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HomeMy WebLinkAboutCavanaugh RZ-07-014 PP-07-015 CUP-07-017 MI-07-011CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER ~E IDIZ IAN~- ~J In the Matter of Rezone of 30.08 acres from R-8 to C-N (13.59 acres) and TN-C (16.49 acres) Zoning Districts; Preliminary Plat of 517 Lots [consisting of 443 single family residential building lots; 1 multi family residential building lot consisting of 32 conceptuaUfuture apartment units; 8 residential building lots consisting of 61 future%onceptual condo units; 4 mixed use lots consisting of commercial-retail on the first floor with 12 residential lofts on the second floor; 9 commercial building lots, l school building lot, 1 civic/social hall lot, 47 common lots, and 3 other (parking) lots) on 177.43 Acres in the C-N, TN-C, TN-R, & R-8 Zoning Districts; Conditional Use Permit to Convert the Existing Caven Home into aCivic/Social Hall in an R-8 Zone; and Development Agreement Modification to Address the New Neighborhood Center Plan and Conversion of the Existing Caven Home into aCivic/Social Hall, for Cavanaugh by Kastera Development, LLC. Case No(s). RZ-07-014; PP-07-015.; CUP-07-017; and MI-07-011 For the City Council Hearing Date of: January 8, 2008 (Findings on the January 22, 2008 City Council agenda) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of January 8, 2008, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of January 8, 2008, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of January 8, 2008, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of January 8, 2008, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S), RZ-07-014; PP-07-015; CUP-07-017; and MI-07-011 - 1 - 2. The Meridian City Council takes judicial notice of. its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Descriptions, Preliminary Plat, Site Plan, Building Elevations, and the Conditions of Approval all in the attached Staff Report for the hearing date of January 8, 2008, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's Rezone as evidenced by the legal descriptions, prepared by Gregory Holkesvig, dated July 6, 2007, included in the attached Staff Report for the hearing date of January 8, 2008, incorporated by reference, is hereby approved; 2. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat, prepared by J-U-B Engineers, dated 11/8/07, included in the attached Staff Report for the hearing date of January 8, 2008, incorporated by reference, is hereby conditionally approved; 3. The applicant's Conditional Use Permit as evidenced by having submitted the Site Plan, prepared by Kastera Development, dated 8/7/07, included in the attached Staff Report for the hearing date of January 8, 2008, incorporated by reference, is hereby conditionally approved; CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-07-0}4; PP-07-015; CUP-07-0I7; and MI-07-011 - 2 - 4. The applicant's Development Agreement Modification request included in the attached Staff Report for the hearing date of January 8, 2008, incorporated by reference, is hereby approved; and 4. The site specific and standard conditions of approval are as shown in the attached Staff Report for the hearing date of January 8, 2008, incorporated by reference. D. Notice of Applicable Time Limits Notice of Twelve (12) Month Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to to obtain the city engineer's signature on the final plat within two (2) years of the approval of the preliminary plat or one (1) year of the combined preliminary and final plat or short plat. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of eighteen (18) months, maybe considered for final approval without resubmission for preliminary plat approval. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A, the Director may authorize a single extension of time to record the final plat not to exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as determined and approved by the City Council maybe granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again. Notice of Eighteen (18) Month Conditional Use Permit Duration Please take notice that the conditional use permit, when granted, shall be valid for a maximum period of eighteen (18) months unless otherwise approved by the City. During this tune, the applicant shall commence the use as permitted in accord with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and acquire building permits and commence construction of permanent footings or structures on or in the ground. For conditional use permits that also require platting, the final plat must be recorded within this eighteen (18) month period. For projects with multiple phases, the eighteen (18) month deadline shall apply to the first phase. In the event that the development is made in successive contiguous segments or multiple phases, such phases shall be constructed within successive intervals of one (1) year from the original date of approval. If the successive phases are not submitted within the one (1) year interval, the conditional approval of the future phases shall be null and void. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-SB-6.G.1, the Director may authorize a single extension of the time to commence the use not to exceed one (1) eighteen (18) month period. Additional time extensions up to eighteen (18) months as determined and approved by the CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-07-014; PP-07-015; CUP-07-017; and MI-07-011 - 3 - Commission maybe granted. With all extensions, the Director or Commission may require the conditional use comply with the current provisions of Meridian City Code Title 11. E. Notice of Final Action and Right to Regulatory Takings Analysis The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review maybe filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has an interest in real property which maybe adversely affected by the issuance or denial of the conditional use permit approval may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of January 8, 2008. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-07-014; PP-07-OIS; CUP-07-017; and MI-07-011 - 4 - By action of the City Council at its regular meeting held on the 2008. COUNCIL MEMBER DAVID ZAREMBA COUNCIL MEMBER JOE BORTON COUNCIL MEMBER CHARLIE ROUNTREE COUNCIL MEMBER KEITH BIRD TIE BREAKER MAYOR TAMMY de WEERD ATTEST: ~- WILLIAM G. BERG, JR., 22w~ day of VOTED_~~~- VOTED (J~!^-' VOTED_ (J~otr VOTED_~%~~• ____-- VOTED E WEERD `\\ ~`~'7~ i~ll~'/'/i TF o ~~~~~ -yG ~~~ \ti L~~ ~``~'r ts~ . ,~ ,,~ ~9 ,~@. ~: ~rrrrnri ~~~"`~ Copy served upon: -~ Applicant / lanning Department --~~ blic Works Department ~ City Attorney By: Dated: ('Z~f ~ ~g ' y Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-07-014; PP-07-015; CUP-07-017; and MI-07-011 - 5 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 STAFF REPORT ~ TTT~~ T~ Hearing Date: January 8, 2008 11J1 D1A HlOv TO: Mayor & City Council FROM: Sonya Watters, Associate City Planner (208) 884-5533 SUBJECT: Cavanaugh • RZ-07-014 Rezone of 30.08 acres from R-8 (Medium Density Residential) to C-N (Neighborhood Business) (13.59 acres) and TN-C (Traditional Neighborhood Center) (16.49 acres) zoning districts • PP-07-015 Preliminary Plat of 5171ots [consisting of 443 single-family residential building lots; 1 multi-fanuly residential building lot consisting of 32 conceptuaUfuture apartment units; 8 residential building lots consisting of 61 future/conceptual condo units; 4 mixed use lots consisting of comrnercial- retail on the first floor with 12 residential lofts on the second floor; 9 commercial building lots, 1 school building lot, 1 civic/social hall lot, 47 common lots, and 3 other (parking) lots] on 177.43 acres in the C-N, TN-C, TN-R, & R-8 zoning districts • CUP-07-017 Conditional Use Permit to convert the existing Caven home into acivic/social hall, in an R-8 zone • MI-07-011 Development Agreement modification to address the new neighborhood center plan and conversion of the existing Caven home into acivic/social hall 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, Kastera Development, LLC, has applied for a Rezone (RZ) of 30.08 acres from R-8 (Medium Density Residential) to C-N (Neighborhood Business) and TN-C (Traditional Neighborhood Center) zoning districts. The portion proposed to be zoned C-N consists of 13.59 acres and the portion proposed to be zoned TN-C consists of 16.49 acres. Preliminary Plat (PP) approval is also requested for 5171ots [consisting of 443 single-family residential building lots; 1 multi-farruly residential building lot consisting of 32 conceptuaUfuture apartment units; 8 residential building lots consisting of 61 future/conceptual condo units; 4 mixed use lots consisting of commercial retail on the first floor with 12 residential lofts on the second floor; 9 commercial building lots, 1 school building lot, 1 civic/social hall lot, 47 common lots, and 3 other (parking) lots]on 177.43 acres in C- N, TN-C, TN-R, & R-8 zoning districts. A Conditional Use Permit (CUP) is requested for approval to convert the existing Caven home on the proposed Lot 1, Block 34 into acivic/social hall, in an R-8 zone. A Development Agreement modification (M>) is requested to address the new neighborhood center plan and conversion of the existing Caven home into acivic/social hall. This property was annexed into the City in 2006 with R-8, TN-R, and C-N zoning and a preliminary plat was approved at the same time under the name of Tanana Valley. Since that time the property has been sold and purchased by a new owner and is now being developed by Kastera Development. A portion of this property, shown as phase 1 on the preliminary plat, received final plat (FP-07-014) approval in June, 2007 under the name of Cavanaugh Subdivision No. 1. This Cavanaugh RZ PP CUP MI PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 final plat contained 123 single-family building lots and 12 common lots on 24.8 acres in the R-8 and TN-R zoning districts. The subject property is located on the southeast corner of S. Meridian Road/SH 69 and E. Victory Road. The site consists of four tax parcels, one of which is currently addressed as 465 E. Victory Road. Currently, there is one existing single-family (Caven) home (currently being used by Kastera Development for a real estate sales and construction office for residential dwelling/lots within the development) on this site that the Applicant is proposing to retain for acivic/social hall. The subject property is currently located within the Urban Service Planning Area and the corporate boundaries of the City. 2. SUMMARY RECOMMENDATION The subject applications (RZ, CUP, PP, & MI) were submitted to the Planning Department for concurrent review. Below, staff has provided a detailed analysis and recommended conditions of approval for the requested Rezone, Conditional Use Permit, Preliminary Plat, and Miscellaneous (Development Agreement modification) applications. Staff is recommending approval of the proposed Cavanaugh development (RZ-07-014, CUP-07-017, PP-07-015, & MI-07-011) with the conditions listed in Exhibit B of the Staff Report. (Note: The Commission is not required to make a recommendation to City Council on the Development Agreement Modification (MI) application.) The Meridian Planning & Zoning Commission heard these items on November 15 2007 At the public hearing they moved to recommend approval of the subiect RZ CUP PP & MI request a. Summary of Commission Public Hearing: i. In favor: Wayne Forrey, Kastera Development (Applicant)• Ben Haught Kastera ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Sonya Watters vi. Other staff commenting on application: Caleb Hood IL Kev Issue(s). of Discussion by Commission: i. Proposed access points to/from Victory Road; ii. Allowance of Alternative Compliance for the berm requirement along Meridian Road adiacent to the residential portion of the development• iii. Requirement of a sidewalk to be constructed by the Applicant along Victory Road across the Grange Hall property; iv. Rolled curb vs. vertical curb within the development. ~. Kev Commission Change(s) to Staff Recommendation: i. Modify condition #1.2.6.e. to allow the applicant to work with Staff to provide Alternative Compliance. for the berm/wall requirement along SH 69 adiacent to the residential portion of the development; ii. Modify condition #7.1.4 to not require a sidewalk across the Grange Hall property but recommend that the Applicant work with the Grange and the developer to the east to possibly install a sidewalk across the Grange property iii. Modify condition #7.1.14 to recommend that ACRD review the possibility of using a vertical curb in lieu of rolled curb; iv. Pertaining to condition #7.1.19, require the owner of Lot 24 Block 15 to construct a public street in alignment with Mesa Way on the north side of Victory Road ~ Outstanding Issue(s) for City Council: Cavanaugh RZ PP CUP MI PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 An inconsistency exists in the staff report between the Analysis (in Section 10 page 13) and. the Conditions of Approval listed in Exhibit B. In the Analysis section Staff is not supportive of the driveway/private right-in access point to the site from Victory Road between. S. Standing Timber Wav and S. Enter Wav shown on the plat/site plan However, Staff did not include a condition of approval to that effect in Exhibit B. ACHD reviewed this access point and included a condition (#7.1.8) in Exhibit B as follows, "Construct one right-in ONLY driveway located approximately 1 250-feet east of Meridian Road." Staff contacted ACHD regarding this condition and' ACHD stated that they are agreeable either way if the access is approved by the City or not. The City Council should determine if this access point should be allowed. If not a condition of approval. should be added in Exhibit B prohibiting this access point. The M eridian City Council heard the e i ems on Tanuarv 8. 2008. At the. nublic hearing the ounci l approved the cubie 7.. PP_ TP. and Mi rea ~ c ~, ummarv of itv o ~ncil Publi Hearina~ i. vor: Wayne Forrev & rai K ~l ha _ Kactera D velopment (Apnlicantl. H B ht en aup ii. In onnosition: None iii. Commenting,; Tim M ~cc 11 iv. Written testimony: None v. taff nresentin~ annlication: Anna .annin vi. Other staff commenting on anolication• .Ioe Silva g, ev Issues of Di cuccion by ouncil: i. he right-in asses and de 1 ra ion lane nrono ed on Vi orv Road betwe t di Ti b W d W an n~ m er av .an .rater av: ii. The location of City well fac'litiec on the school i e b_ _ehind T.o 2~B_ lock 8 nertaini t it n~ o secur y: iii. The use of the exicHn~ Caven home a a community rater owned and managed by Kast D l t f b h i hb era eve onmen or use y e ne orhood and comm ~ ity: iv. he construction of a sidewalk a roc he outparcel on Vi orv Road by Ka r evelo t di t t h h l i pmen a acen o e_cc oo te: v. im Musse 1 reaue ted that he f ~t ~r c ruc ure on .0 7. Block 6 be limi ed ~_ eight to a single- tore residence: Wayne Forr .y a reed Kev Council Changes to Staff/C'nmmiccinn RPCommendation i. ouncil anoroved the econd a ooin o the ci a from Vic orv Road to a ed between Standing Timber Wav and .n er Wav ac a ri ht-in o_ my with a deceleration lane: ii. Include a note on the final plat for the fLture c ructure on .0 7. Block_ ~6 to be 'mited in height to a single-c orv residence wi h a ma im ~m buildin hei h o 22=fem. iii. he existing Caven home shall be own d and mama ed by Ka tera Develonm n or use as a community sera r by he nei hborhood and community. 3. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Numbers RZ-07- 014, CUP-07-017, and PP-07-015 as presented in staff report for the hearing date of January 8, 2008, with the following modifications: (Add any proposed modifications.) Denial Cavanaugh RZ PP CUP MI PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 After considering all staff, applicant and public testimony, I move to deny File Numbers RZ-07- 014, CUP-07-017, and PP-07-015 as presented during the hearing on January 8, 2008, for the following reasons: (You should state specific reasons for denial of the rezone and you must state specific reason(s) for the denial of the plat and conditional use permit. You must state what the applicant could do to gain your approval of the CUP in the future.) Continuance I move to continue File Numbers RZ-07-014, CUP-07-017, and PP-07-015 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: The subject property is generally located on the southeast corner of S. Meridian Road/SH 69 and E. Victory Road and consists of Ada County Tax Parcel #'s 51130212450, S1130121110, S1130233725,and S1130234000 NW % of Section 30, Township 3 North, Range 1 East b. Owner: DBSI Tanana Valley, LLC 15711 State Highway 55 Boise, ID 83714 c. Applicant: Kastera Development, LLC 15711 State Highway 55 Boise, ID 83714 d. Representative: Wayne Forrey, Kastera Development e. Present Zoning: R-8 (Medium Density Residential), C-N (Neighborhood Business), & TN-R (Traditional Neighborhood Residential) £ Present Comprehensive Plan Designation: Medium Density Residential & Mixed Use- Neighborhood -Neighborhood Center g. Description of Applicant's Request: The Applicant is requesting approval of the following: • Rezone (RZ) of 30.08 acres from R-8 to C-N (13.59 acres) and TN-C (16.49 acres) zoning districts; Preliminary Plat (PP) modification to address the new village center neighborhood commercial plan and conversion of the Caven home into acivic/social hall. The plat consists of 5171ots [consisting of 443 single-family residential building lots; lmulti-family residential building lot consisting of 32 conceptual/future apartment units; 8 residential building lots consisting of 61 future/conceptual condo units; 4 mixed use lots consisting of commercial retail on the first floor with 12 residential lofts on the second floor; 9 commercial building lots, 1 school building lot, 1 civic/social hall lot, 47 common lots, and 3 other (parking] lots] on 177.43 acres in C-N, TN-C, TN-R, and R-8 zones; • Conditional Use Permit (CUP) to convert the existing Caven home into a unique neighborhood community center as a civic/social hall for neighborhood and community Cavanaugh RZ PP CUP MI PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 events. The civic/social hall will be available for public and private neighborhood gatherings, meetings, weddings, relaxation, spa, banquets, parties, picnics, seminars, and recreation; and • Development Agreement modification (Mn to address the new neighborhood center plan and conversion of the existing Caven home into acivic/social hall. 1. Date of Site/Landscape Plan (attached in Exhibit A): November 5, 2007 2. Date of Preliminary Plat (attached in Exhibit A): November 8, 2007 5. PROCESS FACTS a. The subject application will in fact constitute a Rezone as determined by City Ordinance. By reason of the provisions of UDC 11-SA-2, a public hearing is required before the Commission and City Council on this matter. b. The subject application will in fact constitute a Conditional Use Permit as determined by City Ordinance. By reason of the provisions of UDC 11-SA-2, a public hearing is required before the Commission and City Council on this matter. c. The subject application will in fact constitute a Preliminary Plat as determined by City Ordinance. By reason of the provisions of UDC 11-SA-2, a public hearing is required before the Commission and City Council on this matter. d. The subject application will, in fact, constitute a Development Agreement modification as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, Chapter 5, a public hearing is required before the City Council on this matter. e. Newspaper notifications published on: October 1, 2007 and October 15, 2007 (Commission); December 17, 2007 and December 31,.2007 (Gifu Council) £ Radius notices mailed to properties within 300 feet on: September 21, 2007 (Commission); December 14, 2007 (Gifu Council) g. Applicant posted notice on site by: September 17, 2007 (Commission); December 13, 2007 (City Council) 6. LAND USE a. Existing Land Use(s): There is one single-family (Caven) home (currently being used by Kastera Development for a real estate sales and construction office for residential dwelling/lots within the development) and associated outbuildings on the site. The existing home is proposed to be retained on the site as a civic/social hall. The remainder of the property is being used as agricultural land. b. Description of Character of Surrounding Area: This area contains a mix of uses. To the north, across Victory Road are a commercial nursery and other commercial businesses and single-family homes in Observation Point Subdivision. To the south and east are recently approved subdivisions in the City. To the west, across Meridian Road, are large parcels and single-family homes in the County. This section is rapidly transitioning from rural to urban. c. Adjacent Land Use and Zoning: 1. North: Commercial property (Victory Greens, gas station, Double D feed store), zoned C-G; and residential property (Observation Pointe, Glacier Springs, Kachina Estates), zoned R-4 and RUT (Ada County) 2. East: Residential property (Tuscany Village, Roseleaf, Sicily, Reflection Ridge), zoned R-4 and R-8; Grange hall, zoned R1 (Ada County) Cavanaugh RZ PP CUP MI PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 3. South: Residential property (approved Sicily & Reflection Ridge), zoned R-4 & R-8; and storage facility, zoned RUT (Ada County) 4. West: Residential property (Meridian Heights), zoned RUT and R6 (Ada County) d. History of Previous Actions: This property previously received approvals under the name of Tanana Valley. The previous applications were as follows: • Annexation and Zoning (AZ-06-015) approval of 192.26 acres to R-8 (177.90 acres), TN-R (10.42 acres), and C-N (3.94 acres) zones. A Development Agreement was also approved with the annexation (Instrument No. 106151214); • Preliminary Plat (PP-06-013) approval of 548 single-family residential lots, 1 commercial lot, 1 school lot, and 20 common lots on 177.94 acres; • Final Plat (Cavanaugh Subdivision No. 1, FP-07-014) approval of 123 single-family residential lots and 12 common lots on 24.8 acres in the R-8 and TN-R zoning districts; and • A temporary Certificate of Zoning Compliance (CZC-07-043) was issued on March 27, 2007 for the existing Caven home to temporarily be used for a real estate sales and construction office for residential dwelling/lots within the development; this permit expires on March 27, 2007. NOTE: There were 548 single-family building lots approved with Tanana Valley; there are 443 single-family building lots proposed with this application. Therefore there are 105 less single- family building lots proposed with the subject development. However, in addition to the single- family lots, the subject development now includes lmulti-family residential lot proposed to conceptually contain 32 apartment units, 8 residential lots consisting of 61 future/conceptual condominium units, and 4 mixed-use lots consisting of commerciaUretail on the first floor with 12 residential lofts on the second floor. Although the type of dwelling has changed from 105 single-family to 105 multi-family, the overall number of dwelling units on this property has not changed. e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: Black Cat Trunk Location of water: This property is proposing water service from mains located in Victory Road and Meridian Road. Issues or concerns: None 2. Canals/Ditches Irrigation: The Ridenbaugh Canal bisects the subject property. There are a couple of other ditches and/or drains that abut this site. Except for the Ridenbaugh Canal, the applicant should cover all ditches and laterals that cross, intersect, or are adjacent to the site. Please see the Analysis section and Exhibit B below for requirements related to the irrigation ditches, laterals and canals on this site. 3. Vegetation: There are some existing trees on this site that should either be preserved or mitigated for. The rest of the site is primarily used for agricultural purposes. 4. Flood plain:NA 5. Hazards: The Ridenbaugh Canal is deep and wide and could be hazardous to children. Cavanaugh RZ PP CUP MI PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 6. Proposed Zoning: C-N (Neighborhood Business) and TN-C (Traditional Neighborhood Center); existing R-8 and TN-R. 7. Overall Zoning for Development: R-8 (Medium Density Residential), C-N (Neighborhood Business), TN-C (Traditional Neighborhood Center); and TN-R (Traditional Neighborhood Residential) zoning districts 8. Size of Property: 177.43 acres £ Subdivision Plat Information: 1. Residential Lots: 463 (+4 mixed use lots w/residential lofts) 2. Non-residential Lots: 15 (including commercial lots, civic/social hall lot, school lot, & mixed use lots w/commercial-retail on the first floor) 3. Total Building Lots: 478 4. Common Lots: 47 5. Other Lots: 3 (parking) 6. Total Lots: 517 7. Gross Density: 3.08 units per acre (net density is 4.76 dwelling units per acre) g. Landscaping 1. Width of street landscape buffer(s): A 25-foot wide buffer is required along E. Victory Road, an arterial street; a 35-foot wide buffer is required along S. Meridian Road/SH 69, an entryway corridor and arterial street; and a 20-foot wide buffer is required along S. Standing Timber Way and the future Rumpel Lane/Harris Street collector streets, in accordance with the standards listed in UDC 11-3B-7C. 2. Width of buffer(s) between land uses: A 20-foot wide buffer is required on property that is zoned C-N that is adjacent to residential uses, per UDC Table 11-2B-3.The buffer shall be constructed in accordance with the standards listed in UDC 11-3B-9C. 3. Parking lot landscaping: Perimeter and internal parking lot landscaping is required on all lots that are zoned C-N and TN-C, in accordance with the standards listed in UDC 11-3B-8C. Perimeter and internal landscaping on these lots will be reviewed for compliance with UDC standards with submittal of Certificate of Zoning Compliance applications for each building. 4. Other landscaping standards: Landscaping adjacent to multiuse pathways and micropaths should comply with the standards listed in UDC 11-3B-12. Common open space lots should include at least one deciduous shade tree per 8,000 square feet in accordance with UDC 11- 3G-3E2. h. Off-Street Parking: Per UDC 11-3C-6, single-farruly dwellings with more than 1 bedroom are required to have 2 parking spaces per dwelling unit in an enclosed garage with a 20 foot x 20 foot parking pad between access and garage; multi-family dwellings are required to have 2 parking spaces per dwelling unit in a covered carport or garage. Summary of Proposed Streets and/or Access: The applicant is proposing to construct public street accesses to both Victory Road and Meridian Road. On the submitted preliminary plat, three public streets (S. Standing Timber Way, S. Enter Way, & S. Mesa Way) are shown to intersect Victory Road, and one (currently) private street (Rumpel Lane) is shown to intersect SH 69/Meridian Road at the southwest corner of the development. Aright-in access point from Victory Road is also proposed between Standing Timber Way and S. Enter Way. The ACHD is requiring that Standing Timber Way be constructed as a residential collector, with no front-on Cavanaugh RZ PP CUP MI PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 housing. All of the other internal streets are proposed as local streets with 33-foot wide street sections (measured back of curb to back of curb) and contain 5-foot wide detached sidewalks, per the typical street section shown on Sheet 2 of the plat. There are four blocks (Blocks 24-27), consisting of 81ots proposed for future condo units, in the TN-C portion of the property that propose access to the units from an alley. The applicant is proposing to provide stub streets to the out-parcel on Victory Road and the out- parcel on S. Meridian Road; Staff supports these stub streets. Stub streets are also proposed to be extended from the previously approved Tuscany Village Subdivision to the east, from Sicily & Roseleaf Subdivisions to the south, and from Reflection Ridge, at the southeast boundary. Staff supports the extension of these stub streets. The plat also shows a public street connection to Rumpel Lane at the south boundary (1/2 mile south of Victory Road). Access points to adjacent arterial streets should be approved by ACRD, ITD and the City. The ACRD report is included in Exhibit B of the Staff Report. (See Section 10, Analysis, for more information.) 7. COMMENTS MEETING On September 28, 2007 a joint agency and department meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Parks Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services Company. Staff has included comments, conditions and recommended actions in Exhibit B below. 8. COMPREHENSIVE PLAN POLICIES AND GOALS A majority of this property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. Medium density residential areas are anticipated to contain three to eight dwelling units per acre (see Page 99 of the Comprehensive Plan). The proposed development includes 548 residential units on 177 acres for a gross density of 3.08 dwelling units/acre. The proposed density lies within the anticipated density of the Comprehensive Plan for this area. A portion of this property is also designated "Mixed Use -Neighborhood" (MU-N) with a Neighborhood Center (N.C.) overlay on the Comprehensive Plan Future Land Use Map. This designation is depicted at the half-mile between Meridian Road and Locust Grove Road; however, the Applicant is proposing to move it to the Victory/Meridian Road intersection. Staff supports the relocation of MU-N/N.C. as shown and proposed by the Applicant. Neighborhood Centers are anticipated to provide a blend of high-density residential, small-scale commercial, entertainment, office and open space uses that are geared to serve all residents within a one to two square mile area. The purpose of these centers is to create a centralized, pedestrian-oriented, identifiable and day-to-day service oriented focal point for neighborhood districts. The proposed development includes a mix of housing types, small scale commercial uses, acivic/social hall, open space, and pathways. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis 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, page 111). When the City established its Area of City Impact, it planned to provide City services to the subject property. The subject property is already within the corporate boundaries of the City. The City of Meridian plans to provide municipal services to the lands proposed to be developed in the following manner: Cavanaugh RZ PP CUP MI PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 - 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 City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. - The subject lands currently lie within the jurisdiction of the Meridian Police Department (MPD). - The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD) and Idaho Transportation Department (ITD). These services will not change. - The subject lands are currently serviced by the Meridian School District No. 2. This service will not change. - The subject lands are currently serviced by the Meridian Library District. This service will not change. • Chapter VI, Goal II, Objective A, Action 6 -Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. The submitted preliminary plat proposes to extend four stub streets provided to this property from previously approved subdivisions. Staff believes that the applicant has done a nice job of connecting to existing stub streets as well as providing for future connectivity to the south. • Chapter VII, Goal I, Objective D, Action 9 -Require new residential development to provide permanent perimeter fencing to contain construction debris on site and prevent windblown debris from entering adjacent agricultural and other properties. The applicant is proposing to construct 4 foot tall solid fencing along Meridian Road adjacent to the single family residential portion of the development and along a portion of the southern boundary that is adjacent to the storage facility. Prior to home construction, temporary construction fencing to contain debris should be constructed around the perimeter of this site where permanent fencing is not proposed. • Chapter VI, Goal II, Objective A, Action 5 -Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system. The applicant is proposing to construct S foot wide detached sidewalks adjacent to all of the proposed streets, which connect to adjacent properties. The applicant is also proposing to construct micro paths internally within the development for pedestrian access to the proposed civic/social hall, the multi-use pathway along the Ridenbaugh Canal, and the commercial portion of the development. The 10 foot wide multiuse pathway along the Ridenbaugh will also connect to the required 10 foot wide pathway along Meridian Road and the adjacent developments as part of the City's pathways plan. Staff is generally supportive of the proposed pedestrian connections to adjacent properties. • Chapter VII, Goal IV, Objective D, Action 2 -Restrict curb cuts and access points on collectors and arterial streets. In accordance with the UDC and ITD's standards, the applicant is not proposing any access points to/from SH 69 other than at the half mile mark between section line roads at Harris Street (Rumpel Lane). Three access points are proposed to/from Victory Road, an arterial street. The Applicant is also proposing stub streets to the out parcel on Meridian Road and the out parcel on Victory Road so that they will have access to local streets. Cavanaugh RZ PP CUP MI PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 • Chapter VII, Goal IV, Objective C, Action 1 -Protect existing residential properties from incompatible land use development on adjacent parcels. Most of the subject property is zoned residentially (R-8). Staff finds that the existing single- family residential properties to the north, south, east and west, as well as the Grange Hall to the east are compatible with the proposed development. Chapter V, Goal I, Objective A, Action 4 -Develop and maintain greenbelts along waterways. The Ridenbaugh Canal bisects this property. The Applicant is proposing, and is required, to construct a 10 foot wide multi-use pathway alongside the canal as part of the City's Master Pathways Plan. Chapter V, Goal III, Objective D, Action 5 -Require all cornrnercial and industrial businesses to install and maintain landscaping. Landscaping is proposed as required within the commercial portion of the development and should be maintained by the Business Owners Association. Compliance with internal landscaping standards will be reviewed at the CZC or CUP approval level for the future buildings. • Chapter VII, Goal I, Objective C, Action 4 -Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc. Landscaping is required within the residential portion of the development in accordance with UDC standards. Fencing is proposed on the site and is required to comply with the standards listed in UDC 11-3A-7. Signage shall be approved by a separate sign permit and shall comply with the requirements listed in UDC 11-3D. • Chapter VI, Goal I, Objective A, Action 2 -Support the location of school sites within every square mile in undeveloped areas. An alternative high school is proposed in the north eastern portion of the development adjacent to Victory Road. Staff is supportive of the proposed school location as there are no other schools within the square mile. Chapter VII, Goal I, Objective B, Action 1 -Consider development applications that apply the neighborhood center concept. The proposed development employs the neighborhood center concept with neighborhood friendly commercial uses, a mix of residential uses (vertically integrated residential units over retail uses, future condos, future apartments, and single family homes), open space, pedestrian pathways, acivic/social hall, and a school. Staff believes that the proposed development generally complies with the Comprehensive Plan. Staff finds that the proposed density, land uses and zoning districts for this property are consistent with the goals and objectives of the Comprehensive Plan. Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's zoning and development request is appropriate for this property. 9. UNIFIED DEVELOPMENT CODE a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached homes as permitted uses in the R-8 and TN-R zoning districts. Multi-family developments are a Cavanaugh RZ PP CUP MI PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 permitted use in the TN-C zoning district. There are several principally permitted, accessory and conditional uses allowed in the C-N and TN-C zoning districts. b. Purpose Statement of Zoning Districts: • R-8 Medium-Density Residential: 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. • TN-R Traditional Neighborhood Residential: The purpose of the TN-R District is to provide for a variety of residential land uses including attached and detached single-family residential, duplex, townhouse, and multifamily. A TN-R District includes open spaces and promotes pedestrian activity through well-designed and varied streetscapes that also provide for the safe and efficient movement of vehicular traffic. Most dwelling units should be accessed from alleys. The maximum density of the TN-R District is fifteen (15) units per acre. The minimum density is eight (8) units per acre. Density should decrease away from the center and closer to conventional residential districts. The TN-R District should be generally located: adjacent to a TN-C District, along a transit corridor, or within a mixed use neighborhood. For the purposes of this Title, the term residential district shall also include the Traditional Neighborhood Residential District. TN-C Traditional Neighborhood Center: The purpose of the TN-C district is to serve as the focal point of a neighborhood center, containing retail, commercial, and community services to meet the daily needs of community residents within a one to two mile radius. A TN-C district is pedestrian oriented, and is designed to encourage pedestrian connection with a traditional neighborhood residential district. TN-C uses include small scale retail, restaurants, recreational, personal services, public or quasi-public uses, churches, and attached and multi- family dwellings. • C-N Neighborhood Commercial: The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. c. Specific Use Standards: Per UDC Table 11-2A-6, specific use standards apply to the proposed civic/social hall use. The specific use standards in UDC 11-4-3-7 state that no outdoor event or activity center associated with the use shall be located within 50 feet of any property line; and accessory sales and or distribution of beer and wine shall be allowed. d. General Standards: Please see UDC 11-2A-6 for development standards in the R-8 district; UDC 11-2D-5 for development standards for the TN-C district; UDC 11-2D-6 for development standards in the TN-R district; and UDC 11-2B-3 for development standards in the C-N district. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: REZONE: The Applicant is requesting to rezone 30.08 acres of the site from the R-8 zoning district to C-N and TN-C zoning districts. The Applicant intends to build a grocery store on the northwest corner of the property; vertically integrated buildings internally; multi-family buildings; and, stand alone commercial buildings within the area proposed for the rezone. This area previously was approved for single-family detached dwellings. Cavanaugh RZ PP CUP MI PAGE I 1 CITY OF MERIDIAN PLANNING DEPARTM-ENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 The Comprehensive Plan Future Land Use Map designation for the property proposed to be rezoned is medium density residential. However, the Applicant is proposing to shift the mixed use neighborhood center towards the Victory/Meridian intersection. Staff is supportive of this shift and the proposed rezone (see Section 8 above). Based on the policies and goals contained in the Comprehensive Plan, staff believes that the requested C-N and TN-C zoning is appropriate for this property. Please see Exhibit D for detailed analysis of the required facts and findings for annexation. The rezone legal descriptions and exhibit maps submitted by the applicant (stamped on July 6, 2007 by Gregory Holkesvig, PLS) included as Exhibit C are accurate and meet the requirements of the City of Meridian and Idaho State Tax Commission. CONDITIONAL USE PERMIT: The Applicant is requesting Conditional Use Permit (CUP) approval to convert the existing 13,000 square foot Caven home into a unique neighborhood community center as a civic/social hal'1. The UDC (Table 11-2A-2) requires such uses to obtain CUP approval. The Applicant has submitted a site plan, attached as Exhibit A.6, showing how the site is proposed to develop and be utilized. The Applicant proposes to preserve the Caven home and convert it into a gathering place for neighborhood and community events. The Applicant's narrative states that the proposed civic/social hall will be available for public and private neighborhood gatherings, meetings, weddings, relaxation, spa, banquets, parties, picnics, seminars, and recreation. Because of the size of the civic/social hall, Kastera envisions that multiple functions can occur during the same time. Facilities include a library, commercial kitchen, banquet room(s), recreation rooms, computer rooms, meeting rooms, swimming pool, tennis court, spa, bazbeque and picnic facilities, patios and decks, large lawn areas,. restrooms, storage rooms and garage. Anticipated capacity for outdoor events is estimated to be 300 people; anticipated capacity for indoor events is estimated to be 100 people. Specific Use Standards: Per UDC Table 11-2A-6, specific use standards apply to the proposed civic/social hall use. The specific use standazds in UDC 11-4-3-7 state that no outdoor event or activity center associated with the use shall be located within 50 feet of any property line; and accessory sales and or distribution of beer and wine shall be allowed. Staff is including a condition of approval that the Applicant complies with these standards. Elevations: The Applicant has not submitted building elevations with this application but has submitted photos of the existing Caven home. Included in the Applicant's narrative is a list of 21 unique design features of the Caven home that will be used as a reference throughout the Cavanaugh Architectural Guidelines for the subdivision. (See Exhibit A.8 for a list of proposed design features and photos of the existing Caven home.) Staff has reviewed the proposed design features and found them to represent high quality architecture and construction materials. For this reason, Staff supports the design features and construction materials proposed for structures within this development. Certificate of Zoning Compliance (CZC): A CZC is required for the change in use of the existing Caven home from a residence to a civic/social hall, prior to obtaining Certificate of Occupancy for the new use. Staff has reviewed the site plan submitted with this application. The parking shown on the site plan exceeds the amount required by UDC 11-3C-6B but will be necessary for the proposed use. The existing landscaping on the site is abundant and meets UDC requirements. A 20-foot wide street buffer is required adjacent to S. Standing Timber Way, a collector street, and should be constructed in accordance with the standazds in UDC 11-3B-7C, a proposed. A detailed Cavanaugh RZ PP CUP MI PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 site/landscape plan is required to be submitted for approval with the CZC application for a change in use of the site from a residence to a civic/social hall. At that time, Staff will review the site in detail for compliance with applicable UDC standards. Staff believes that the conversion of the Caven home to a civic/social hall as proposed will be a great addition to the neighborhood as well as the community. Further, Staff believes that the proposed use will be an excellent reuse of an extraordinary property and commends the Applicant for preserving the existing structure and making it available for public use. For these reasons, Staff is very much in favor of the CUP request as proposed, per the findings attached in Exhibit D of this report. PRELIlVIINARY PLAT: The Applicant is requesting preliminary plat approval of 5171ots [consisting of 443 single-family residential lots; 1 residential lot consisting of 32 future apartment units; 8 residential lots consisting of 61 future condominium units; 4 mixed-use lots consisting of commercial retail on the first floor with 12 residential lofts on the second floor; 9 commercial lots; 1 school lot; and 1 civic/social hall lot, 47 common lots, and 3 other lots (parking lots)] on 177.43 acres in C-N, TN-C, TN-R, & R-8 zones. The previously approved preliminary plat for Tanana Valley contained 548 single-family building lots, 1 commercial lot, 1 school lot, and 20 common lots on 182.6 acres in the R-8, TN-R, and C-N zoning districts. There are now 105 less single-family residential lots than before. Additionally, 32 future apartment units, 61 future condo units, and 12 residential lofts above retail uses are now proposed. The proposed preliminary plat was prepared by J-U-B Engineers on 11/8/07. The gross density for the residential portion of the proposed development is 3.08 dwelling units per acre (net density is 4.76 dwelling units per acre). There is one existing home on Lot 1, Block 34 that is proposed to remain and be converted into acivic/social hall for the benefit of the neighborhood and community. The previously approved preliminary plat consisted primarily ofsingle-family residential uses in the R-8 (177.9 acres) and TN-R (10.42 acres) districts with only a small portion (3.94 acres) zoned C-N for commercial uses. The subject plat decreases the R-8 area to 137.4 acres, adds the TN-C area of 16.5 acres, increases the C-N area to 13.6 acres, and does not change the TN-R area from 10.4 acres. The open space area previously approved was 24.05 acres or 13.5% of the site; the proposed open space area is now 27.6 acres or 15.6% of the site, for an increase of 3.55 acres or 2.1 %. Staff supports the proposed land use changes as they are consistent with the mixed-use neighborhood designation on the Future Land Use map for this area. Further, Staff believes that the variety of uses proposed fits well with the neighborhood center concept. The previous plat had an overall gross density of 3.09 units per acre; the subject plan has an overall gross density of 3.08 dwelling units per acre. While the density is the same, the lot sizes proposed on the subject plat have generally decreased in size. The subject plat includes snore pathways than originally proposed, which increases pedestrian accessibility to the commercial portion of the development, the school site, and the civic/social hall. The previous plat depicted two access points (S. Standing Timber and S. Mesa Avenue) to Victory Road and one access point (Harris Street) to Meridian Road. The new plat depicts three access points to Victory Road and one to Meridian Road. The proposed plat shows a portion (the TN-R zoned portion) of the property that received final plat approval in June, 2007 as Cavanaugh Subdivision No. 1 but does not include it within the plat boundary. For this reason, details are not shown on this portion of the property. This area did not change from that approved with the preliminary plat for Tanana Valley. The TN-R zoned portion of the property should be included in the subject revised preliminary plat for this development; this piece provides a contiguous connection that is needed for this property to be Cavanaugh RZ PP CUP MI PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 included in one plat. Dimensional Standards: Staff has reviewed the preliminary plat for compliance with the dimensional standards of the R-8, C-N, TN-C, and TN-R zoning districts. The existing structure that is proposed to remain meets the minimum setbacks of the R-8 zone. The following list of items does not comply with dimensional standards and/or are errors on the plan that need to be shown on a revised plat: A 25-foot wide street buffer shall be provided along the full length of the property along E. Victory Road, an arterial street, exclusive of ACHD's right-of--way, including adjacent to the deceleration lane west of Standing Timber Way and adjacent to the school site on Lot 24, Block 8. Said buffer should be placed in a common lot or a permanent easement, maintained by the business owners' association in commercial portions of the subdivision. Buffers in residential portions of the subdivision should be placed in a cornrnon lot, maintained by the homeowners' association. A 20-foot wide street buffer(s) shall be provided along S. Standing Timber Way and Hams Street, both collector streets and all other streets classified as collectors. (The buffer along Harris Street should extend further to the east so that Lot 8, Block 43 does not have frontage on two streets.) Said buffers should be placed in a common lot or a permanent easement, maintained by the business owners' association in commercial portions of the subdivision. Buffers in residential portions of the subdivision should be placed in a common lot, maintained by the homeowners' association. Access: The applicant is proposing to construct public street accesses to both Victory Road and Meridian Road. On the submitted preliminary plat, three public streets (S. Standing Timber Way, S. Enter Way, & S. Mesa Way) are shown to intersect Victory Road, and one (currently) private street (Rumpel Lane) is shown to intersect SH 69/Meridian Road at the southwest corner of the development at the half mile (in alignment with Harris Street). Aright-in access driveway is also proposed to the commercial portion of the site from Victory Road between Standing Timber Way and S. Enter Way. A public street, S. Mesa Way, is proposed to Victory Road along the east boundary of the proposed school site; direct access to the school lot to/from Victory Road shall be prohibited. The ACHD is requiring that Standing Timber Way and the future extension of Harris Street be constructed as residential collectors, with no front-on housing. Staff is supportive of the proposed access points as allowed by ACHD. All of the other internal streets are proposed local streets with 33-foot wide street sections (measured back of curb to back of curb) and contain 5- foot wide detached sidewalks, per the typical street section shown on Sheet 2 of the plat. There are four blocks (Blocks 24-27), consisting of 81ots proposed for future condo units, in the TN-C portion of the property that propose access to the units from an alley. The plat also shows a public street connection to Rumpel Lane, a private street at the south boundary. Staff and ACRD are requesting that the Applicant close and/or incorporate Rumpel Lane into a new public street (the extension of Harris Street currently on the west side of Meridian Road) constructed as a standard residential collector with a 36-foot street section. The new extension of Harris Street should extend from the intersection of Meridian Road to connect with the stub street (Reflection Ridge Place) from Reflection Ridge Subdivision. ACHD's conditions are included in Exhibit B of the Staff Report. Private Street: On the plat adriveway/private right-in access point to the site from Victory Road between S. Standing Timber Way and S. Enter Way is shown. Staff is not supportive of this access point; the private street is not approved with this application. Stub Streets: The Applicant is proposing public street connections to four stubs streets provided to this property from previously approved Tuscany Village Subdivision to the east, from Sicily & Roseleaf Subdivisions to the south, and from Reflection Ridge, at the southeast boundary. Staff Cavanaugh RZ PP CUP MI PAGE 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 supports the extension of these stub streets as proposed. Additionally, there is a stub street at the south boundary from Reflection Ridge Subdivision (Reflection Ridge Place) that the Applicant is proposing to connect to the extension of Harris Street. There are two out parcels that are surrounded by the subject development. One of the out parcels is on Victory Road; the other is on Meridian Road. Both of these out parcels currently take direct access to the adjacent arterial roadway. The Applicant is proposing to construct a stub street to these properties to allow for access to these parcels to be provided from a local street. Staff is supportive of all of the proposed stubs as they allow for future access to these parcels from internal local streets rather than the adjacent arterial streets. Existing Structures: The site currently contains one existing home and garage, which is proposed to remain and be converted into acivic/social hall and service area per the site plan submitted with this application. Design Standards: All structures proposed within the development that are located adjacent to SH 69, an entryway corridor, shall be required to obtain design review approval and comply with the design standards listed in UDC 11-3A-19C. This requirement applies specifically to future structures on Lot 3, Block 29. The Design Review application may be submitted with the CZC application. Elevations: The Applicant has submitted a design collage (see Exhibit A.7) for this development that represents architectural elements proposed in Cavanaugh for the residential and commercial portions of the development. The images are taken from the Architectural Vision and Guidelines for the development. It is recommended that architects involved at Cavanaugh study the Architectural Vision and Guidelines as well as other standards set for the subdivision. The Applicant has also submitted a list of 21 unique design features at the Caven home that will be used as a reference throughout the Cavanaugh Architectural Guidelines. This list is included as Exhibit A.8 in this report. Conceptual elevations with construction materials were submitted for the residential lofts, future condominiums, and apartments (see Exhibit A.9). Staff has reviewed the proposed design features and design collages in Exhibits A. 7, and A.8, and the conceptual building elevations in Exhibit A.9 and found them to represent high quality architecture and construction materials. For this reason, Staff supports the design features, construction materials, and conceptual elevations proposed for structures within this development. (Note: The multi family units proposed within this development do not require future CUP approval because multi family developments are a permitted use in the TN-C zone. For this reason, Commission and Council should review the conceptual elevations submitted with this application included in Exhibit A.9 to determine if additional design requirements should be added.) Sidewalk: A 5-foot wide detached sidewalk is required to be constructed along E. Victory Road, in accordance with ACRD standards and UDC 11-3A-17. A 10-foot wide detached multi-use pathway is required to be constructed along SH 69/S. Meridian Road with a public use easement, in accordance with ITD standards and UDC 11-3H-4C. All sidewalks shall be a minimum of 5- feet wide, except if detached sidewalks are provided on local streets in residential subdivisions, the minimum sidewalk width may be reduced to 4 feet, per UDC 11-3A-17A. Parkways: Per UDC 11-3A-17E, the minimum width of parkways planted with class II trees shall be 8 feet; parkways are currently depicted on the typical street section shown on Sheet 2 of the plat at 6 feet in width. The planter width for class II trees may be reduced to 6 feet if there are root barriers that are a minimum of 18 inches below sub-grade adjacent to the sidewalk and a minimum of 24 inches below sub-grade adjacent to the curb; the root barriers shall extend 2 inches above grade. If 8-foot wide parkways are not provided, this area may not be counted toward the required open space for the subdivision, per UDC 11-3G-3B.5. If the Applicant Cavanaugh RZ PP CUP MI PAGE 15 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 proposes to construct a 6-foot wide parkway, the Applicant shall comply with the above standards relating to root barriers. Staff is including a condition of approval as such. Development along State Iighways: Because this development is located along SH 69, there are certain provisions in the UDC that pertain to the design of new residential development along state highways to mitigate noise impacts associated with such roadways. Specifically, a 10-foot wide multi-use pathway is required to be constructed adjacent to the State Highway as proposed by the Applicant and shown on the site/landscape plan. Access to this pathway is provided from the pathway along the Ridenbaugh Canal. Additionally, a berm or berm/wall combination is required to be constructed within the buffer a minimum of 10 feet higher than the elevation at the centerline of the state highway. Staff is including a condition of approval in Exhibit B that the Applicant is required to comply with the standards listed in UDC 11-3H-4B, Noise Abatement for Residential Uses along State Highways. Landscaping: The landscape plan prepared by Breckon Land Design on 8/10/07 is approved with the following modifications/notes: • Construct a minimum 25-foot wide street buffer along the entire length of Victory Road (including adjacent to the school lot and the deceleration lane west of Standing Timber Way), exclusive of ACRD right-of--way. Said buffer should be constructed in accordance with the standards listed in UDC 11-3$-7, Landscape Buffers along Streets. • Construct a minimum 35-foot wide street buffer along the entire length of SH 69/S. Meridian Road, exclusive of ITD right-of--way. A berm or berm/wall combination shall be constructed within the buffer a minimum of 10 feet higher than the elevation at the centerline of the state highway, per the standards listed in UDC 11-3H-4D, Noise Abatement for Residential Uses along State Highways. • Construct a minimum 20-foot wide street buffer along S. Standing Timber Way, Rumple Lane/Harris Street, and all other streets classified as collectors within the development. Said buffer should be constructed in accordance with the standards listed in UDC 11-3B- 7, Landscape Buffers along Streets. The buffer along Harris Street should extend further to the east so that Lot 8, Block 43 does not have frontage on two streets. • Per UDC Table 11-2B-3, Provide a 10-foot wide street buffer along all local streets in the C-N zoned portion of the development in accordance with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets. Parking stalls shall not encroach within the required buffer area. • Provide a minimum 20-foot wide buffer on the southern boundary of C-N zoned property that is adjacent to residential uses. Landscaping shall be installed in accordance with the standards listed in UDC 11-3B-9, Landscape Buffers to Adjoining Uses. • UDC 11-3B-12 requires a minimum 5-foot wide landscape buffer on both sides of micro- paths, the 10-foot wide multi-use pathway along the south side of the Ridenbaugh Canal, and the 8-foot wide pathway along the north side of the Ridenbaugh Canal, planted with a minimum of one deciduous tree per 35' linear feet and shrubs, lawn, or other vegetative ground cover. The landscape plan depicts "existing trees" on the south side of the pathway; the plan should be revised to include the size and botanical name of existing trees to determine compliance with UDC 11-3B-12. Also, several of the micro paths do not contain the required number of trees. • Either provide 8-foot wide parkways adjacent to local streets or provide 6-foot wide parkways with root barriers in accordance with the standards in UDC 11-3A-17E. Street Cavanaugh RZ PP CUP MI PAGE 16 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 section on sheet 2 of the plat shows a 6 foot wide parkway; the landscape plan shows an 8 foot wide parkway. • A 6-foot tall open vision fence is required along the south side of the Ridenbaugh Canal, per UDC 11-3A-6B; a 5-foot tall open vision is shown on the plan. Revise plan to comply with this requirement. • Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site. Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above, with the final plat application(s). Mitigation: There are a lot of existing trees on this site. Staff encourages the Applicant to save as many of the existing trees as possible. Mitigation shall be provided for all existing trees 4-inch caliper or greater that are removed from the site in accordance with the standards listed in UDC 11-3B-1OC.5. Common Open Space: Per UDC 11-3G-3, a minimum of 10% common open space is required within the development. The site consists of approximately 177 acres; 17.7 acres of open space is required. The Applicant is proposing 27.6 acres of open space, which complies with and exceeds the minimum open space requirement. Additionally, one site amenity is required for each additiona120 acres of development area. Per this requirement, the site is required to have 8 amenities. The Applicant is proposing the following as amenities: (3) pedestrian bridges across the ltidenbaugh Canal; amulti-use pathway along the south side of the canal; a 8-foot wide sidewalk along the north side of the Ridenbaugh Canal; 25' x 60' pool; 4' radius hot tub; 15' x 15' splash park; 20' x 20' water plaza; open play area; acivic/social hall; bus turnout; and additional open space area beyond the required amount. Additionally, per UDC 11-3G-3E.2, at least one deciduous shade tree per every 8,000 square feet of common open space should be planted along with lawn, either seed or sod. The landscape plan complies with this requirement. Maintenance of all common areas shall be the responsibility of the Cavanaugh Home Owners' and Business Owners' Associations. Staff is generally supportive of the open space and site amenities proposed on the site as they comply with UDC requirements. (Note: In order for parkways to count toward the required open space, they need to be a minimum of 8 feet in width from curb to edge of sidewalk, they are currently shown at 6 feet on Sheet 2 of the plat and 8 feet on the landscape plan.) Multi-use Pathway: The applicant is proposing to construct amulti-use pathway, as depicted on the Future Land Use Map, along the south side of the 1Zidenbaugh Canal throughout the property. Staff is supportive of the proposal to construct the multi-use pathway as depicted. Per, UDC 11- 3B-12, a 5-foot wide landscape strip is required on each side of the pathway along with one minimum 2-inch caliper deciduous tree per 35 linear feet and shrubs, lawn, or other vegetative groundcover. The landscape plan depicts "existing trees" on the south side of the pathway; the plan should be revised to include the size and botanical name of existing trees to determine compliance with this requirement. Staff is including a condition of approval in Exhibit B for the Applicant to comply with the standards listed in UDC 11-3B-12C. The Applicant is also proposing to construct a 8-foot wide pathway along the north side of the 1Zidenbaugh Canal. The pathway should also have landscaping on either side as required by UDC 11-3B-12C. Micro-paths: The applicant is proposing to construct several micro-paths within this development for pedestrian connection to the proposed civic/social hall, the multi-use pathway along the Ridenbaugh Canal, the commercial portion of the development, and between Cavanaugh RZ PP CUP MI PAGE 17 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 subdivision blocks. Per UDC 11-3B-12, micro-paths are required to be landscaped with a minimum of one deciduous tree every 35 linear feet and shrubs, lawn, or other vegetative groundcover. Several of the micro-paths do not have enough trees to meet the aforementioned requirement of 1 tree per 35 feet. Staff has included a condition of approval in Exhibit B for the landscape plan to be revised to comply with this requirement. Staff is generally supportive of the proposed pedestrian connections as shown. UDC 11-6C-3F prohibits blocks from being longer than 1,300 feet without a pedestrian connection; Block 43 exceeds the maximum block length allowed without a pedestrian connection. The applicant should add a micro-path to break up this block length, connecting to the sidewalk on Harris Street. All micro-paths shall be constructed at least 5 feet wide, with 5 feet of landscaping on each side of the path in accordance with the standards listed in UDC 11-3B-12. Alleys: There are four blocks (Blocks 24-27) consisting of 81ots proposed for future condo units, in the TN-C portion of the property that propose access to the units from an alley. Staff supports the proposed alley access to these units and is including a requirement in Exhibit B that the alley shall be constructed in accordance with the standards listed in UDC 11-6C-5 Fencing: Four-foot tall solid fencing is shown on the landscape plan adjacent to the single-family residential portion of the development along SH 69 north of the out-parcel and six-foot tall solid fencing is shown south of the out-parcel and along the southern boundary adjacent to the storage facility. Five-foot tall open vision fencing and four-foot tall solid fencing is proposed internally within the development adjacent to common areas and micro-paths. Afive-foot tall open vision fence is proposed along the south side of the Ridenbaugh Canal adjacent to the proposed residential lots; asix-foot tall open vision fence is required per UDC 11-3A-6B. Staff is including a condition of approval in Exhibit B that the fencing along the south side of the Ridenbaugh complies with this requirement. All fencing proposed on the site shall be constructed in accordance with the standards in UDC 11-3A-7 and 11-3A-6B. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle- point connection to the culinary water system shall be required. If a single-point connection is used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. Ditches, Laterals, and Canals: The Ridenbaugh Canal and the Kennedy Lateral traverse through this site. There are other irrigation/drainage laterals that bisect this parcel. The City has historically not required the Ridenbaugh Canal to be piped (it would take a large diameter pipe.) Per UDC 11-3A-6, 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 except when used as a water amenity or linear open space. Staff recommends that exclusive of the Ridenbaugh Canal, all irrigation ditches, laterals and canals be tiled. Certificate of Zoning Compliance (CZC): A Certificate of Zoning Compliance is required prior to issuance of a building permit for any and all of the multi-family and commercial structures within this development. All structures must substantially comply with the photo collage and design features submitted with this application (see Exhibit A.7, A.8, and A.9) and the architectural standards listed in UDC 11-4-3-27E for multi-family developments. Additionally, the commercial building shown on Lot 3, Block 29 is required to comply with the design standards listed in UDC 11-3A-19C for commercial structures located along entryway corridors. Cavanaugh RZ PP CUP MI PAGE 18 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 NOTE: A CZC application may include multiple/all multi family structures within the development. DEVELOPMENT AGREEMENT MODIFICATION (MI Application): The Applicant is requesting to modify the existing DA (Instrument No. 106151214) approved with the annexation (AZ-06-015) of this property to address the new neighborhood center plan and conversion of the existing Caven home into acivic/social hall. Staff has included the Applicant's requested DA modifications in Exhibit A.10 of this report with Staff's comments in red/bold italics. Staff is supportive of the proposed changes to the DA as shown in Exhibit A.10 with recommended changes as noted on #5.1.14. The amended Development Agreement shall be signed within 6 months of City Council approval of this application. b. Staff Recommendation: Staff recommends approval of the subject applications (RZ-07-014, CUP-07-017, PP-07-015, & MI-07-011) based on the Findings listed in Exhibit D and the conditions listed in Exhibit B of this Staff Report for the hearing date of November 15, 2007. The Meridian Planning & Zoning Commission heard these items on November 15, 2007. At the public hearing they moved to recommend approval of the subject RZ. CUP, PP, & MI request. he Meridian City Council heard the a item on Tanuarv R_ 200R_ At the public hearing the Council annroved the cubiec 7.. PP. 1P. and MI r auec 11. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Rezone Site Plans 3. Preliminary Plat (prepared by: J-U-B Engineers, dated: 11/8/07) 4. Phasing Plan ' 5. Landscape/Site Plan (prepared by: Breckon Land Design, dated: 11/5/07) 6. CUP Site Plan 7. Cavanaugh Design Collage 8. Design Features 9. Conceptual Elevations for Multi-family Residential Lofts, Future Condominiums, and Apartments 10. Requested Development Agreement Modifications B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District 8. Central District Health Department Cavanaugh RZ PP CUP MI PAGE 19 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 C. Legal Descriptions & Exhibit Maps for Property Proposed to be Rezoned D. Required Findings from Unified Development Code Cavanaugh RZ PP CUP MI PAGE 20 A. Drawings 1. Vicinity/Zoning Map Exhibit A 2. Rezone Site Plans dT 0 ~~ 3. Preliminary Plat (prepared by: J-U-B Engineers, dated: 11/8/07) PRELININARti' PLAT FOR CAVANAUGH SUBDIVISION ~ caTSra nc I.atw Ip ff QcTal .o Ivrlsm) iu~. vavu un, aaq )tawl MERIDIAN, ADA COUNTY, IDAHO 2007 ~alMxan awweHwu x9 ~• k, ! t 7~~ ~k,. 4y~ S,/./l1i\\ j ., ~aa eo i \<~ ~°' ~~ ~~*o r, `~~ ~»oE. "k 9t0IX 3 Erv~ w oT~wFS s~mn or.' eb 91[EI A¢: Roe . a e Y ee W 9R~ [O9 aRNbtt. ~~, \\ SHEET INDEX S V 1 UNE tA9U: '~,', ~ I .., ,. >z~~.o.~, `-~~Y- ~ OWNER ENGINEER /SURVEYOR ~~ KASTERA DEVELOPMENT L.L.C. ~-U-B ENGINEERS, Inc. -/`{J/~(\~~, ~',(/~/(~/~/~/7~~` ~y ///~j SJIe HWY 55 290 5 9ECCHwC00 AvCNVE SV~oE 20e / !/ ~ PHONE: (209) B]9-LANp [A%: 209 0]0-Bt)0 (2~9) ]Jfi-J.].]0 ~.~` 1 / 1.~ ~ ~. / / ` ~~j~,' BOISE W 9]Jea( ) ][i [Ppn i.10A110 93]09 ~% GeGUff[x~ hsSE C H[RUOdI. P.E "UR~EttYt R~IIAID N NppCE P L S ~Q ~ w ~ ~~ z R8 ~~fl ~ ym~~[. my i ~ x 2 Q O~ s~ ~O x N4) ~a ~ ag ~~ UQ f Exhibit A PRELIMINARY PLAT ~ln . FOR • ~ CAVANAUGH SUBDIVISION ""^"'"" er~mlfftxclwxlprtmnum ~ ~ A9V 7 AW{~ 81~ f FAST, ®5[ RAOOUI 7p B g5 MERIDIAN, ADA COUNTY, IDAHO W $~~ 6~~ E. MCFOPY R0. ~ P 2oD~ ~ ~~~ ~g~4 ~~ ii.• ~-:'-.. nlllflfnROlfUnI17Rn11TfTll1 .....' uuu °, ~-~~~~°°°"'°~"" ~ 3 B 7' ' U ~ m 1° .n ~ u~~7/J~n~•"f~~ m I ftENE P S I ~~ ~~1 , e ~ '1 t / I ~IN ~V 4~ F.' a=oc"e ~ 7A\~\\~I F u ~!D' y.,_ ~. `, i"~l a sttnRCww F; I , ~ ~ ~ K „ 4pEye• ~'.,. ~ Y~ n• t ~r aua t9 ~ •s a~+~e~.•.er .,~.i' /' ~9d1~ ~g5 ~'^I1l`~r'.• ' ~• ~Y~aT Biooc a : ~ ~ / '/ !. OA ROW DP. r F ~r `mfr wr~e A e IIUIDBRL93ST. M t e ~ , ~ N_\p1 .~~~~, ' j J ~L,.Ca.1~1,~ ~ T' _e I ~ $ ° t y JI~..,~~, °(~4 ~ ^~. ~- ~e~/Yf ~ ~ ~ v ~ ~ lr~ ~ E. NA DA. [ \L cmvn ~ `w,~ ~ ~~llrr.J ~ :'.,/~ ~ ~eia9c Ay t >•~ e • Z ®_ worm ~' -Lr . r/ , J ~_!e~ ~ ~ I ~o 00C M h e `\~ awn°m °e~umq.m ~ ~°• 'e 1. ~ ~ ~ ~ _~ V - ! w.ea a..,mmn aeeeua _- ! '° ~~- - Exhibit A PRELIMINARY PLAT ru<p~ FOR •• rv~w~ CAVANAUGH SUBDIVISION e wnRl ff 1REllfP91 I/+a ~lnl ~o ~ 8 mmr 1 emit EYE I FA56 SSE IFASV MERIDIAN, ADA COVNN, IDAHO ~ ~ ~~~ 2007 ~ ~~ ~~i ~~ m~ Y :n;T ~ ~ ~ ~y ~ \ W~ ae>ne v s c ~ ~. ~• aqp, J' ~~e .~~ / e .,,, ~ ~. f y. a~~• e v ~ e +~J'~Y. « mar e ~ ~~R ,J~s~/ ~' ~ig~e e ,) ~~ ;~ J ~ lit ~ : ~~ ~ : ee ~ ~' ~ o ~ ro ° e a F. ~ ~~.m..~uy~s,. I~i.P em:. r~r ~ t~` ~~Pi9 sr. '" ,l'\ per ~IOa 11 ~'~I 1 N~i ~~ ~~` " f. ~ ~ ~•'J ~' ~ •. ~'C s m ~ ~ _-': ;7 a _~ -- -- - k ! ! RRh ' v ~.// .y f 10 4 1 e~w _ li~ I. ~ i' ~ (I1 ~ t(~ ~~ f e e` (1S ( ~__I ~e ~- ~~ 1~-~ IF~ ri N ~r•:ii - ~Ify 1, ~ ~~ If `bl a~lY_ ° ~ t~8 4 •~ a l`_ a' ~ g -e~ ~ ~ ~ ~e ~~ ~ ~e '.~ (~ ~! f J :}moo ° E. fRARN l ° ~ s .1~ ~ ~ r e,. .. 4e e~na~-e'~a:,..~,. ,?.,, ff .f.,, Sri ~Y N. ! J e -~rIARRIS si - ~ _ - -- - - v T :,. 5 Exhibit A PRELIMINARY PLAT ~~ FOR - CAVANAUGH SUBDIVISION A RNIVII VI1~~VOVItl IJl ff 4L7G1 k ~ ~ 1dIBP 7 tl®N, RY&.I U$ ®SE V~IDI p ~ _ ¢ ~ MERmIAN, AOA COUNTY, IDAHO ~~ ~~~ $~ ~ zoa~ ~ ~w~ i ~e f-'__-__-__-__~ r ~m m~r~ ~~ RE P 5 ~ / ~ .v ECMOIX.9R ~el~ ~ !! ! i °ee'~R e .:.. E. INDSUTAV~ W. e ! ~ 9~ ~ 1 ~ • ei6' , ' i6 ~ e _r a ' i, _: a ~.. • !~ S~~ 1 + ~ ~ e ~ E IDEwm Sr. g ¢ pV At6F !~ H ciao! le rn e ~ .r J _c. f ~.. L':. m..~OJ+ ~ J:. a :.1 r ~ b .. e < . ~ • ~ ~~ g E uoEReRASS. sr. « ~ ;~ ~~~1 m !J 1 I ! Y e e6 t~ ! ~/ ~'~ 16. 1 ~ ! IT[ ~ MIT! V r ~ 4 S y ~ t • C. ENNA DR. r fi~ KENtlA DR. ! mama m O • ~ - * ~S r s- ~ - _ a N I I~ ~ II _ w' a _ s ~+ !ter e. > e !`~~.. ~" 1 r ! .. , eJl ~ r ~" m sow!{.'w.e o em Ye Exhibit A 4. Phasing Plan `~~~ ~oa®s~ve -~rr \ \~\~~ 1 suan I 1 ~x ~~ _ R~„~~'rw,°' . 9NHHHHI ~ , - ~ ~ ~~ , ~ ~„ PHASE. i~ ~ '~~~~~~~~~°~~~~ TO BE DETERMIN® • BY MARKET DEMAND ' (~ d'""y ~~~~~ ~ j£ry~ ~. ,,, Z /~ PHASE 5 Jl J_L PHASE PHASES ~ ~~ PHASE i PHASE 7 ~L PHASE 21 ~-PHASE 3 PROPOSID CAVANAUGH ~~ SUBDIVISION :~ ,~% .` ~~; , ~:. ~~~ . PHASING PLAN scni.s o ~ aoo ~~a e~aty: e®x~etaoe was. ~y,a~t9, amt ~ ~,,,m Exhibit A 5. Landscape/Site Plan (prepared by: Breckon Land Design, dated: 11/5/07) (There are 10 additional sheets of the Landscape Plan that are not included in this staff report; they are labeled as Sheets Ll.ll-L1.20.) 0~3 ~o~ ~~~ ~~~ W ~~> O L110 Exhibit A 6. CUP Site Plan Conditional Use Permit Site Plan for scAt~ Cavanaugh SociaUCivic Hall ° ICa~aId.C 13711SHS5,Boiee,Idehn$37U S~ 1"=10~ D~Ap~, n~ r~a>,y.~e~ecenawar~s.i~r a~c~,sam t~e)~lr-r~ Exhibit A rn~K LLOYD STREET ~~ 7. Cavanaugh Design Collage THE CAVEN HOME CIVIC/SOCIAL HALL AND ARCHITECTURAL h INSPIRATION FOR CAVANAUGH _ ,3 , . ~ ~'" ~~ ~ ~ ~ ,~, fu _~, ~`r F ~ = _~ , y ~_ `~. `<. .moo C. ° 'l~ Y ~7 0 ~~ n , .ti ~ ~ <,..`fi ,+rc ~~~ Ci `. _ ~ ~jt+r" ~~ ~C 4 ~ J '' 1 -_ ~- - ,~. ~. __ _ _ -_ ,_ _. _r .., ~~ i..y _ m _ an~ , - --- - -_ ~. c; r ~ G ~, fif y ~ ,7 ~~UJ o ~ u D~oa !~'' ~ a ~. --- Cg -v ~ ~~ _ ~~ ~ I - ~ f~ ~~ ,. ~ ,, ~- ~ P ~1~ °= fl~ ~Q~ cA ~ :.9.a a ~ . '"+ ~' n . ~ ~ ~ ~ ~' ~~~ ~ ~~,`,a ~ ti..,Pa ti._ Fyr~ _- _ ~~ ,. ^ ~,-mss -z 7s4` ~, H ~~'~: °` '. I'LL 1 ' y~ •i ~~, _ { Q 4 T ~ , ~"~ ~_ `a Q ~~"~~ e `~~~ ~ -~~, ~ "-~/r~~ r~i' d .~. n Exhibit A COMMERCIAL PROPERTIES ~ - "~ ~S'' •~. Q ° ,. .. - - - ~ S _ ~~,, ,. .- ~ ~- ,, o ~ o ~ ~1J _. o ~ xr:. I °~ f ~~`~° ¢o _ ~ _ - llllll _ ~.. _~ __ 1 - ~~ i -.,a ~~, ..~ , ~,~ _ _..,Q~ ~ .,~ , i .,z_ ~ ~ - . _ .~ ~, ~.,~~.~, _ _ .9 ,- ~ - ` _e7~Ir~1°~s~,Ltls IA~Pi~'ll~~rt; _~ _, j ~ O0~'*~'~ G3~~' J ~ ~. '-.. r ~ ~ ~ ~ ~ ~=' ,~ - _ 1.,, ~ ~~ ~ ~, y ~° ~,_a~ '~ ~ '.,'~ ~ ~ ~ a ~ `~ Js ~ a. ~ =+T. ~ ~ ~ ~'. a oa e. ~ o ~ r ~ i ~._~. ~, ~~~. .. - ice, . ~~ __ U B •r'1 ,,. ;; '~ 1~IrnF =. ~ ~~ g y ~ ~~: ~~_ _ - ___ Exhibit A RESIDENTIAL .PROPERTIES ,, ~ - _.. Et. ~,. a, ~~.F, -~~~ ~ d ~• ~ s0. -y~°~~ ; ~_~,a ~ ,, ~ ~ ~J J J - - - a ~ ~~ E ®~ ' ~ ~ -8 ._ - - ~ r ,~. ~ ~ ~' L _ i ~~~t - ~ ~ ~ ~^ y ~u ..- v ~ - ~ . ~ ~' - ~ ~ ~~` ~... ,~ - , L..' r - i~`- L. r ~' - q a , ~~ 5 „~ ~ ,-S °U T'+~, , _ _- . ~, .• - - .. 4 ~~, ~- - .._ ter, ,.~. ~~ .iv i:+1` ~.. - ` O , --~~ 111 ! ~1 ~ - ,+ ~ 4~ ~: '. - tr ~ t~ ,~ o ~~. +1 ~- ~_ is •'I„.. ~ _ ~~ _ r ~ ~~ u u . 33'_' ~..~ _ ' L![p. l G'~ - o I.~ -_ ~ ~~-~aa ._ ---- ~ Exhibit A LANDSCAPING . ~ .~~~ ¢ ~ - d, o o a a ~ Q ~ ~; ©~up Wit, Q' F~ -, a ___ ' ~ ~ _~ .. _~~~~ - - ~ ~. .a. -_ „~: _, ..- _ - _a ~., ~dr~ .~ f ~~ a - .i .'- +'s.F • ~a ..~ U Q _Y4 ® ~ 5~ a e ,e .~ J ~; ~ ti ~~ ,,.,, t. ~' ;': w rte- ~~ _ ~ ...~4 -'`ru''~_r~l ij /~~i / ~'P` ,~ '~n'µy5;l'~~'!~y ,,,,5 e C5b ~~~~~ ~ ~ .;~~ °a. c ,Y ~,~~ ~_ off` ~ '~ Q '~ - i r' ~ ~. w n ~-` ~ ~, ~ ~~ o' ~ V ` ~ ~1 ,.3 Q ~ ;a ~~ ~~~ ~~~ ~~ ~-~ ..~~ .,_.~ .•j ap -~ a -~ ~ ~ I ~i~ ~~ -~~. ~ s O o ~ F~F~ d~ ~ +t ~~ ~ ," ~~0 6~_ ~ \ F %~. gyn. ~ l we fF o pa n. 2r/.,~ ~. _ I ( ~ ppp ` ~ -<G ~ °~ O° .~ ~~~ ~ J _~dl ~~. • ~ ~ c . • ~ ~~ ~' t a `~jl ~k _ I _ ~ . ,..,5~ ~ " ry ~ ~ ~ ~...• ~.yli orya ~ ~4~ '~ aft ~~? .~~ J _//,I l~ ~JJ~~~~ ~ J~~ t' ~ ~ ° .. ~l ~ ~'~ .. o~ 4 ~, 5~,., J , ` `'~ ~ Sri -- .e b a ' ~ 'I(. .~~ ~ ~' 1, ,j~ Exhibit A 8. Design Features Design features at the Caven home that will be used as a reference throughout the Cavanaugh Architectural Guidelines: 1. The play oflight/shade using cantilevers, overhangs, balconies, and pergolas. Consider the imagery cast by shadows; 2. Basic geometric masses horizontal in perspective or features that are horizontal in aspect; 3. A variety of texture in massive planes; 4. Low pitched roofs with large overhangs and intersecting roof planes; 5. Repeating patterns in beam work and materials; 6. Integration of interior and exterior spaces through the use o£ skylights, captured views, atriums, exterior materials visually continuing to interior spaces, transparent walls to patio areas, expansive glass; 7. Architecture designed around specific captured views; 8. Transom windows at the ceiling line bringing in generous amounts of natural light; 9. Shadow walls designed to screen windows, and windows recessed into the building envelope. The majority of the windows are facing north to maximize energy efficiency; 10. Mature landscaping strategically placed to provide shade, privacy, and beauty; 11. Porte cocheres; 12. Exterior spaces that blend with the site and surrounding architecture; 13. Joints that appear disconnected by a gap that casts shadow (floating ceilings); 14. Massive structural components; 15. Stone walls at the Caven home use Trail Creek stone. The natural stone is used as a structural component applied with minimal or no grout lines. In Cavanaugh, stone must have a structural appearance and not a veneer look. Stone is not permitted to terminate at an outer corner, but must wrap around and continue to a point of intersection at an inside corner; 16. Materials are true to their nature. Exposed timbers are weathered and stained to enhance the natural tones of the wood. Stone appears structural; 17. Exposed aggregate concrete provides a variety of texture; 18. A modern mix of colors; fmished industrial products may use bright colors in contrast to natural materials in subtle earth tones; 19. Exposed redwood timber in a smooth finish; 20. Smooth finished stucco; and 21. Copper edging, caps, and accents. Exhibit A 9. Conceptual Elevations for Multi-farruly Residential Lofts, Future Condominiums, and Apartments Flat Roofs with Parapets and Low Sloped Roofs with Architectural Grade Composition Shingles Heavy Wood Pergolas Horizontal and Vertical. Wood Siding in Combination with Stucco Wall Planes 1 l Cavanaugh. Lofts stone Accents Conceptual Elevation Met~i Ci~id Windows and Patio Doors ~~ ~__~= Offset Wall Plants for Visual Relief and Shadow .Patterns l.ow Sloped Roofs ivilh Architectural Cradc Cpmpogitign Shingles Heavy Wood Fascias Horizontal and Vectfcal Wood Sidin& in Combination with Stucco Wall Planes ~ • - - _ > _ _ __ _ Cavanau h Condominiums Stone Accents Conceptual Elevation ~~ Metal Clad tiVindows and' Patio Doors .l~c,a~. Offset Wall Planes for Visual Relief and Shadow Patterns Exhibit A Low Sloped Roufs with Architectural. Crade'Composition $kingles Cavanaugh Apartments Conceptual Elevation Horizontal and vertical Wood Siding in Combination with Stucco Wall Planes Earthtone Windows and Patio Doors Exhibit A ~ Offset Wall Planes for visual Relief and Shadow ['atterns 10. Requested Development Agreement Modifications Kastera proposes the following modifications: (Staff s comments in bold/red italics) DEVELOPMENT AGREEMENT MODIFICATIONS PARTIES: 1. Agency = City of Meridian 2. Owner = DBSI Tanana Vallev LLC 3. Developer= west Kastera Development LLC THIS DEVELOPMENT AGREEMENT (this "Agreement"), is made and entered into this ~S`~ _ day of 20067, by and between City of Meridian, a municipal corporation of the State of Idaho, hereafter called "City", west Kastera Development, LLC, whose address is ^^4'"`r nr°°a°~ D~~°°, fie:-~A2 15711 State Hi hwa~ r.,.~~ny Boise, Idaho 83714, hereinafter called "Developer", and DBSI Tanana Vallev LLC, whose address is 44~,'-~d~lresde~ I'za~Ste~~15711 State HighwaY55, ~~~deH-C~y Boise, 83714, hereinafter called "OWNER". DBSI Tanana Valley LLC as "Owner" and Kastera Development LLC as "Developer", agree to be bound by the terms of the original Development Agreement (instrument # 106151214), approved on September 21, 2006 on the land described in Exhibit "A", (the "Original Development Agreement") except for the wording as specifically contained within items: 1.4; 3.2; 3.3; 3.4; 4.1; 5.1.6; 5.1.7; 5.1.11; 5.1.15; 5.1.16 and 16. 1.4 -That item 1.4 of the Original Development Agreement be amended by modifying the sentence to read: "WHEREAS, "Developer" has submitted an application for ~nn~t sy~g Conditional Use Permit and rezoning ofportions of the "Property's "described in Exhibit ~4 B and has requested a designation of ~" Q' "~~-'~••~•~• "~~°'*•• D°°~-'~~~~°' ~-,;.... =~~ (TN-C) Traditional Neighborhood Commercial District. and (C-N) Neighborhood Business District (Municipal Code of the City of Meridian); and " 3.2 -That item 3.2 of the Original Development Agreement, be amended by modifying the sentence to read: "DEVELOPER": means and refers to ~t Kastera Development LLC whose address is ''e4"`r "°~°-'° _ D'°~~ r«„ ~n~ 15711 State Hi~v SS. E~c~ Boise. Idaho 83714, the party developing said "Property "and shall include any subsequent developer(s) of the "Property ". 3.3 -That Item 3.3 of the Original Development Agreement, be amended by modifying the sentence to read: "OWNER": means and refers to Mst~~-~~~+~b DBSI Tanana Vallev LLC whose address is 448 Dre~s~e~z I'Z~e~Ste-~~ 15711 State Hi h~way SS. n Boise. Idaho 83714, the party that owns said "Property "and shall include any subsequent owner(s) of the "Property ". 3.4 -That item 3.4 of the Original Development Agreement, be amended by modifying the sentence to read: `PROPERTY": means and refers to that certain parcel(s) of "Property" located in the County ofAda, City of Meridian as described in ExhibitA describing all ~kee parcels to be annexed and zoned ° Q ~~~°a~~•--- "~~-°~~~ "~°~-'~~-~~°' n~~*v~~~' ~B ,~.~~ includin,e the parcel described in Exhibit B to be rezoned TN-C (Traditional Neighborhood Commercial) and the two parcels described Exhibit A in Exhibit C to be rezoned a~ C-N (Neighborhood Business District), such exhibits being attached hereto and by this reference incorporated herein as if set forth at length. " 4.1 -That item 4.1 of the Original Development Agreement, be amended by modifying the sentence to read: `Application for a Certificate of Zoning Compliance shall be submitted to the City of Meridian prior to a future development to the C-Nand TN-C zones and the pertinent provisions of the City of Meridian Comprehensive Plan are applicable to this ~1-Z- 9b-813 application. " 5.1.6 -That item 5.1.6 of the Original Development Agreement, be amended by modifying the sentence to read: "Thatfuture uses within the TN-C and C-N areas will comply with the schedule of use for the TN-C and C-Nzone in effect at the time of building permit submittal; that a retail rocery store shall be allowed in the C-Nzoned property at the west end ofthe neighborhood center: that prior to issuance of any building permit within the TN-C and C-N zoning area, a re-subdivision of the TN-C or C-N lot be recorded, and that with the re- subdivision application, the applicant agrees to submit elevations for approval by the City Council; and that the construction of any subsequent structure(s) in this area shall be generally compatible in appearance and bulk with the Council approved pictures/elevations. " 5.1.7 -That Item 5.1.7 of the Original Development Agreement, be amended by modifying the sentence to read. "That the applicant agrees to bu er the TN-C and C-N areas where It they abuts residential zoning as shown on the modified Preliminary Plat which is Exhibit D attached hereto and b ty his reference incorporated herein as ifset orth at lend. " 5.1.11 -That Item 5.1.11 of the Original Development Agreement, be amended by modifying the sentence to read: "That public street access will be allowed to Victory Road, as approved by ACHD; direct residential or individual commercial lot access to Victory Road shall be prohibited. " 5.1.14 -That Item 5.1.14 of the Original Development Agreement, be amended by modifying the sentence to read: "That a maximum of 548 detached and attached residential units si~egle- }d~~ shall be platted on this Property. Since family detached lots. single family attached units. workforce housin~partments lofts and affordable housing units shall be allowed on this Property as shown on Exhibit E attached hereto and b ty his reference incorporated herein as ifset forth at length which is a summary table ofall residential living units at Cavanau Staff comments: The proposed number of residential units (548) is not accurate; it reflects units instead of lots (units are not platted). Staff proposes the following changes to 5.1.14 instead: "That a maximum of 348 443 single family residential lots, Imulti-family residential lotto contain up to 32 apartment units. 8 residential lots to contain up to a total of 61 future condominium units, and 4 mixed-use lots consisting of commerciaUretail on the first floor with 12 residential lofrs on the second floor shall be platted on this property. A summary table is shown in Exhibit E attached hereto, which is a summary of all residential living units at Cavanaugh. " Exhibit A 5.1.15 -That Item 5.1.15 of the Original Development Agreement, be amended by modifying the sentence to read: "That the applicant agrees to provide commercial design, building massing and construction materials for this development as proposed during the Kastera Development public hearings . ' 5.1.16 -That the following be added as a new Item 5.1.16 to the Development Agreement: "Attached hereto as Exhibit F and b ty his reference incorporated herein as ifset forth at length, is the Developers proposed Phasing Plan for the Property The City is aware that Owner is planning to transfer ownership of the property that makes up Phases 4 - 8 of the subdivision to another legal entity or entities Both Owner and Developer acknowledge and understand that a conveyance ofproperty that has not been le~ly subdivided will require before a building permit can be obtained to make improvements to the property so conveyed a re-assembly ofthe parcels as they existed before they were conveyed or obtainment o~nal plat approval for any parcel so conveyed consistent with the terms of this Development Agreement and the preliminary plat. Theproperty so conveyed and the owner or owners oj~ such conveyed property shall be bound by the terms of this Development Agreement Owner agrees to retain ownership of the Caven home (Lot 1 Block 34) and will not convey the home as part of an transfer of Phases 4 - 8 of the subdivision " 16 -That Item 16 of the Original Development Agreement be amended by modifying the mailing address of the Developer and Owner to read: DEVELOPER: west Kastera Development LLC Attn: Var Reeve Q48~1. DresderrPlae~ . ' ^' 157.11 State Hi hwav 55 E~~ Boise, Idaho 83714 OWNER: DBSI Tanana Valley LLC Attn: Var Reeve 44,8;21. Dresden~I,ace; Stems 15711 State Highway 55 r_.,oa~~~y Boise, Idaho 83714 SEE ATTACHED EXHIBITS ON FOLLOWING PAGES: Exhibit A =Legal description of entire Cavanaugh property. (See annexation legal description for Tanana Valley in original DA) Exhibit B =Legal description of the parcel to be rezoned TN-C Traditional Neighborhood Commercial. (Included in Exhibit C of this report) Exhibit C =Legal description of the two parcels to be rezoned C-N Neighborhood Business District. (Included in Exhibit C of this report) Exhibit D =Modified Preliminary Plat of entire Cavanaugh property. (Included as Exhibit A.3 in this report) Exhibit E =Summary table of all residential living units at Cavanaugh. (See table below) Exhibit F =Proposed Phasing Plan for Cavanaugh. (Included as Exhibit A.4 in this report) Exhibit A Exhibit E =Summary Table of all Residential Living Units at Cavanaugh. Category of Living Units at Cavanaugh Total Number of Dwellin Units Single Famil Detached Residential 365 Single Family Attached Residential*** 78 Loft Living above Neighborhood Retail 12 Condominium Livin in attached residential structures 61 .Apartment Living in attached residential structures 32 TOTAL UNITS 548 *** Note: Attached living units within the TN-R zone may or may not be attached; pending market demand and market conditions...therefore increasing the number of detached living units accordingly (1 ratio). Exhibit A B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 REZONE COMMENTS 1.1.1 The rezone legal descriptions submitted with the application (stamped on July 6, 2007 by Gregory Holkesvig, PLS) included as Exhibit C are accurate and meet the requirements of the City of Meridian and Idaho State Tax Commission. 1.2 PRELIMINARY PLAT -SITE SPECIFIC REQUIREMENTS 1.2.1 The preliminary plat, prepared by J-U-B Engineers, dated November 8, 2007, is approved, with the conditions listed herein. All comments and conditions of the accompanying Rezone (RZ-07- 014), Conditional Use Permit (CUP-07-017) and any applicable provisions of the previously approved annexation (AZ-06-015) applications shall also be considered conditions of the preliminary plat. 1.2.2 The preliminary plat prepared by J-U-B Engineers, dated November 7, 2007, shall be revised as follows: a. A 25-foot wide street buffer shall be provided along the full length of the property along E. Victory Road, an arterial street, exclusive of ACHD's right-of--way including adjacent to the deceleration lane west of Standing Timber Way and adjacent to the school site on Lot 24, Block 8. Said buffer shall be placed in a common lot or a permanent easement, maintained by the business owners' association in commercial portions of the subdivision. Buffers in residential portions of the subdivision shall be placed in a common lot, maintained by the homeowners' association. b. A 20-foot wide street buffer(s) shall be provided along the S. Standing Timber Way, a collector street and all other streets classified as collectors including the future extension of Harris Street. The buffer along Harris Street shall extend fizrther to the east so that Lot 8, Block 43 does not have frontage on two streets. Said buffer shall be placed in a common lot or a permanent easement, maintained by the business owners' association in commercial portions of the subdivision. Buffers in residential portions of the subdivision shall be placed in a common lot, maintained by the homeowners' association. 1.2.3 The Applicant shall close and/or incorporate Rumpel Lane into a new public street (the extension of Hams Street currently on the west side of Meridian Road) constructed as a standard residential collector with a 36-foot street section. Harris Street shall extend from the intersection of Meridian Road to the intersection of the stub street (Reflection Ridge Place) from Reflection Ridge Subdivision; revise plat accordingly. 1.2.4 Extend the four public stub streets provided to this property from adjacent approved developments as proposed. 1.2.5 Construct a stub street to the out-parcel on S. Meridian Road, and to the out-parcel on Victory Road as proposed. 1.2.6 The site/landscape plan prepared by Breckon Land Design on November 5, 2007, is approved with the following modifications/notes: a. Construct a minimum 25-foot wide street buffer along the entire length of Victory Road (including adjacent to the school lot and the deceleration lane west of Standing Timber Way), exclusive of ACRD right-of--way. Said buffer shall be constructed in accordance with the standards listed in UDC 11-3B-7, Landscape Buffers Along Streets. Exhibit B b. Construct a minimum 20-foot wide street buffer along S. Standing Timber Way, Rumple Lane/Hams Street, and all other streets classified as collectors within the development. Said buffer shall be constructed in accordance with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets. The buffer along Harris Street shall extend further to the east so that Lot 8, Block 43 does not have frontage on two streets. c. Per UDC Table 11-2B-3, Provide a 10-foot wide street buffer along all local streets in the C- N zoned portion of the development in accordance with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets. Parking stalls shall not encroach into the required buffer area. d. Provide a minimum 20-foot wide buffer on the southern boundary of C-N zoned property that is adjacent to residential uses. Landscaping shall be installed in accordance with the standards listed in UDC 11-3B-9, Landscape Buffers to Adjoining Uses. e. A berm or berm/wall combination is required to be constructed within the buffer along SH 69 a minimum of 10 feet higher than the elevation at the centerline of the state highway, per the standards listed in UDC 11-3H-4D, Noise Abatement for Residential Uses along State Highways. The Applicant may work with Staff to provide Alternative Compliance for this requirement adjacent to the residential portion of the development. £ UDC 11-38-12 requires a minimum 5-foot wide landscape buffer on both sides of micro- paths, the 10-foot wide multi-use pathway along the south side of the Ridenbaugh Canal, and the 5-foot wide pathway along the north side of the Ridenbaugh Canal, planted with a minimum of one deciduous tree per 35' linear feet and shrubs, lawn, or other vegetative ground cover. (The landscape plan depicts "existing trees" on the south side of the pathway; the plan should be revised to include the size and botanical name of existing trees to determine compliance with UDC 11-3B-12. Also, several of the micro paths do not contain the required number of trees.) g. Per UDC 11-3B-10, the applicant shall work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site. Submit a plan with the final plat application. Mitigation shall be provided for all existing trees 4-inch caliper or greater that are removed from the site in accordance with the standards listed in UDC 11-3B-1OC.5. h. A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted to the Planning Department prior to issuance of any Certificate of Occupancies for this site. All standards of installation should apply as listed in UDC 11-3B-14. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. The preceding modifications and notes should be shown on a revised landscape plan submitted with the Final Plat and Certificate of Zoning Compliance application(s). 1.2.7 The Applicant is required to provide a minimum of 27.6 acres (15.6%) open space as shown on the plan. Site amenities shall be provided on the site as shown on the site/landscape plan. All amenities and open space within each phase shall be installed prior to occupancy. 1.2.8 Per UDC 11-3H-4C.4, construct a 10-foot wide detached pathway along S. Meridian Road within the right-of--way or a public pedestrian easement. 1.2.9 A 10-foot wide multi-use pathway shall be constructed along the south side of the Ridenbaugh Canal as depicted on the landscape plan and the Future Land Use Map. Exhibit B 1.2.10 An 8-foot wide pathway shall be constructed along the north side of the Ridenbaugh Canal as depicted on the landscape plan. 1.2.11 Per UDC 11-11-3G-3B.5, the Applicant shall construct 8-foot wide parkways within the development in order to count toward open space requirements. If 6-foot wide parkways are constructed as proposed on the plat, the Applicant shall comply with the standards relating to root barriers in UDC 11-3A-17E. 1.2.12 All future commercial structures proposed within the development that are located adjacent to SH 69, an entryway corridor, shall be required to obtain design review approval and comply with the design standards listed in UDC 11-3A-19C. The Design Review application maybe submitted with the CZC application. 1.2.13 A Certificate of Zoning Compliance is required prior to issuance of a building permit for any and all of the multi-family and commercial structures within this development. All structures must substantially comply with the photo collage and design features submitted with this application (see Exhibit A.7, A.8, and A.9) and the architectural standards listed in UDC 11-4-3-27E for multi-family developments. Additionally, the commercial building (grocery store) shown on Lot 3, Block 29 is required to comply with the design standards listed in UDC 11-3A-19C for commercial structures located along entryway comdors. 1.2.14 A note prohibiting direct access to E. Victory Road, except for the access points approved with this application, shall be added to the final plat. 1.2.15 A note prohibiting direct access to SH 69/S. Meridian Road, except for the access points approved with this application, shall be added to the final plat. 1.2.16 The alley proposed to be constructed between Blocks 26 & 27, and Blocks 24 & 25 in the TN-C portion of the development, shall be constructed in accordance with the standards listed in UDC 11-6C-5. 1.2.17 All signage for the site requires approval of a sign permit. All signage must comply with the standards listed in UDC 11-3D. 1.2.18 Permanent perimeter fencing shall be constructed on the site as depicted on the landscape plan in conformance with the standards listed in UDC 11-3A-7. 1.2.19 UDC 11-6C-3F prohibits blocks from being longer than 1,300 feet without a pedestrian connection; Block 43 exceeds the maximum block length allowed without a pedestrian connection. Provide amicro-pathway from the Harris Street sidewalk to the sidewalk on E. Frank Lloyd Street. 1.2.20 If permanent perimeter fencing is not provided along the boundaries of the site, temporary fencing to contain debris during construction shall be installed prior to release of building permits. 1.2.21 Underground, pressurized irrigation must be provided to all lots within this development. 1.2.22 Per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of the Ridenbaugh Canal and natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided should be tiled except when used as a water amenity or linear open space. 1.2.23 Pertaining to condition #7.1.19 below, the owner of Lot 24, Block 15 shall construct a public street in alignment with Mesa Way on the north side of Victory Road. .24 City Council annroved the second access point to the site from Victory Road located tanding Timber Wav and S. Enter Wav as a right-in only with a deceleratio lam. Exhibit B 1.3 CONDITIONAL USE PERMIT -SITE SPECIFIC CONDITIONS OF APPROVAL 1.3.1 The site plan, attached in Exhibit A.6 of this report is approved with the conditions listed herein. All comments and conditions of the accompanying Rezone (RZ-07-014) and Preliminary Plat (PP-07-015) and any applicable provisions from the previously approved annexation (AZ-06-015) applications shall also be considered conditions of the conditional use permit. 1.3.2 The existing Caven home located on the proposed Lot 1, Block 34, is allowed to operate as a civic/social hall as requested by the Applicant for use by the neighborhood and community and shall be owned and managed by Kastera Development. 1.3.3 The Applicant shall comply with the specific use standards listed in UDC 11-4-3-7, which state that no outdoor event or activity center associated with the use shall be located within 50 feet of any property line; and accessory sales and or distribution of beer and wine shall be allowed. 1.3.4 A Certificate of Zoning Compliance application is required to be submitted to the Planning Department and approved for the change in use of the existing Caven home from a residence to a civic/social hall, prior to obtaining Certificate of Occupancy for the new use. 1.4 DEVELOPMENT AGREEMENT MODIFICATION 1.4.1 The previously approved Development Agreement (Instrument #106151214) shall be revised per the changes noted in Exhibit A.9 of this report. Said Development Agreement shall be signed within 6 months of City Council approval of this application. Contact Bill Nary, 898-5506, to initiate the drafting of the development agreement modification. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service for this development shall be via extension of main in Meridian Road the Black Cat trunk. The applicant will be responsible to install a portion of the Black Cat trunk along their frontage on E Victory Road starting from a manhole that will be located on the West side of Meridian Road at the developer's expense. Also the applicant will need to submit plans to decommission the private lift station that flows to observation point. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size, manhole locations and routing with the Public Works Department. The applicant shall 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 Water service to this site is being proposed via the existing mains in E Victory Road, and S. Meridian Road. Due to fire flow requirements the applicant shall be responsible to install multiple water connections in E Victory Road, and S. Meridian Road. The applicant shall be responsible to install mains to and through this development, coordinate main size and routing with Public Works. 2.3 An ongoing study of the Master Sewer Plan is being accomplished at this time. There maybe a need to route a main line trunk through this project. Prior to the construction plan approval the applicant's engineer shall meet with Public Works to coordinate this routing in the construction plans. 2.4 Sanitary sewer service to this project will be from the Black Cat Sewer trunk that is currently being installed. Portions of the downstream trunk are being installed by developers of projects Exhibit B along its route; other segments are to be installed by the City of Meridian therefore the City of Meridian does not guarantee to the timeline for sewer service being available as established in the UDC. 2.5 The applicant shall be required to install a flushing station along the Ridenbaugh Canal, design and location to be coordinated with the Public Works Department. 2.6 Due to existing topography, this development will have two separate water pressure zones. The applicant shall be required to install pressure reducing vaults to ensure the separation between the two zones is not compromised. 2.7 A portion of this development is serviceable by the existing pressure zone; however the remainder of the property cannot be served by municipal water until two sources for the new zone are established. The first source would be from a well lot which the developer would donate to the City of Meridian or a connection to the high zone being established in the development to the south. The second source would be a booster station which would be installed at the applicant's expense. The applicant shall coordinate with the Public Works Department regarding this condition and it may be waive if the two sources of subsequent development warrants it. 2.8 Any potential water or sewer line reimbursement agreements must comply with all requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement with the reimbursable amount shall be approved by Council prior to plat signature. 2.9 The applicant 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 apse-construction meeting. 2.10 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, asingle-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. 2.11 If "stair step" grading of lots is constructed then the side lot lines shall be laid out as to allow for the sloped portion of the lot to be owned by the lower lot. 2.12 Any retaining walls greater than three-feet in height shall be engineered. 2.13 All existing structures not meeting setbacks or dimensional standards in the UDC shall be removed prior to signature on the final plat by the City Engineer. 2.14 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. 2.15 Additional width to the public utilities, drainage and imgation easement along the right-of way shall be dedicated where the sidewalk is located past the right-of--way. The additional width needs to be sufficient to allow for 10 feet of easement past the sidewalk. 2.16 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. 2.17 All irrigation ditches, laterals or canals, exclusive of natural waterways and the Ridenbaugh Canal, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall Exhibit B 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. 2.18 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. 2.19 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. 2.20 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.21 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 2.22 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. 2.23 Applicant shall be responsible for application and compliance with and NPDES Permitting that maybe required by the Environmental Protection Agency. 2.24 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.25 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes are located on or near sidewalk the applicant shall comply with all American with Disabilities Act requirements for unobstructed sidewalk access. 2.26 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. 2.27 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.28 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. 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 permit from the Public Works Department prior to commencing installations. 3. FIRE DEPARTMENT 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. Exhibit B d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. £ 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. 3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.5 For all Fire Lanes provide signage "No Parking Fire Lane". 3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.7 Building setbacks shall be per the International Building Code for one and two story construction. 3.8 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. These measurements shall be based on the back of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 3.9 Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.10 The proposed multi-family lot has an estimated 105 units. The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 3.11 The 13 office/commercial lots lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 3.12 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. 3.13 The first digit of the ApartrnenbOffice Suite shall correspond to the floor level. 3.14 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.15 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. 3.16 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus 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 Exhibit B 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). 3.17 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered. 3.18 There shall be a fire hydrant within 100' of all fire department connections. 3.19 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 3.20 Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least three means of fire apparatus access for each structure. Two of the access roads shall be placed a distance apart equal to not less than one half of the length of the overall diagonal dimension of the property or area to be served, measured in a straight line. 3.21 The entrance to the alley from the public street shall provide a minimum twenty-eight foot (28') inside and forty-eight foot (4'8') outside turning radius. No parking shall be allowed on either side of the street within fifty feet (50') of the alley entrance as measured from the centerline of the alley. The minimum. rear setback for alley accessed properties shall be 20 feet to the garage if the alley width is 16 feet or 18 feet to the garage if the alley width is 20 feet. 3.22 Multi-Family and Commercial projects shall be required to provide additiona160" wide access point to the building from the fire lane to allow for the movement of manual fire suppression equipment and gamey operations. The unobstructed breaks in the parking stalls shall be provided so that building access is provided in such a manner that the most remote part of a building can be reached with a length of 150' fire hose as measured around the perimeter of the building from the fire lane. Code complaint Handicap parking stalls maybe included to assist meeting this requirement. Contact the Meridian Fire Department for details per IFC Section 504.1. 3.23 Residential units proposed over commercial uses will be required to be fire sprinklered per NFPA 13 standard. 3.24 A road connection from Victory Road to Intelligence Street shall be constructed on the school property. No direct access to Victory Road should be allowed to/from the school site. 4. POLICE DEPARTMENT 4.1 A road connection from Victory Road to Intelligence Street shall be constructed on the school property. No direct access to Victory Road should be allowed to/from the school site. 5. PARKS DEPARTMENT 5.1 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. 5.2 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (UDC 11-3B-10) will be followed. 5.3 Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (iJDC 11-3B-10) will be followed. Exhibit B 6. SANITARY SERVICE COMPANY 6.1 Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site plan from SSC. 6.2 Waste enclosure access: The applicant shall provide drive-on capability for 6 and 8 cubic yard containers. Allow a minimum of 60 ft. frontal clearance for such containers. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 SITE SPECIFIC CONDITIONS 7.1.1 The City of Meridian, the applicant and ITD should work together to determine if additional right-of--way or improvements are necessary on Meridian Road (SH 69). 7.1.2 Dedicate a total of 48-feet (or 38-feet with the sidewalk in an easement) ofright-of--way from the centerline of Victory Road abutting the parcel by means of a warranty deed. The right-of--way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACRD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of--way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of--way dedicated which is an addition to existing ACRD right-of--way. 7.1.3 Construct a 5-foot detached concrete sidewalk abutting the site on Victory Road located a minimum of 41-feet from the centerline of the roadway. If any portion of the sidewalk is located outside the public right-of--way, the applicant shall provide the District with an easement. 7.1.4 The District recommends that the applicant construct a 5-foot concrete sidewalk across the two out-parcels along Victory Road on either side of the proposed school site. This sidewalk should either be constructed within the existing right-of--way or within an easement provided by the property owners. (The City of Meridian is not requiring a sidewalk across the Grange Hall Qroperty but recommends that the Applicant work with the Grange and the developer to the east to install a sidewalk across the Grange property.) 7.1.5 Construct an eastbound right turn lane and a westbound left turn lane on Victory Road into the site at the intersection with Standing Timber Way. Dedicate the additional right-of--way necessary for the turn lanes without compensation. The widening of Victory Road for the auxiliary turn lanes may necessitate the widening of the bridge west of the proposed entrance road. If the bridge widening is necessary to construct the pavement tapers required for the turn lanes the applicant shall be required to design and construct the bridge widening at that time. 7.1.6 Construct a commercial entry road to intersect Victory Road, S. Enter Way, located approximately 670-feet east of Meridian Road. The roadway shall be constructed as a 40-foot street section with vertical curb, gutter, and sidewalk within 54-feet ofright-of--way. S. Enter Way is required to align centerline to centerline with Emerson Street on the north side of Victory Road. 7.1.7 Construct the internal commercial roadways identified below, as proposed. a. S. Entry Way, E. View Water St, and S. Thisa Way, and E. Boardwalk Row between Thisa Way and Standing Timber Way are proposed to be constructed as a 46-foot street section with vertical curb, gutter, and 5-foot attached sidewalk within 54-feet ofright-of--way. b. E. Summer Walk Way, is proposed to be constructed a 36-foot street section with vertical curb, gutter, and 5-foot attached sidewalk within 50-feet ofright-of--way. Exhibit B c. E. Boardwalk Row from S. Enter Way east approximately 250-feet is proposed to be constructed with 11.5-foot travel lanes, 19-foot diagonal parking lanes, vertical curb, gutter and concrete sidewalk within 75-feet ofright-of--way. d. E. Boardwalk Row from S. Thisa Way west approximately 180-feet is proposed to be construct with 11.5-foot travel lanes, 19-foot diagonal parking lanes, vertical curb, gutter, and concrete sidewalk within 75-feet ofright-of--way. Construct the remainder of E. Boardwalk Row with diagonal parking or with no on street parking in that location. 7.1.8 Construct one right-in ONLY driveway located approximately 1,250-feet east of Meridian Road. Coordinate the exact location, design, and signage with District Traffic Services staff. 7.1.9 Construct the commercial driveway located of off the commercial entry road (S. Enter Way) no closer than 50-feet from Victory Road. Pave the driveways their full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15- foot radii abutting the existing roadway edge. Commercial driveways are restricted to a width of 36-feet. 7.1.10 Construct the entrance road, Standing Timber Way (intersecting Victory) as a residential collector with vertical curb, gutter, and 5-foot concrete sidewalk, from its intersection with Victory through the site to the south property line crossing the Ridenbaugh Canal. The street should be constructed as a boulevard style with a 27-foot wide islands and 21-foot street sections on each side of the island. The center islands shall be owned and maintained by the homeowner's association. If any portion of the sidewalk is located outside of the public right-of--way, the applicant will be required to provide an easement. The applicant shall re-design the center island (to be no wider than 12-feet) at the intersection of Standing Timber Way & Victory to allow for simultaneous left and right turns (eastbound and westbound) on Standing Timber Way. 7.1.11 Construct Hams Street, the entrance street intersecting Meridian Road at the half-mile, as a standard residential collector with a 36-foot street section (vertical curb, gutter, and 5-foot concrete sidewalk on the north side of the road and a gravel shoulder and barrow ditch on the south.) from its intersection with Meridian Road to its intersection with the stub street being extended from Reflection Ridge 7.1.12 Provide a road trust deposit with the District for one-half of the cost for the design and construction of the signal for the intersection of Harris Street and Meridian Road (SH 69). When the property on the west side of Meridian Road develops, the road trust deposit funds can be utilized to construct the signal at that time OR at the time when ITD approves a signal in that location. Design Harris Street to accommodate a future signal at the intersection with Meridian Road. 7.1.13 District staff recommends that the private lane, Rumpel Lane, be closed and/or incorporated into the new public street, Harris Street, and that all access be taken to the new public street. The City of Meridian and ITD should coordinate on the future closure of this roadway to ensure that only one street intersects Meridian Road at the half-mile. 7.1.14 Construct the internal local streets as 33-foot street sections with rolled curb, gutter, and 5-foot detached concrete sidewalks within 50-feet ofright-of--way. Receive written approval from the Meridian Fire Department for the reduced street section OR construct the streets as standard 36- foot street sections.. (The City of Meridian recommends that ACHD review the possibility of using a vertical curb in lieu of rolled curb.) 7.1.15 Construct two 20-foot wide alleys in Block 21 & 22, and two 16-foot alleys in Block 26 & 27 and Blocks 24 & 25, as proposed. The alleys shall comply with the following policies: Exhibit B • Minimum right-of--way width is to be 16-feet. • Access is allowed to and from a fully improved alley (District policy 7204.10.2). Parking shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. • An access to an alley shall be located a minimum of 25-feet from the nearest public street. • A minimum ofback-of--curb radius of 15-feet is required at all alley intersections. 7.1.16 Extend a stub street from the east and from the south from within Tuscany Village Subdivision. 7.1.17 Extend a stub street from the east within Reflection Ridge Subdivision. 7.1.18 Construct a new stub street to the south and one to the east to the undeveloped parcel. Install a sign at the terminus of the roadways stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." If the stub streets are greater than 150-feet in length, provide a temporary turnaround at the terminus of the roadways. 7.1.19 Construct a public street in alignirient with Mesa Way on the north side of Victory Road. Mesa Way south of Victory Road will be required to be constructed in alignment with Mesa Way (centerline to centerline) on the north side of Victory Road. This roadway will be required to be constructed as one-half of a 36-foot street section with vertical curb, gutter, and 5-foot concrete sidewalk on the west side, a minimum of 24-feet of pavement, and a 3-foot gravel shoulder and adequately sized barrow ditch on the east side of the roadway. This road will be required to be within a minimum 40-feet ofright-of--way. If an alignment with Mesa Way cannot be achieved , the applicant should re-design this portion of the site to provide another local street access for the school site. (The City of Meridian is repuirinp the owner of Lot 24, Block 1 S to construct this public street -see condition of approval #1.2.23 above.) 7.1.20 Submit the bridge plans for the crossing of the Ridenbaugh Canal (Standing Timber Way) for review and approval prior to the pre-construction meeting and plat approval. 7.1.21 Other than the access specifically approved with this application, direct lot access to Victory and Meridian Road is prohibited and shall be noted on the final plat. 7.1.22 Comply with all Standard Conditions of Approval. 7.2 STANDARD CONDITIONS OF APPROVAL 7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way. 7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of--way. 7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 Comply with the District's Tree Planter Width Interim Policy. 7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all Exhibit B applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7.2.9 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 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 ACRD Traffic Operations 3'87-6190 in the event any ACRD conduits (spare or filled) are compromised during any phase of construction. 7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.2.13 Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or 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 planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 8. CENTRAL DISTRICT HEALTH DEPARTMENT 8.1 After written approval from appropriate entities is 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 amosquito-breeding problem. Exhibit B C. Legal Descriptions & Exhibit Maps for Property Proposed to be Rezoned Rl=U1 ' E .NAVAL B~ m • Rro3eC: 0.O6-074'. ~~~, ~ ~ r~t~biY Date .July 5, :2007 Revised: Auguist~2Z, 2007 ~~.R1p1~N PUBLIC NfnRKS -DEPT. 'PARCEL DESCRIP'i'lON 01!ERALL UIVANAUGH CQMMERCfAL 3fTE That-:portion og the Nortt4oaest Ya of Section. 30, Township 3 i~tatth, Range 4 East, Boise Meridian; Ada .County, Idaho, and.mgre partiMal4y descritie~ as~followvs: Gommer>cing at the. Northwest comer: of Section 30 from whlch'the Narth lri comet of Bald Sectlan 30 hears NoiCti .89'42'89` East, 2,450.83 feet, -thence along the Northerly boundary line of the Northwest fh North 89'42'04' East,, 650.00 feet.io-t?ie POINT aF BEGINNING thence ocntinufng alohg;said: Northerly boundary tine ttarth 89'92'09` East; 1,236:83: feti; thence South 00° 17"51".East,. 350:00, €eety thenceatong a curve to the. right 317;50 feet, haying a saQtus of 317:50'feet, a delta of 5T1T45", and :a long chord which bears South 2$°21'01' West, 304:44~feet; thence south 57°43'28" West, 46.19 feet; thence along,a curve to the left 237:06 feet, having a. radius; of 682:50 `feet, ,a delta of i 9' 54'04", and a .long chor'd:which gears South 47°.4626` west, 235.87 feet;. thence South 35'.43`27" West, SO.OO feet; thence,along a: curve tb tiierleft 173.56 feet, having a radius bf 530:56 feet, adelta-of 16°4434; and~a long cfeord whicF- Dears South:26'29'10''West, 172.79 Peet; thence South 49°04'SA" West'; 7:82 feet to the Northerly rfgi-E-of-way of the Rdaabaugh, Canal.; tfierice along said r~C-of-waj! file fnllawing, 3 courses 1. North~70'55'16"~W~, 1,.085.88 feet; 2. thence along a dive W.the right 1.16:85 feet, (raving a radius of`250:00 feet, d deli of 26:'46'48", and a long.dwM which bears Nott1~:57'39'52"VOest,.115.79~feet; 3. thence tJorth 44'08'28`west, 329.64 feet to the Easterly right-ofway of Soutt~.Meridian Rd.; thence along said right-of-vey North 00'25'38'' East, .215:48 feet; ahertice North G7' 10'51" ~EaSt, 65.31 feet to the Soutfierly right-of-way of E: Victory Rd:; thenceralong said`right•of ~way~.North 85`58'45° East,.84,71'feet 'thence contiriutng along said right-of-way North 89'Z4'S0' East, 430:98 feet; therxa North.00'97'57" West, 33:00#eetto die POiNTOF•f3EGINNING. t:otttainirig 30:079 acres,. more o Rrepar+ed.:,by: J=Ij-B ENGiNEERS,'inc; ;Ronald hl: Hodge,'P.LS:. RJ~FI:GEH:tltc H:ib5R10-ob~0'Ji: 'i(astr~a Wpay+utgh:5uD110-o6-67hAQminlpesaipttonslto=Gb.oi~-CsVanaugh`Cartimercral Stce.Qoc Exhibit C NB5*B~~B'E E CURVE 'TABLE ;wmus oa~A a~ ~ a~ ~~ ;q rase atnbe _ a ~~ ~a ~3 soao~ 7.8x N REVI ~ ~PP VAL ~~r, ~~ ~ ~ ~~ ~'" L ~' MEf~ICJ~l1N ~PU~IIC vuQRK~ UF,o r SCALE.: t"=300' LEGEND ~ ~~ s~,~ ~ - - - Smfim~tbe ov~~-u aoeina~cut s~~ Exhibit C ~roje~ct: ~.~o6-v74 O~atie; Jstty.5., Z~~ PARCQ.:D ESC'RI P'~IQW G4NA)d;QCIGH GONiMfRCfAC S1TE Zt~11E CN El1SY `Brat. portion o#: the laOrthHtest ~~ of Sett'ao~ 30, Township 3 North; Otan~e a East; .ljflfse ~heridian, Ada. County, Ici~iho, arid, more part$ctrlerly d~crObe~d as fq!(ows:. Goriirnenefrtg-at the~~dbrtttwest carer 4t`Sectiarn 3O~frorn "whic-}'t tfie Hofth +/ corner of said 5eek9on 30 beats lyorth.8~'42`O:9" f:~st, 2;450,83 feet, tt~nce along the HofCfZerly'[~unc0ary line of the 1JnrthWest 1G ~torth $9'4?.`'~4 .13si, ~f,35?1.3~ ~feeC to tlie-POtAi7'.J;3P $EGfhlNfh~G thence con~iniiin$ along said line,:'~nttt': 89'42'9'' East, 535.45 fart; *.hen~e South. 00"1T$9 `:1`~asc, 350.00 feet-- thence along a.curve to the rigfit_2b5; L5 fit, hav(elg a radius of 397:50 feet;. a delta of 48°GZ'5t7", and a iortg eghord wench bears Soui~h Z3°43'34" West, 2;5x3,52 f.~t; theme ~04ortft 42'°~~'45"West, 53,55 fed[; thence-alon,g.a.curv~ rn tfte left 7;79:.3O.feet, having a_radfias of`2OO.Qn °!•eet a delta of 5i:°29'`.54" and a, long CF~otri i~vhicli'bears.NoreFi 6~•59'~2" j~yesti, 17~.3fi:feet; ~ , O:Eience.5oufi Ei5'99'zt Wesi, 5b,47'-feet; the;-ice Odorth D3°4U`39" INest~ 177.9'0 feeE;., t~l@nCL l'1GI`th ~$`4.Q~~~° ~@5~ 933.72, feet;. tlian'ce.aitong a curve to'th~ righ0: '058 91 feet, haVfrig aradus ot-200..00 feet, a delE~ of 45" 23'x4", and. a: loam, chord ~th~ch beats North .24°203'S~7 West, '063:94 feel; [her,.cP t,sot'tt;~ ~' 1.7'1'5""1Nes1:, 67:92. feet,to the POt~T OF BEGOPRNONG. Gonta9n;r~g, 5:t•2S.actes, Triore,ur less. Prepared by,: J U 6>k~JG10ZE~OtS, One, Greg~ry.i:. Olalkt~SVf~ P.L,:S. ~v UJ an vas !~ERI~JA.Ov. ~tiBJ:OC. WpRKS bbl? CzEC~f the H t~SFl1:Q Of~b79°- Fca56eTa.C~~ana~~ 5ub11Q=Qb•a?~gdmlc~lC>:5c!{ptionslTD Qfr:~'1A-Cvana~gt,: Commer'ciat Site eN~ ~st,doc Exhibit D 24 t9 i i ~~ N .2450.8 ME.fF1t)fAN PltBLEC. WARKS A£PT CURVE TABLE 1 CURVE IDiGFH RADIUS Of11A G?tDRD 6EARfNG CFgRD a ~ snsu ~ ~ ~ r~aso - snnco Q tan9r sapAp rasa. t~ ~ijaVJ~A. E NCTORY ROAD 19 SB1.C0' 30 N SCAM; t"=200' LEGEND s ~~ -- - ,, ~,. "" "- '- Seelia, tka Exhibit D Project:. 10.06.074 Date: July 5, 3007 PARCEL DESCRIPTION. CAVANAUGhI COAdMERGIgL 517E ZONE 7NC' That portion ohtFie Northwest !h of3ection 30, Township 3 North, Range i East, Boise Meridian, qda County, litaho, and more particularly described as follwis: Commandng at the Northwest comer of SeUion 30 fro<1t which the North Ya comer ofsaid Section 30 bears North 69.'42'09''. East, 2,450.87 feet, tttrflce along the NorEhefly boundary tine of the Northwest h North 89'42p9' East; 731.SOieet [o the PO1N7 OF BEGINNING; thence conttctuing along safd line;'North 89'42'09' East, 619.86/eat; thence South 00' i T!5' East, 67.92 feet; thence along a curve to the left 168:91 feet, haying a radius of 200.00 feet, a deity of 48`2329', and a long chord whtth bears South 24`28'57 East 163.94'feet; tlience 5biith 48'40'39' East, 133,72 feet; thenceSotith 03'40'39".East, 177:40 feet; thence North 85` 1921" East, 56:47 feed thence along a curve tq the Hgfit 179;.30Yeet, having a radius of 200.004eet, a delta of 51"21'54'; and;a ton$ chord which bears' South 6759'42' East, 173.35 feet; ffience,5out1142'18`g5' East, 53.55 feet; thence along a non tangent curve to the right Si.25 feet, havtrtg a radius of 317 50 feet, a delta of 09'1'4'55', and a long chord whftJt bears South 52'2226" West, 59.20 feet; thence Soutlt 57'43Zti`West, 46'.f9 feet; thence along a curve to the left 237:06 feet, having a radius aP 682,50 Peet, a delta of 19'54'04'; and a. long chord which bears South 474626' West, 235.8] feet; thence South 3S'43'2T.West, 50:00-feet; thence along a curve; tb Y11e left 173.56 feet, hayt~ a radfusof S30:56 feat, a-delta of 18'44'34"„ and a tong tfiord which basis South 26`21'10' 1Vest, 173:79 feet; thence5outh 99'050'° West: 7:82 feat to the NorNeriy right=of-way of the Ridenliaugh Canal; 'thence along said right-of-way North 70'55'16° West, 782.81 fget;. thence North 19'04'44^ cast, 43.80 feet; thence along a non tangent curve to the right 105:84 feet, having a rdtlius of 100:00 feet, a delta of 60'38'27; and a long chord which bears North f 1:'142q" West, f00.97'feet; thence North 19.04'50° East,123.38feet; thenceetong a uwe~to Vie left 100.73 feet, Aaving aradtus~of 298.00 feat, a deltadf 19'22U5'; soda long Nerd whfd~.bears North 09'2347' East, 100:25 feet . shence~NOrth~00'1T.15' West, 385.10 feeLttr tAe POINTOF'BEGINNING. Containfng [5.489 ayes, more or less, Prepaied b~: JdU~.BENGOiEERS, iIrc. __ ~~~~~.. . Gregory E. Holkesvlg, P.L.S: Fi'~ ~ - E, ' 4 vn .._ ~ Rve~~. ~3'B.tiV° REVI ~ VAL BV AUG 7,?.20UF MER101AN PVBCIt WORK54E~T: Exhibit D ~~Yos'E a4 30 ~~.~ 4 ~ 1i+1t7 ~ ~ • ~tERfDiAN PUSL.tC v~~OaKS AE~7 ~ ~ t i scA~e: ~ °-:200' CURVE TABLE ~~u.~ . Exhibit D E VICTORY ROAD - 19 16.489 ACRES 123.38' ~~~ 30 e?.9Y S48'40'39'E f33~72' ~, mso~ ~6~s~2~'E ~.4r S42'18'451 +aerY ~ ,o.~d '~~_ ~y~~ sa~o~ ,'~~ , rr ~ ~'~` ~ 8 5 7~ a~aro r.~2' d ~ LEGEND ~'~oF~o~ zam S tom. ~ "q~D It 172A ~- Bauidvy ttnp `t04Y! tm2e _ -' - ~«+ ~ Prrtjee~: ~.10~$=07!4 ,`D~t~: ~ JLIy 5,, ZE3(3 f?ARCFt. D~~Rf?'Cf4N ~i4VAhtAUGi COMMEACf'/~,t. S:f~E ZtJN~ GN'1'VFS~' w `flia'l ~ortinn of €Fte t~orC3~twest ~ of S~tion;30, Tow.r.~th@p~3,N~rtft, Range 1 East; t~o~fse ~eradian, /tda. ~Cguntj+.~. fdahoF'aRd:rrtor~e parttcu~arly des~cr'sbed as foifpws: ~Garnrne~cf~~ at fhe Ndrthlwes~ taorner pf Section 3C~ franc wiiic~• the Afarrh ~!, caCr~, er of s~id'Se~tinn ~0 bears i~f~rf~t.89:"~€Zfl9`,East, 2;450.8 feeE,, thent~.:dlong the Nartite~ty bor~ridary lin~:of'[Fe: fdortliwast %a hlortta. $`.9"42'09" East,. b5D,pd #~t ~~. the POfPtT•l7Fr'BEG,Ri~kfNG.; Eh~nce North 89a~~'a9" East, 84;.99 feet; t(her~c~ Sa~tp;Z 00 'f7'1~" fast, 38b:1D f,t ttte~ee:atac~g .a curve. to tt~e rift 1,tJl).73 t;flet; havih~ ~ P`adfuS of 298:00 feet, 'a delta of 14"~~'{f5", aid ~~ ~~va~R ~~d.vrf~ch bears•Souz~ 04'23'9$" West;. 30f):26~fee& dunce'=South 9?4°0;4'BO`' 1dVesk,1"23,38 fees; t~rerace•$l.~n~:a carve t~ nc~ tuft 105.84. feet, h~.u?rig ~ ratl;t~,,* of 1Op 00 fe~t~ ~ detfa of 60'387"; an~`a, ldr~~ cB~ord ~~+idt bea~s.Soalh 1'~`~T4'Z3'' Easti 9~Ufl«97 feet; trienc~ South:l~9°04,A~f"' Y,/.es; 43 ~Q>fee~~tq~the:#dor~hecly r-ighh-fly wa,y of ~e I~ider~auBh Canal; khenae atongsaid flgtat~af-wait' the ~©lEavyi~ig 3• courses T . h~korth 70 55ti 6" YVestb :30$:07 fe~~, • , 2. t~aence along a, carve to the"~3~ht 1,1:6 85 fief, having a ra:dic~s of 2SO.dO'f~et, ~ delta af. ~6'4fi'4$'; al3d a. t'ot~R ~qrd Whfdh b~ar~ P~orth 5'7°31'SZ" West, Ti5.74 f~ek; ~. ~~'i~nae ~lar.~a ~:4 i18`Z8" Wept, ~Z~3;64~Eaet t4 die''steely ngft_i~,~f-~r.:y of 5ou~ i4lericifa;n" Rd.; therrce-aiaitB safd~r~HL-®f=way Kot~tf 00'2~'3~"'fast; Z75•.~48 teat; thence t~.drtf~. b7~° 10 5i" ~bst, fr6.3.1 feet fo :cti~ .S:ot~~:f~erly c38ht;o~=vray of ~,, y8ctory fid,:; t~enc,~. a{artg .sajtf h t-4~-y~y,~f~oreel'$5 ` 56'4.5 ` f~t9 $x.71 felt; tf~~rcee cont~riti~n~ along said cf~hti.of-'way ~~.orth ;fag°,Z4'SfY` E~st~ !~3{?:g8 ~fe~t €~E ~ , , . Rq'VA ~hence~Narth Op'17'Si" wesfi, 3z,00 teet,ta the ~Eh1T f7~`~E~fN~lt~[G, gY _ . V J/ 4 6531' !!85'S8'46'E ~~ N89"42'09~ 24 19 89;71' 81.49' ~y~yE 2+5aaY E. YtCtORT ROAD 19 6~.00~ ~(' t7i9.31. u~-dem~ ~m~ 30 ~~ ~ a+s1 AS2iES l ~~~ ~ '~-` ~ ~ sip 12336' ~ '~y~y~- ~, ~+tor S19'64.4 c,~ 43;_60' I CURVE TABLE I REV1E PP' VAl gy N ~~~ ~ ,: -i {~t niE~tarAw Pueuc VJORKS OEPL 1 LEGEND ® ~~ ..,.._ ~ ~ --- s,~~ CAVANAU~H COMMERCIAL SRE ,;~,~,,,~,,,e,," ZONfi CM WEST Exhibit D D. Required Findings from Unified Development Code 1. Rezone Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to rezone a portion of the subject property to C-N and TN-C. The City Council finds that the proposed zoning map amendment complies with the applicable provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds that future development of this property will comply with the purpose statement of the C-N and TN-C districts, which provides for the retail, commercial, and community services to meet the daily needs of community residents within a one to two mile radius. (See Section 10 of this report for more information.) c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds that the proposed zoning 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 fmding. 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, The City Council finds that the proposed zoning amendment should not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (iTDC 11-SB-3.E). This finding is not applicable to the subject rezone request. 2. Conditional Use Permit Findings: The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following, and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish: a. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. A CUP is requested for the conversion of an existing home to a civic/social hall for the benefit of the neighborhood and community. The City Council finds that the site/landscape plan submitted with this application and the conditions of approval in Exhibit B, the site is large enough to accommodate the proposed use and meet all other dimensional and development regulations of the R-8 district. Exhibit D b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. The City Council finds that the proposed use of the property as a civic/social hall complies with the objectives of the Comprehensive Plan and the requirements in the UDC. c. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. The City Council finds that the proposed use of the property should be compatible with adjacent proposed residential uses in the general area and will not adversely change the character of the area, if the conditions are adhered to. d. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity. The City Council finds that the proposed development should not adversely affect other property in the vicinity if the applicant complies with all conditions of approval listed in Exhibit B of this staff report and operates the use in accordance with the UDC standards. e. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. The City Council finds that the proposed use of the property will be served adequately with essential public facilities and services. Please refer to comments prepared by the Public Works Department, Fire Department and other agencies. f. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. The City Council finds that the applicant will pay to extend the sanitary sewer and water mains necessary to serve this property. No additional capital facility costs are expected from the City. The applicant and/or future property owners will be required to pay highway impact fees. g. That the proposed use will not involve activities or 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. The City Council finds that the proposed development will not involve uses that will create nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this development; however, Staff does not believe that the amount generated will be detrimental to the general welfare of the public. h. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. The City Council finds that the proposed use of the property will not result in the destruction, loss or damage of any natural feature(s) of major importance. In fact, the proposed use of the property will preserve a unique structure that can be used and enjoyed by the neighborhood and community as a whole. Staff recommends that the Commission and Council reference Exhibit D any public testimony that maybe presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. 3. 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; The City Council finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan. Staff supports the proposed density and proposed plat layout, with recommended changes, as they comply with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. b. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds that public services are currently available and will be extended to the property at the developer's expense. (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 own cost, the City Council 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 determine this finding. (See Exhibit B, Agency Comments and Conditions, 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 environmental problems associated with the development of this subdivision that should be brought to the Council or Commission's attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. Exhibit D f. The development preserves significant natural, scenic or historic features. Except for the Caven home, which is proposed to be retained as a civic/social hall and the Ridenbaugh Canal, which is to remain open, Staff is unaware of any natural, scenic, or historic features on this site. The City Council 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. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Exhibit D