 11-3B-12). Open Space / Amenities: UDC 11-3G-3A-l requires at least 5% of the total land area of a single- family development to be set aside for common open space, Further, UDC 11-3G-3A-2 requires one additional site amenity for each additional twenty acres of land area. The Applicant states that 13.01 acres (16%) is being set aside for useable open space. Baraya Subdivision - AZ.06-061/PP-06-062 PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 Further, the Applicant is providing several other amenities including pathways, two community parks, a pool with a changing area, and a couple of tot lots. Staff is supportive of the proposed amenities. All areas approved as open space shall be free of wet ponds or other such nuisances. All stonnwater detention facilities incorporated into the approved open space are subj ect to UDC 11-3A-18 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. Staff has concerns about the pedestrian access to the park on Lot 1, Block 12. Specifically, pedestrians trying to get to the park from the north will have to cross Snow Canyon Drive. To facilitate pedestrian movement to/from the park area, the Applicant should construct crosswalks and signage, as allowed by ACHD, at the intersections of West Snow Canyon Drive and South Sunset Point Way and South Sunset Point Court. Landscaping: Staff is generally supportive of the proposed landscape plan prepared by Jensen Belts Associates, dated 1/22/2007. The plan shall demonstrate compliance with the following standards: A 25-foot wide landscaping buffer should be constructed along the entire length of Black Cat Road and Franklin Road, exclusive of ACHD right-of-way. Said buffer should be constructed in accordance with UDC 11.3B-7. All street buffers shall be contained within common lots Landscaping within parkways should comply with UDC 11-3B-7C. To qualify as open space, parkways shall be a minimum of eight feet (8') in width, measured from back-of-curb to edge-of- sidewalk and shall contain trees (UDC 11-3G-3B-5). Landscaping adjacent to the micropathway must comply with UDC standards. Per UDC 11-3A-8, all micropaths shall be a minimum of 5 feet wide with 5 feet of landscaping on either side of said path. All common areas approved as open space shall be vegetated and usable by residents. Maintenance of all common areas shall be the responsibility of the Baraya Homeowners Association. Tree Mitigation: Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that are removed. The Applicant should coordinate a tree protection/mitigation plan with Elroy Huff at the Meridian Parks Department. Ditches, Laterals, and Canals: The Marvin Lateral and the Purdam Drain, along with other smaller facilities, traverse this site. Historically, the City has not required that the Purdam Drain be piped (as it is a natural waterway). Per MCC 12-4-13, all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided should be tiled. Staff recommends that, exclusive of the Purdam Drain, all irrigation ditches, laterals and canals that intersect, cross, or lie adjacent to this site be tiled (UDC 11-3A-6A). 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 utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to 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. Existing ResidenceslBuildings: The site currently contains multiple buildings. Because the existing structures span across proposed lot lines, all buildings shall be removed or relocated, prior to signature ofthe fmal plat by the City Engineer. Baraya Subdivision - AZ-06-061/PP-06.062 PAGE 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH I, 2007 Public Works: The Applicant shall comply with The Department of Environmental Qualities, Best Management Practice of a minimum 20 feet of separation between an infiltration trench / seepage bed and a building foundation. Specifically, the location of the seepage beds near the alley loaded products will render the standard 1O-foot street side setback to the living area to be 20 feet. b. Staff Recommendation: Based on the above analysis, Staff fmds that applications AZ-06-061 and PP-06-062 generally conform to the Comprehensive Plan policies, the proposed Ten Mile Interchange Specific Area Plan, and UDC standards. Staff recommends approval of said AZ and PP applications subject to the conditions listed in Exhibit B, if the Commission believes the building elevations provided by the Applicant at the public hearing meet the Ten Mile Interchange Specific Area Plan design requirements, as outlined in Section 10 of this Staff Report. 11. EXHIBITS A. Drawings 1. Vicinity Map 2 Preliminary Plat (Dated January 12, 2007) 3. Landscape Plan (Dated January 22,2007) 4. Lot Mixture 5. Draft Ten Mile Interchange Specific Area Plan 6. Draft Ten Mile Interchange Specific Area Plan with Baraya Overlay B. Agency and Departments Conditions/Comments 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Services 7. Ada County Highway District (DRAFT) 8. Central District Health Department 9. Nampa & Meridian Irrigation District C. Legal Descriptions D. Required Findings from Unified Development Code Baraya Subdivision - AZ-06-061/PP-06-062 PAGElS CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 A. Drawings 1. Vicinity Map ", ~ RUT , ~ , .~RUT ''', , ~_-L . "\. RUT ~. '-.":.'" I ~l ~' , m '" ~ " RUT RUT RUT ,~ '.~ . '" RUT Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 2. Preliminary Plat (dated January 12, 2007) 1 _ ~~' (:/--~~ -"~:.;>;~ lQ'r., "<I~_.__.. =:"--*~~C^'7h;;,~,:,.';'( ninlldl: ~ ll!:lml JJI ~OZ~Z. / ,~/I i %1" I' iV ......~. ~ ~~.l II ~~~ :i ~ Q.. I'_~ illl I I Ii (0; . .~~~.'- l.! I ~V Ull!idl'lll,d ll!l'f!il,p '~~IlZ~ , EJ1, :':\: ~ mil' 'I'~~~'~~ :::::1 h",III,~., jl~ ; ~~~~.~~~J~'};.._ '. :.!fMJJ~. '~ , I ,II., ~llljlll'ill.' ~~~ : I .~I.. ...~t ~ ......../..41 f 1,1 dll!I'111I11 ~~ ~1fP.1 \ Ee ~~ ~tf.!r · ~ I' " 1111,1;;;J; 111.1:.:- :'~l, "''t41 - .. t II ; ; , :,~ ~ ' :.~.:;. ~ ; · . ~ "- ',~\ ' ; ~ i r:& I · .. 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I. 0 z }--o I~z (o~ z.~ '-elll ~ z, -<(0' ~ ~UII I[IU l~~ )~-~ :1"1:; ~;:.-- ~'~ "~~ '7. ~ , c... ""''7- .".-; ~ <p. ,p ..;.. '.,. .... ,,/ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 3. Landscape Plan (dated January 22,2007) 0 ;r < Q i !~~!!!~~g Z ,i <( I III ~i Q - de .11 Ii ~J181h w :L II q ~1~ltl . I iI.a I 11I1 I Z 'III~~~ 0 I I IIpl : I~ ~ IIi \ V) :[1 .... > , I .+- - .1 II ll;rn laD. U 0 " mlN ~~im .,. d i! J1 ;.J.t.,1o:~ ~~~~ II ~i a1 i ~II ~r ~, m!h :) , I I V') II I ~IIIH~ i Ii .1;1 l iil L blL III f! I ! <( !;lW~m,il >- , I 04( J il a: ~JI t' . -< , I::C I t II ~ La ! I ,: t ~ '" , I : II , I il i1 f If ~ L I' G I ~:I ~ 'OJ', , · , t) I ~I',,, I II! l . ., ,; ", ~,;; 'ftl.~' q ~IHI' Ii!!q ~I ~I! dl l'r"Ul lit iel ~ I P I I 'I' r q ~! n Jliq 111.l~ H I ) ~ · = ~!I n"~ it ~ Exhibit A "'--'"-",,,,"""-,-.'- -' ''< 'CO' '~'''-''-1 ! I lblili I' dl"1 JI 1"11 ~tl "111 01 ~i CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 4. Lot Mixture FRANKLIN ROAD c < Jf ~ o "" o :5 '" t - ... - -.- TOWNHOMES LOTS II ZONE R40 II 40' LOTS II 50' LOTS II 60' LOTS II ALLEY LOADED LOTS II COMMON AREA ZONING UNE Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 5. Draft Ten Mile Interchange Specific Area Plan --.. 1'1 .~ ~ : I I J ~, l ~ " I ' I c. I .~ I I ! I il !III!I I I JJiJ1rllll(!_1 .II! I lltflffff!lili Il!lt~f IJIJ.llJIJ I., ~~~sliJ II '.111:11. I ~ '-1< ,! J '; I! ~I-- ! . ""~ ,Go. ~n~ A..~,t~ ~.,:;, .~;'w ' Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 6 Draft Ten Mile Interchange Specific Area Plan with Baraya Overlay . ElE"'DlTMY . HOE lQII .WE .~ .we .WR . HDR .pm Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 B. Agency and Departments Comments I Conditions of Approval 1. Planning Department 1.1 1.1.1 1.1.2 1.1.3 1.1.4 1.1.5 1.1.6 1.1.7 1.1.8 1.1.9 1.1.10 1.1.11 1.2 1.2.1 1.2.2 1.2.3 Exhibit B ANNEXATION COMMENTS The annexation legal description submitted with the application (dated January 17, 2007, and prepared by D, Terry Peugh, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Any future subdivision, uses, and construction on this property shall comply with the City of Meridian ordinances in effect at the time of pennit submittal. All future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. The Applicant will be responsible for all costs associated with the sewer and water service extension. Any 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. Each final plat shall substantially comply with the approved preliminary plat such that a minimum of315 single family dwellings are constructed on the R-8 and R-15 portions of the site. No more than fifty (50) dwellings may be constructed until a secondary access is provided to the subj ect development. The Applicant shall provide a multi-family development within the R-40 zoning district which meets or exceeds a residential density of 16 d.u.'s/acre. All exhibits provided at the public hearing shall be considered part of the Development Agreement. The Applicant shall comply with elevations and design standards within the DA until such time that the Ten Mile Interchange Specific Area Plan design guidelines and/or standards are adopted by Council. Once adopted by Council, all construction within Baraya shall be consistent with the Ten Mile Interchange Specific Area Plan design standards and/or guidelines. Prior to issuance of any building pennit, the subject property shall be subdivided in accordance with the City of Meridian Unified Development Code, The five-foot sidewalks and 25-foot landscape buffers, constructed in accordance with City Code, shall be installed along Black Cat and Franklin Roads prior to occupancy of any dwelling unit. SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT The preliminary plat labeled Sheets PP-1, PP-2, and PP-3, prepared by Bailey Engineering, and dated January 12, 2007, is approved, with the conditions listed herein. The development agreement for this property shall also be considered conditions of the Preliminary Plat (PP-06- 062). Dedicate and construct all public internal roadways to meet ACHD's road design standards. Direct lot access to Black Cat Road and Franklin Road shall be prohibited; place a note on the [mal plat. 1.2.4 1.2.5 1.2.6 1.2.7 1.2.8 1.2.10 1.2.11 1.2.12 1.2.13 1.2.14 Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH I, 2007 All internal roads and cul-de-sacs shall meet the Meridian Fire Department's requirement of 28' inside / 48'outside turning radius and be constructed in accordance with ACHD's requirements. No parking signs shall be installed around the cul-de.sacs, Modify all applicable roads / cul-de- sacs to reflect this requirement, if necessary. Provide one stub street to Assessor's Parcel Number S12l5ll0055 to the east, two stub streets to Assessor's Parcel Number S12l513l760 to the south, one stub street to Assessor's Parcel Number S12l5427800 to the south, and one stub street to Assessor's Parcel S12l5223100 to the west, as depicted on the preliminary plat. Construct 10-foot wide gravel shoulders on Black Cat and Franklin Roads, with the remaining portion of the right-of-way being landscaped with lawn or other vegetative groundcover. The Applicant shall construct crosswalks and signage, as/if allowed by ACHD, at the intersections of West Snow Canyon Drive and South Sunset Point Way and at the West Snow Canyon Drive and South Sunset Point Court. Lots 62 & 63, Block 6; and Lots 64 & 65, Block 6, shall take access from common driveways, UDC 11-6C- 3D7 requires setbacks, building envelopes, and orientation of the lots and structures to be shown on the plat; building setbacks should be measured from the edge of the common driveway easement or property lines, whichever is more restrictive. 1.2.9 Street frontage for Lot 64, Block 6, does not currently meet the minimum requirement of 15 feet for a shared driveway; revise the plat accordingly. Provide a bike lane on S. Glen Canyon Avenue. The multi-use pathway along the Purdam Drain shall be constructed from the southern property line all the way to the western property line, including a pedestrian crossing on S. Fritts Way. South Fritts Way shall be renamed to either South Fritts Avenue or South Fritts Road. Provide 13.01 acres (16% of the site) for useable landscaped open space, as proposed. The landscape plan prepared by Jensen Belts Associates, dated January 22, 2007, is approved with the following modifications / notes: · A 25-foot wide landscaping buffer should be constructed along the entire length of Black Cat Road and Franklin Road, exclusive of ACHD right-of-way. Said buffer should be constructed in accordance with UDC ll-3B-7. All street buffers shall be contained within common lots. · Per UDC 11~3G-3B5 all parkways that are used as common open space shall be a minimum of eight feet wide from street curb to edge of sidewalk AND contain one Class II tree for every 35 linear feet of parkway. . Parkway areas without trees shall not count towards the open space requirement. . Per UDC 11-3G-3E1, at least one deciduous shade tree per every 8,000 square feet of common open space should be planted, and common areas should be improved with lawn, either seed or sod. . The UDC requires, at minimum, 5~foot wide landscaping strips on both sides of all micropathways and on one side of multi-use pathways. Additionally, trees should be planted along all paths at a rate of 1 tree per ever 35 linear feet. · The Applicant shall provide open vision fencing only along [both sides ot] the proposed pathway at the south property line. · Excepting the aforementioned requirement, all fencing constructed on site shall be in accordance with that depicted on the landscape plan. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007 . Per UDC 11-3A-7A-7b, all fencing adjacent to micropathways and common areas shall be either four feet (4') in height, if closed vision, or six feet (6') tall if open vision fencing is used. Modify the applicable areas within the landscape plan to reflect this requirement. · All stormwater detention facilities incorporated into the approved open space are subj ect to UDC ll-3A-18 and shall be fully vegetated with grass and trees. . Per UDC 11-3B-1O, 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. . The Meridian Planning Department requires a written certificate of completion to 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 ll-3B-14. Where the Applicant has submitted a preliminary landscape plan, and where Staff has reviewed such plan, the landscaping 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). 1.2.15 All buildings shall be removed or relocated prior to signature of the final plat by the City Engineer. 1.2.16 Maintenance of all common areas shall be the responsibility of the Baraya Subdivision Homeowners Association. 1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT 1.3.1 Sidewalks/walkways shall be installed within the subdivision and on Black Cat and Franklin Roads pursuant to UDC 11- 3A-l 7. 1.3.2 All lot lines common to a public right-of-way shall reserve a 10' utility easement. 1.3.3 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11. 1.3.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single.point connection to the culinary water system shall be required, If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the [mal 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 ll-3A-15 and MCC 9-1-28. 1.3.5 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, Where the Applicant has submitted a preliminary landscape plan and where Staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by Staff. 1.3.6 The Applicant shall submit a fencing plan with the fmal plat application for the subdivision. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All fences shall taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in accordance with UDC ll-3A-7. 1.3.7 Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 Required landscaping trees will not be considered as replacement trees for those trees that have to be mitigated. 1.3.8 Staffs failure to cite specific ordinance provisions or terms of the approved annexation / preliminary plat does not relieve the Applicant of responsibility for compliance. 1.3.9 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7. 2. Public Works Department 2, I Sanitary sewer service to this development is being proposed via extension of mains in Franklin Road, and lateral mains off of the Black Cat Trunk which is being currently installed on this site. The Applicant shall install mains to and through this development; Applicant shall coordinate 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. 2.2 No manholes or water valves shall be allowed within the proposed landscape islands. If mains are routed under them they shall be sleeved per City of Meridian Standard Specifications. 2.3 Water service to this site is being proposed via extension of mains in Franklin Road. The Applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.4 The Applicant shall be required to install a pressure reducing vault in a location coordinated with the Public Works Department. The location shall be generally west of the western most connection to W. Franklin Road. 2.5 The Applicant shall be responsible to install a flushing station in a location coordinated with the Public Works Department (it should be near the Purdam Drain). All applicable permits with the receiving body for this facility shall be acquired by the Public Works Department. 2.6 The Applicant shall be required to extend a 12-inch water main down Glen Canyon Avenue as part of the City of Meridian's to and through policy. 2.7 The Applicant shall be required to installl2-inch water main down S. Black Cat Road as depicted on the preliminary plat. This is needed to ensure adequate fire flows for this development. 2.8 Per Meridian City Code 9-4-8, the Applicant shall be responsible to install sewer main in W. Capitol Reef Drive. 2.9 Per Meridian City Code 9-1-26, the Applicant shall install water main in W. Capitol Reef Drive, and W. Snow Canyon Drive. 2.10 Plat note #2 states that a 4-foot wide Public Utilities, Drainage and Irrigation easement will be dedicated along interior lot lines. This shall be changed to 5-feet. 2.11 With the final plat, the Applicant shall dedicate a 5-foot wide Public Utilities, Drainage and Irrigation easement along interior lot lines not being spanned by an attached unit. 2.12 The Applicant shall comply with The Department of Environmental Qualities, Best Management Practice of a minimum 20 feet of separation between an infiltration trench and a building foundation. 2.13 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 Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 with the reimbursable amount shall be approved by Council prior to plat signature. 2.14 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). 2.15 The Applicant has indicated Nampa and Meridian Irrigation District will own and operate the pressure irrigation system in this proposed development. Therefore, a letter of plan approval shall be submitted prior to scheduling of a pre-construction meeting. 2.16 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 or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single~point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.17 All existing structures spanning lot lines or not meeting dimensional standards of the UDC shall be removed prior to signature on the [mal plat by the City Engineer. 2.18 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. 2.19 Any existing domestic wells and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9.4-8. Wells may be used for non- domestic purposes such as landscape irrigation. 2.20 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11 ~3A~6. Plans shall 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. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.21 Street signs are to be in place, water system shall be approved and activated, 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. 2.22 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. 2.23 All development improvements, including but not limited to sewer, fencing, micropaths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.24 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 fmal plat. 2.25 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. 2.26 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency, 2.27 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.28 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 are located on or near sidewalk the applicant shall comply with all American with Disabilities Act requirements for unobstructed sidewalk access. 2.29 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. 2.30 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 I-foot above. 2.31 One hundred watt, high~pressure sodium streetlights shall be required at locations designated by the Public Works Department. Height for 100 watt fixtures is 25 feet, height for 250 watt fixtures is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and pennit from the Public Works Department prior to commencing installations. 3. Fire Department 3.1 3.1.1 3,1.2 3.1.3 3.1.4 3.1.5 SITE SPECIFIC COMMENTS The pathway proposed along the south property boundary shall accommodate the Fire Department's load bearing requirements. This project will require a 20' wide swing or rolling emergency access gate at the entrance to the ditch access road. Said access gate shall be located a distance of 30 feet from Franklin Road. The gate shall be equipped with a Knoxbox Padlock which shall be ordered thru the Meridian Fire Department. No parking shall be allowed on either side ofS. Glen Canyon Avenue. No parking shall be allowed around or near the proposed roundabout. No parking shall be allowed on either side of S. Fritts Way from Franklin Road to W. Sunrise Point Street. 3.1.6 No parking shall be allowed along the alleys. All parking shall be restricted to garages or on the required parking pads. Sign and stripe accordingly to indicate the alleys are considered fIre lanes. 3.2 GENERAL COMMENTS 3.2.1 One and two family dwellings not exceeding 3,600 square feet will require a fIre-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet apart. International Fire Code Appendix C. 3.2.2 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. 3.2.3 Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 Yz" 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. d. Fire Hydrants shall be placed on comers when spacing pennits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. 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. Exhibit B 3.2.4 3.2.5 3.2.6 3.2.7 3.2.8 3.2.9 3.2.10 3.2.11 3.2.12 3.2.13 3.2.14 3.2.15 3.2.16 3.2.17 Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turnaround, Phasing of the project may required a temporary approved turnaround on streets greater than 150' in length with no outlet. All entrance, internal roads, and alleys shall have a turning radius of 28 feet inside and 48 feet outside. All common driveways shall be straight or have a turning radius of 28 feet inside and 48 feet outside, shall have a clear driving surface which is 20 feet wide, and be capable of supporting an imposed load of 75,000 GVW. For all Fire Lanes provide signage "No Parking Fire Lane." 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. To increase emergency access to the site a minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. The two entrances should be separated by no less than Y2 the diagonal measurement of the full development. Building setbacks shall be per the International Building Code for one and two story construction. 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. The attached residential units within the proposed development will require a fire-flow consistent with the International Fire Code to service said units. Fire hydrants shall he placed per Appendix D. The proposed 334 building lots within the R-15 zoning designation, with an estimated 2.9 residents per household, would have a total estimated population of 969 residents at build out. The number of residents at build out is unknown at this time for the two proposed multifamily lots. The Meridian 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 borne by the developer. 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. 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 access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. 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). 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). The entrance to the alleys from the public streets 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 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 the street within fifty feet (50') of the alley entrance as measured from the centerline of the alley. 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. 4. Police Department 4.1 The proposed development / plat does not offer natural surveillance opportunities of the public areas, including the tot lot. Prior to the next public hearing, the Applicant shall meet with the Police Chief and/or Planning Staff to discuss features that increase visibility, including but not limited to: doors and windows that look out on the public areas, front porches, and adequate nighttime lighting. If necessary, the site plan and/or landscaping plan shall be revised in accord with said discussion. 4.2 The proposed plat and/or site design encourages high-speed, cut-through traffic, especially along Snow Canyon Drive, S. Iceberg Lake Way, and S. Sunset Point Way. The Applicant shall provide 4-way stops at the intersections of W. Snow Canyon Drive and S. Iceberg Lake Way, W. Snow Canyon Drive and S. Echo Canyon Avenue, and W. Snow Canyon Drive and S. Riggs Spring Avenue. The Applicant shall work with the Ada County Highway District to provide traffic calming design to decrease travel speeds on the internal. 4.3 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. 4.4 The Applicant shall supply only open vision fencing along both sides of the pathway at the south property line. 4.5 Provide adequate lighting adjacent to pathways, within parks, and within parking lots. 5. Parks Department 5.1 Pathway and Trail standards: The proposed pathways and/or trails shall be constructed in accordance with the Meridian Park Department's requirements. 5.2 Standard for City to assume Maintenance of a section of 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 The to-foot wide regional pathway shall be constructed to intersect with Franklin Road. 5.4 The parkways shall comply with the City of Meridian's Unified Development Code. 6. Sanitary Service Company 6.1 SSC will not provide trash pick-up services for properties utilizing conunon driveways. The developer shall install a concrete pad at the end of the conunon drive no more than five (5) feet behind the sidewalk. The pad shall be of sufficient area to acconunodate the receptacles of the residences that take access from the conunon driveway. 6.2 Trash collection for all residences need to be from a local street, not from a collector or arterial. 6.3 Provide a minimum 28' inside and 48' outside radius for all alleys, where they intersect a public street. 6.4 The Applicant shall provide a 35-foot concrete apron at all entrances to alleys. 7. Ada County Highway District (DRAFT) 7.1 SITE SPECIFIC REQUIREMENTS 7.1.1 Construct a 5-foot detached sidewalk a minimum of 41 feet from the centerline of Franklin Road abutting the site. Provide an easement for any segment of the sidewalk located outside of the Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 right-of-way. 7.1.2 Construct separate left turn bays, right turn lanes, and right turn tapers for both site approaches on Franklin Road. 7.1.3 Dedicate a total of 48 feet of right-of-way from the centerline of Black Cat Road abutting the site. Construct a 5-foot detached sidewalk a minimum of 41 feet from the centerline of Black Cat Road. Provide an easement for segment of the sidewalk located outside ofthe right-of-way. 7.1.4 Construct a separate left turn bay and right turn taper on Black Cat Road at the site approach. 7.1.5 Construct S. Glen Canyon Avenue as a 46-foot street section with vertical curb, gutter, and 5-foot detached (or 7-foot attached) concrete sidewalk with in 70 feet of right-of-way, 7.1.6 Remove the proposed center landscape island on S. Glen Canyon Avenue near its intersection with Franklin Road. 7.1.7 Provide a 21-foot street section on both side of the center landscape islands on S. Glen Canyon Avenue. 7.1.8 Road trust for the cost of one-half of the signal at the intersection of S. Glen Canyon Avenue and Franklin Road. 7.1.9 Construct the first 200 feet of S. Fritts Way with a 21-foot street section on both sides of the center landscape island. Construct the rest of S. Fritts Way as a 36-foot street section with curb, gutter, and 5-foot attached concrete sidewalk, as proposed. 7.1.10 Construct Swrrise Point Court as a 36-foot street section with curb, gutter, and 5-foot concrete sidewalk within 50 feet of right-of-way. OR Obtain District Development Review approval to construct Sunrise Point Court as a swale street section consisting of 32 feet of pavement, 2-foot ribbon curb 8 inches thick on each side, a minimum 8-foot wide swale a minimum of I-foot deep on each side, and a 5-foot wide 5 inches thick concrete sidewalk on each side. A minimum right-of-way width of 52 feet is required. The swale shall be located within the public right-of-way. 7.1.11 Construct S. Castle Peak Drive as a 46-foot street section with vertical curb, gutter, and 5-foot detached (or 7-foot attached) concrete sidewalk within 70 feet ofright-ofwway. 7.1.12 Construct W. Capital Reef Drive as a residential collector roadway with a 36-foot street section with curb, gutter, and 5-foot wide concrete sidewalks within 50 feet of right-of-way. Parking will be restricted on this roadway. Coordinate the location of "NO PARKING" signage with District Traffic Services Staff. 7.1.13 Construct all internal local roadways as a 36-foot street section with rolled curb, gutter, and 5- foot attached sidewalk, as proposed. 7.1.14 Construct a traffic circle or small roundabout at the three-way intersection ofW. Snow Canyon Drive and S. Sunset Point Court. Coordinate the location and design of the traffic circle/roWldabout with District Traffic Services Staff. 7.1.15 Construct the following stub streets, as proposed. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENTED IN THE FUTURE." . Stub street to the east, S. Castle Peak Drive, located approximately 610 feet (measured property line to centerline) south of the north property line. . Stub street to the south, S. Glen Canyon Avenue, located approximately 480 feet (measured property line to centerline) west of the east property line. Exhibit B 7.1.16 7.1.17 7.1.18 7.1.19 7.1.20 7.1.21 7.2 7.2.1 7.2.2 7.2.3 7.2.4 7.2.5 7.2.6 7.2.7 7.2.8 7.2.9 Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 . Stub street to the south, S. Echo Canyon Avenue, located approximately 900 feet (measured property line to centerline) west of the east property line. . Stub street to the south, S, Sunset Point Court, located approximately 1,420 feet (measured property line to centerline) west of the east property line. . Stub street to the southeast, W. Capitol Reef Drive, located approximately 200 feet (measured property line to centerline) north of the south property line. . Stub street to the north, located approximately 690 feet (measured property line to centerline) east of the west property line. · Stub street to the west, W. Jagged Rock Drive, located approximately 460 feet (measured property line to centerline) south of the north property line. Construct one roadway to intersect Black Cat Road, W. Capital Reed Drive, located approximately 100-feet south of the north property line. Construct one roadway to intersect Franklin Road, S. Fritts Way, located approximately 130-feet east of the west property line. Construct one roadway to intersect Franklin Road, S, Glen Canyon Avenue, located approximately 220-feet west of the east property line. Submit bridge plans for the crossing of the Martin Lateral (W. Captial Reef Drive and S. Fritts Way) and for the crossing of the Purdam Drain (W. Snow Canyon Drive) for review and approval prior to the pre-construction meeting and plat approval. Other than the access specifically approved with this application, direct lot access is prohibited to Black Cat Road and Franklin Road and shall be noted on the final plat. Comply with all Standard Conditions of Approval. STANDARD CONDITIONS OF APPROVAL Any existing irrigation facilities shall be relocated outside of the right-of-way. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way, All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 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. 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. Comply with the District's Tree Planter Width Interim Policy. 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 ofIdaho shall prepare and certify all improvement plans. 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. 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. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 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 plalUled use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the plalUled use of the subj ect 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. 9. Nampa & Meridian Irrigation District 9.1 Applicant shall apply for a land use change application prior to final platting. 9.2 All laterals and waste ways must be protected. 9.3 The District's laterals course through this proposed project. These easements must be protected and any encroachment without a signed License Agreement and approved plan, before any construction is started, is unacceptable. 9.4 All municipal surface drainage must be retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. 9.5 The Developer must comply with Idaho Code 31-3805. 9.6 NMID recommends that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 C. Legal Descriptions . IDAHO SURVEY GROUP 1450. EastWatertower Sf.; Suite ISO MerIdian. Idaho .83.642 . Ptione(208) ..84~,.a5 70 FaX (208) asH3'9,] Project No. 05~Z56 October 6, 20.05 Baraya Subdivision Anne:utioD. Description TheNE 1/4 ofthcNW 114 and the NW 114 of the NE 1/4 ofSecnon 15, T,3N., R.lW., B.M., AdaC01.ntty, Idaho, ana a portion of the Westll2 oitbe NW V4 of~li Section IS, more particularly doscribed asfullows;BEGINNINGatthe 1/4 comer oommon to Section J 0 _and the said Sectil;ln 15; .:from which the Northeast corner .of sai{i Seetion 15 bears South 89015'27" East, ~(t73 feet; Thence South 89015'27" Bast, 13203iS feet to the East 1/16 corner COnimOli t(). Section 10 and the said Section 15; Thence alOng the East 1ii1e oftbe NWll40fthe NE 1I4 S6utb OOo27'13"V{est, 1329.09 feet to the NEIll 6 comer; Thence North 89015'04" West, 1317c75 feef to the C-N l/16comcr; Thence continuing North 89"lS'Q4" West, 1324.68 feet to theNW 111!5~oroer; Thence along tbeEaSt line of the West 112 pfthe NW 1/4 South 00047'25" West, 328.56 feet Thence North 15042'49~' West, 1180.91fcet:;. Thence North ()Q043 '03" East, 2~3~81 f~{record 263.5pJeet); T4enceNortb 89"16'51" West. 176.25 feeHo a winton the Westlineo!sai4 Section 15; 1'herice along said liri_e North 00"43'03" East, 299.()5 feet (reco1'd 300.00 feet); Thence along the center oIao inigation dit~hSouth75059'37" &st, 624.8~Je~t (record 625:04 feet); , Thm1C6 South 16012'00" East; 734;88feet {rec;ord 7~2;82 feet} tQ a'point oD die East line of the NW 1/4 of the..NW 1I4ohaid Section 15; P,. 0 fessio n a I Lan cI 5 u r.Y eyors Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 Th~cea1ong said line North (loo31 ;Sl"East.1126. 76 feet to. the West 1/16 corner common to Section 1O.and the said Section 15; . ... Thence South_8go15'34"East..lJ20.28 fc:et to the Point ofBegimring. .Contairtiiig 95.S7ac~.more.or less. Prepared By: Idaho SurveyGroup,P;C, f, -I D. Terry P~ugh, PLS REy V~~VAL B . . . NOV 08 2006 Mi:.R1DI~N PlJSL.'G WbR~S: l)FP"" Exhibit C CITY Of MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF MARCH I, 2007 IDAHO SURVEY GROUP .14~O . East Watertower St. Suite 151) Meridian, Idaho 83642 Phone (208) 846-8570 Fax (208) 884-5399 PrOject No. 06-177 January 17, 2007 Baraya R-8 Zone A parcel ofland locat~ in the NE 1/4 of the NW 1/4, and the:NW 1/4 ofth.~ NE 1/4 of Section IS, T.3N., RIW., a.M~, Ada County, Idaho, moreparticu1arlydes~ribed as follows: BEGINNING at the 'North 1/4 comer of said Section 15, from which the Northeast comer of said Section bears South 89015'27" East, 2640.73 feet; Thence along the North line of said ~ 114 oIllie NW 1/4 North 89015'34" West, 1190.28 feet; Thence departing said line South 00031 '51" West, 239.82 feet; Thence South 5005'29" East, 51.04 feet; Thence South 00031'51 " West, 406.37 feet; Thence 15(').71 fc::et along the arc of a curve to the left, having aradius of 100.00 feet, a central angle of 89047'25", and a long chord bearing South 44021'52" East, 141.16 feet; Thence South 89015'34" East, 494.25 feet; Thence 51.97 feet along the arc of a curve to the left, having a radius of 100.00 feet, a centIal angle of 29046'33", and a long chord bearing North 75"51 '09" East, 51.39 feet .. Thence North 60057' 53" ,East, 68.63 feet; Thence South 29002'07" Ea&t, 223.82 feet; Thence North 60"57'53" East, 451,21feet; Thence 64.97 feet. along the arc of a curve to the right, having a radius of 125.00 feet, a central angle of 29046 '40", and a long chord bearing North 75051'13" East, 64.24 feet; Thence South 89015'27" East, 289.25 feet; Thence North 00027'13" East, 399.50 feet; Professional Land Sur"eyors Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 Thence 46.54 feet along the arc of a curve to tb,e right, having a radius of 100.00 feet, a central angle of26039'52", and along chordbearingNortb 13 04r 09" East, 46.12 feet. . . , ,Thence North 00044'33" East, 258.57 feet to apointoD the North line of said Section 15; Thence North 89015'27" West, 383.29 feet tothe PlJint of Beginning. Containing 28.17 acres, more or less. Prepared By: Idaho Swvey Group, P.e. D. TerryPe~gh, PLS REVlfrPWAL BY. .. J H \ ....s ':' ": p.\ ( , J . MERIDIAN PU81.IC WORt.c:SOEPT, Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 IDAHO SURVEY GROUP 1450 EastWatertower St. . . . ..... Suite.1 SO Meridian, ldah~ 83642 Phone (208) 846-8570 Fax (208) BB+S399 Project No. 06-177 January 16, 2007 Baraya R-15 Zone Portions ofth~ NE.1/4 oithe NW 1/4, theNW 1/4 of the NE 1/4, and the West 1/2 of the NW 1/4 of Section 15, T.3N., R.t W" B.M., Ada CoUllty, Idaho, more particularly described IBfollows: Commencing at the 1/4 comereommon toSection 10 and the said SectioD.15, froD} which the Northeast carner of said Section 15 bears.Sauth 89015'27" East, 2640.73 feet; Thence South 89015'27"East, 1090.49 feet to the REAL POINT OF BEGINNING. Thence South 00044'33" West, 96.84 feet; Thence 161.93 feet along the arc .of a curve ta the right, having a radius .of 235.00 feet, a central angle af39028'49", and a long chord bearing South 20028'57" West, 158.74 feet; Thence South 40013'22" West, 262.47 feet; Thence 163.11 feet along the art oia curve t.o the left, having a radius of235.oo feet, acentrai angle af39046'09", and a lang chord bearing South 20020'17" West, 159.86 feet; . Thence Sauth 00027'13" West, 729.58 feet ta a point an the Sauth boundary .of said NW 1/4 of the NE 1/4; Thence North 89015'04" West, 810.74 feet ta the C-N 1/16 comer; Thence cantinuing Narth 89015'04" West, 1324.68 feet to the NW 1/16 carner; Thence along the East line afthe West 112 of the NW 1/4 Sauth 00.047'25" West, 328.56 feet Thence North 75042'49" West, 1180.91 feet; Thence Narth 00043'03" East, 263.81 feet (recard 263.50 feet); Thence Narth 89016'57" West, 176.25 feet to a point on the West line .of said Section 15; Thence along said line North 00043'03" East, 299.65 feet (record 300.00 feet); Professional Land $urreyors Page 1 00 Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 Thence along the center of an irrigation ditch South 75059~37" East. 624.8,8.f~ (record 625.04 feet); Thence South 76012'00" East, 734.88 feet (record 732.82 feet) toa point on the East line of the NW 1/4 of the NW J/4 of said Section IS; . Thence along said line North 00031 's 1" East, 1126.76 feet to the West 1/16 comer common to Section 10 and the said Section 15; . '. Thence along the North line.of said Section IS South 8901S'34" East, 130.00 feet; Thence departing said line South 00031 '51" West, 239.82 feet; Thence South 5005'29" East, 51.04 feet; Thence South 00031'51" West, 406.37 feet; lbence 156.71 feet along the arc of a curve to the left, having a radius of 100.00 feet, a central angle of 89047'25", and a long chord bearing South 44021'52" East, 141.16 feet; Thence South 89015'34" East, 494.25 feet; .. ". . .., Thence 5l.97.feet along the arc ,of a curve to the leil, hav.ing a radius of 100.00 feet, a.centraI 8I1g1e of29046'~3", and ~ long chord bearing North 75051 '09~' East, 51.39 . feet. '. . .' '. . . , Thence North 60057'53" East, 68.63 f<<;let; Thence South 29002' 07" East, 223.82 feet; Thence North 60057'53" East, 451.21 feet; Thence 64.97 feet along the, arc of a curve to the right, having a radius of 125.00 f~. a c,en.tral angle of29046'40"~ and a long qhord bearing North 75051 '13" East, 64_24 feet"' , .. '. Thence South 89015~27":aast, 289.25 feet; Thence North, 00027'13" East, 399,50 ft;et; . ". . TheJ]ce 46.54 feet along the arc of a curve to the right, having a radius of 100.00 feet, a c,entral angle 0[26039'52", and a long chord bearing North 13047'09>> East, 46.12 . . . , . . feet" , .' Page 2 of3 Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 Thence North 00044'33" East, 258.57 feet to a point on the North]ine of said Section 15; Thence South 89015'34" East, 707.20 feet to the Point of Beginning. Containing 54..13 acres, more or less. .. Prepared By: Idaho Survey Group, P.e. D. Terry Peugh. PLS REVI~ROVAL BY .. .. JAN ~ - . ~, . MERIDIAN puaL.l~ wORKS OEPT" Page 3 of3 Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 IDAHQ SURVEY GROUP 1450 EastWaterrower St. Su~ iSQ . . Meridian. Idaho 83642 Phone (208) 846-8570 Fax (208) 884-5399 Project No. 06-177 Baraya R-40 Zone January 17, 2007 A parcel of land located in the NW 114 o:fthe NE 1/4 of Section 15, T.3N., R,IW., B.M., Ada County, Idaho. more particularly described as follows: Commencing at the North 1/4 comer of said . Secti()D 15, from which the Northeast comer of said Section ,hean South 89015'27" East, 2640.73feet; Thence SQuth 89015'27" East, l.o9{).49 feet to' the REAL POINT OF BEGINNING. Thence South 00044'33" West, 96.84Jeet; Thence 161.93 feet along the arc ofa curve to the right, having a radius of235.00 feet, a central angle of 39028'49", 8Ild a long chord bearing South 2.0028'57" West, 158.74 feet; . Thence South 40013'22" West, 262.47 feet; Thence 163.11 feet along the arc of a curve to the left, having aradius of 235.00 feet. a central angle of39046'09''. and a long chord bearing South 2.0020'17" West, lS9.8() feet; . . - . Thence South 00027'13" West, 729.58 fee~ to apoint on the 80u1:)1 boundary of said NW 1/4 of the NE 1/4;' , . Thence South 89015'04" East, 507.01 feet to the NE 1/16 comer; Thence North 0.0027'13" East, 1329..09 feet to the West 1/16 comer con:,unon to Section 10 ,anti th~ said Section 15; Thence North 89015'27" West, 229.87 feet to the PoiDt of Beginning. Containin~ 13.26 acres. mOTeor le:ss.' . Prepared By: , Idaho Swy~y Gro, . RE~/E .'po , L BY . . , .., JA~ 12JOl MERIDIAN PUBUC WORKS OEPT. Professional Land iJwlmfLS Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 11ft- i '..h'------'---~..-..-..-.-.!!':~-!...."'.~..!-.--.----..-.-~--,~<--' III" I ...~ fi! ~ I . , r:b ~' '.~ w I I I 2S ~ i: N ! hil I II! 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CITY OF MERIDIAN PLANNING DEP AR TMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007 D. Required Findings from Unified Development Code 1. Annexation Findings Upon recommendation from the Commission, the Conncil 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 R~8 (Medium Density Residential), R-15 (Medium High-Density Residential) and R-40 (High Density Residential). The 2002 Future Land Use Map currently designates this property as "Medium Density Residential" and "Mixed Use - Regional." Staff finds that the requested zoning ofR-15 and R-40 to be generally consistent with said Comprehensive Plan designations. The proposed Ten Mile Interchange Specific Area Plan designates this property as "Medium Density Residential," "Medium High-Density Residential," and "High Density Residential." Per the proposed Plan, Medium Density Residential areas should range between 3 - 8 units per acre. Additionally, Medium High Density Residential areas should have a range of 8 - 15 units per acre. Staff believes the mixed zoning designation of R-8, R-15, and R-40 for this site is appropriate; R-8 for detached single-family units, R-15 for attached townhouses and other single-family units, and R-40 for multi-family development. Please see Comprehensive Plan Policies and Goals, Section 8, of this Staff Report, Therefore, Staff finds that the requested zoning of R-8, R-15, and R-40 and overall gross density of 5.48 dwelling units per acre for the proposed subdivision to be generally consistent with both the current Comprehensive Plan and the draft Ten Mile Interchange Specific Area Plan, which, if adopted, will amend the current Future Land Use Map designations for this site. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Please see Comprehensive Plan Policies and Goals, Section 8, and Analysis - Annexation Analysis, Section 10, of this Staff Report. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that, if approved, the proposed map 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 does not believe that the proposed zoning amendment will 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 II-5B-3.E). 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 Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1,2007 is proposing to develop the land in general compliance with the 2002 Future Land Use Map and the City's Comprehensive Plan and the draft Ten Mile Interchange Specific Area Plan. Therefore, Staff finds that Annexation and Zoning of this property would be in the best interest of the City at this time. 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: a. The plat is in conformance with the Comprehensive Plan; If the applicant complies with the conditions in Exhibit B of the Staff Report, staff finds that the plat will be in conformance with the 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. 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 detennine this finding. (See fmding Items c and d 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 Staff is not aware of any health, safety or envirorunental problems associated with the development of this subdivision that should be brought to the Councilor Commission's attention. ACHD considers road safety issues in their analysis. The Commission and Council should reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety, or envirorunental problems of which Staff is unaware. f. The development preserves significant natural, scenic or historic features. The Purdam Drain bisects this property. Staff finds that the Purdam Drain is a wateIWay which should be preserved during development of this site. Staff is unaware of any other natural, scenic or historic features on this site. Therefore, if the Purdam Drain is preserved, 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. The Commission and Council should 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 Staffis unaware. Exhibit D