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Staff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAR]NG DATE OF MARCH 6, 2008 STAFF REPORT TO FROM: Hearing Date: March 6, 2008 Planning & Zoning Commission Sonya Watters Associate City Planner 208-884-5533 ~~E: I '~' D FEB 9 2008 SUBJECT: Castle Rock City Of Meridian • AZ-07-016 City Clerk Office Annexation and Zoning of 224.29 acres from RR (Ada County) to R-2 (Low Density Residential) (45.14-acres) and R-8 (Medium Density Residential) (179.16-acres) • PP-07-020 Preliminary Plat consisting of 794 single-family residential building lots and 86 common other lots on 177.73 acres in the proposed R-2 and R-8 zoning districts • PUD-07-001 Planned Unit Development for deviations from district requirements to provide an opportunity for exemplary site development Note: This project was!originally heard by the Commission on l2/6/07. At that meeting, the Commission recommended denial of the project to City Council. Revisions were made to the plans to reflect some of the Commission's concerns prior to the Council meeting as follows: number of building lots was decreased from 847 to 789; open space was decreased from 41..6 acres to 38.84 acres; and the overall density of the plat was reduced from 4.65 dwelling units (d. u.) per acre to 4.33 dwelling units per acre [The density of the platted area designated for low density residential uses was originally 4.48 dwelling units per acre; the revised plat depicted a density of 3. S dwelling units per acre. The density of the area designated for medium density residential uses was originally 4.71 d. u. per acre; the revised plat depicted a density of 4.39 d. u. per acreJ. At the Council hearing on 1/22/08, the City Council heard the project and remanded it back to the Commission. Since that time, the applicant has revised the plans again. Revisions made to the plat since the Council meeting are as follows: the number of building lots increased from 789 to 794; open space increased from 38.84 acres to 39.86 acres; the City park was relocated from a central location within the development in the medium density designated area to the west boundary of the plat adjacent to Blackrock Subdivision in the low density designated area; and the overall density of the plat area increased from 4.33 dwelling units per acre to 4.38 dwelling units per acre [The density of the platted area designated for low density residential uses was 3.S d. u. per acre; the revised plat depicts a density of 2.98 d. u. per acre. The density of the area designated for medium density residential uses was 4.39 d. u. per acre; the revised plat depicts a density of 5.08 d. u. per acreJ. The Council remanded this project back to the Commission and asked for the Commission to specifically consider/review the following items: 1) Make a new recommendation based on the revised plat; 2) Consider the traffic impact of this development on Eagle Road between the site and the interchange, specifically the Eagle/Victory intersection; 3) Consider not only the maintenance but the ownership of the coved areas, and/or who has the right to do (or not do) what within the coved areas; 4) Reconsideration of the revised densities in relation to the Comprehensive Plan and the recently approved South Meridian Area Plan; and S) Consider requiring S. Carlisle Way to stub to the east boundary across the Ten Mile Creek for interconnectivity upon future development of the property across the creek. Castle Rock AZ PP PUD PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 Staff has updated the subject staff report based on the revised plat dated 2/7/08 and landscape plan dated 2/l3/O8. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Providence Development Group, LLC, has applied for Annexation and Zoning (AZ) approval of 224.29 acres of land from the RR zoning district in Ada County to the R-2 (Low Density Residential) and R-8 (Medium Density Residential) zoning districts. The R-2 portion consists of 45.14 acres and the R-8 portion consists of 179.16 acres. The majority of the property proposed to be zoned R-2, at the southwest corner of the site (44 lots), was previously platted in Ada County as Blackrock Subdivision; 7 additional lots are now proposed within the R-2 zoning district as part of the subject plat (on the north end of Blackrock). This is a re-subdivision of Lots 16 & 24, Block 1 and Lot 10, Block 3, of Blackrock Subdivision No. 1. Preliminary, Plat (PP) approval is requested for 794 single-family residential building lots and 86 common/other lots, including a City park, on 177.73 acres within the proposed R-2 and R-8 zoning districts. Approval of a Planned Unit Development is also requested for deviations from district requirements pertaining to lot size, building setbacks, and street frontage to provide an opportunity for exemplary site development. The site is located on the west side of S. Eagle Road, midway between E. Amity Road and E. Lake Hazel Road. Currently, there are 44 single-family borne sites, associated landscaping, and streets (previously approved in Ada County as Blackrock Subdivision No. 1) on this site. The existing home sites and streets (totaling 43.18 acres) are included in the request for annexation and zoning, but are not included in the subject preliminary plat. The subject property is currently outside of the Area of City Impact but is within the City's Urban Service Planning Area and Area of Referral. The Council recently approved the South Meridian Area Plan but the City has not yet requested that this area be incorporated into the Area of City Impact. 2. SUMMARY RECOMMENDATION The subject applications (AZ, PP, and PUD) were submitted to the Planning Department for concurrent review. Below, staff has provided a detailed analysis and recommended conditions of approval for the requested Annexation and Zoning, Preliminary Plat, and Planned Unit Development applications. Staff is recommending approval of the proposed Castle Rock development (AZ-07- 016, PP-07-020, and PUD-07-001) with the conditions listed in Exhibit B of the Staff Report. 3. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Numbers AZ-07-016, PP-07-020, and PUD-07-001, as presented in the staff report for the hearing date of March 6, 2008 with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers AZ-07-016, PP-07-020, and PUD-07-001, as presented during the hearing on March 6, 2008, for the following reasons: (You should state specific reasons for denial of the annexation and you must state specific reason(s) for the denial of the plat.) Castle Rock AZ PP PUD PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 Continuance I move to continue File Numbers AZ-07-016, PP-07-020, and PUD-07-001 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 site is located on the west side of S. Eagle Road, midway between E. Amity Road and E. Lake Hazel Road, in Section 32, Township 3 North, Range 1 East. b. Owner(s): Providence Development Group, LLC 701 S. Allen St. Ste. 104 Meridian, ID 83642 c. Applicant: Same as Owner d. Representative: Justin Lucas, Hubble Homes e. Present Zoning: RR (Ada County) £ Present Comprehensive Plan Designation: Low Density Residential (104 +/- acres) and Medium Density Residential (120 +/- acres) g. Description of Applicant's Request: The applicant is requesting concurrent approval for Annexation and Zoning of the subject 224.29 acres to R-2 (45.14 acres) and R-8 (179.16 acres); Preliminary Plat approval of 794 single-family building lots and 86 common lots, including a City Park, on 177.73 acres; and a Planned Unit Development for deviations from district requirements pertaining to setbacks, lot size, and street frontage to provide an opportunity for exemplary site development. All of the homes within the development are proposed to be single- family detached. The gross density of the R-2 area (excluding Blackrock Subdivision No. 1) is 2.39 dwelling units per acre; the gross density of the R-8 area is 4.42 dwelling units per acre; the overall density of the proposed development is 4.38 dwelling units per acre (excluding Blackrock Subdivision No. 1). Approximately 21.7% percent (39.86 acres) of the area being subdivided is being set aside for open space. 1. Date of preliminary plat (attached in Exhibit A): 2/7/08 2. Date of landscape plan (attached in Exhibit A): 2/13/08 5. PROCESS FACTS a. The subject application wil'1 in fact constitute an annexation as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the Planning & Zoning Commission and City Council on this matter. b. The subject application will in fact constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the Planning & Zoning Commission and City Council on this matter. c. The subject application will in fact constitute a planned unit development as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the Planning & Zoning Commission and City Council on this matter. Castle Rock AZ PP PUD PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 d. Newspaper notifications published on: [November 19, 2007 and December 3, 2007 (Commission); December 31, 2007 and January 14, 2008 (City Council)] February 18, 2008 and March 3, 2008 (Commission) e. Radius notices mailed to properties within 300 feet on: [November 9, 2007 (Commission); December 28, 2007 (City Council)] February 12, 2008 (Commission) f. Applicant posted notice on site by: [November 16, 2007 (Commission); December 18, 2007 (City Council)] February 25, 2008 (Commission) 6. LAND USE a. Existing Land Use(s): There are currently 44 single family lots (with homes in varying stages of the construction process) located in the southwest corner of the proposed annexation area. These lots were previously approved through Ada County, with Blackrock Subdivision No. 1. In association with these lots some public streets and landscaping have also been installed on this site. The existing homes sites and streets are included in the annexation area as a stipulation of the City services being provided to these lots but because they were previously approved in Ada County are not included in the subject preliminary plat. NOTE: City services (water & sewer) have already been provided to the lots within the Blackrock development. b. Description of Character of Surrounding Area: This area is composed of primarily agriculture land and single-family homes on large parcels. The subject project will constitute a significant change in use for this area and begin the transition from rural to urban for this section of Eagle Road. c. Adjacent Land Use and Zoning: 1. North: Recently approved Whitebark Subdivision, zoned R-4, and rural residences and agriculture, zoned RUT (Ada County) 2. East: Eagle Road and Single-family homes on large rural parcels, zoned RR (Ada County) 3. South: Single-family homes on large rural parcels, zoned RR (Ada County) 4. West: Single-family homes on large rural parcels, zoned RR and Rl (Ada County) d. History of Previous Actions: An annexation and zoning (AZ-06-059) and preliminary plat (PP-06-059) application was submitted to the City in 2006 for the subject property by the same developer under the name of Blackrock Castlegreens Subdivision. The annexation request was for 224.26 acres to be zoned R-2, R-4, and R-8 with no reductions to dimensional standards. The preliminary plat was for 644 building lots and 31 common/other lots with a gross density of 3.61 dwelling units per acre and a net density of 4.64 dwelling units per acre. These applications were denied by the City Council. Primary reasons for denial were the lack of design guidelines for proposed structures within the development and lack of transportation infrastructure in this area of the City. This property was previously platted in Ada County as Blackrock Subdivision No. 1, which was recorded on October 24, 2006, as Instrument No: 106168286. At that time, City services were provided to these lots via a Memorandum of Understanding between the City and Blackrock LLC (Instrument No. 105166614) with a provision that these lots be annexed at such time as an annexation path is available. The Blackrock Subdivision No. 1 plat contains 44 residential lots and various streets, including the access road from Eagle Road, E. Taconic Street. The subject application is a re-subdivision of Lots 16 & 24, Block 1 and Lot 10, Block 3, of Blackrock Subdivision No. 1. Although all of Blackrock Subdivision No. 1 is included Castle Rock AZ PP PUD PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 in the annexation area, only the lots mentioned above are included in the subject preliminary plat. e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: This property is proposing sewer service to mains planned in Whitebark Subdivision to the north. Also the applicant will need to construct a portion of the 18-inch lateral trunk through the north east corner of this site. Location of water: E. Amity Rd., S. Eagle Rd., and E. Taconic Drive Issues or concerns: a.) The applicant will need to decommission the "Off-Peak Pumping Station" servicing the Blackrock Subdivision b.) Due to the topography of this site, there are two separate water pressure zones on this property. c.) Water connectivity, The SE phase of the Castle Rock subdivision will need at least two connections to the city water system for redundancy and to insure adequate fire flows. A connection to the water main on Eagle Road through an offsite easement is one possibility, but the Eagle Road waterline south of Taconic is currently a high pressure line and would require pressure reduction to serve the proposed development. 2. Canals/Ditches Irrigation: The Ten Mile Creek borders the north eastern portion of the proposed subdivision for approximately 1000 feet. The June 2006 Update to the Meridian Comprehensive Plan lists the Ten Mile Creek as one of the waterways that courses through the city that should be improved and protected (page 39). The Beasley Lateral also traverses this site from Eagle Road to the north boundary. The applicant is proposing to re-route the Beasley Lateral, leave it uncovered, and improve it with grasses and other landscaping as approved by the irrigation district as an amenity. A pathway is also proposed adjacent to the waterway. 3. Hazards: A small portion of the north eastern section of the proposed plat lies within Flood Zone "A" as determined from flood insurance rate map number 16001 C0265 H dated February 19, 2003 and the City's GIS database (please see Public Works conditions for requirements and conditions for development within Flood Zone "A"). 4. Proposed Zoning: R-2 (Low Density Residential) and R-8 (Medium Density Residential) 5. Size of Property: 224.29 acres (177.73 acres included in the preliminary plat) £ Subdivision Plat Information: 1' . Residential Lots: 794 2. Non-residential Lots: 0 3. Total Building Lots: 794 4. Common Lots: 85 5. Other Lots: 1 (Proposed City Park Site -Lot 7, Block 37) 6. Total Lots: 880 7. Gross Density: 4.3.8 dwelling units per acre (overall) 8. Minimum House Size: NA Castle Rock AZ PP PUD PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 g. Landscaping 1. Width of street buffer(s): 25 feet adjacent to S. Eagle Road, an arterial street; 20 feet adjacent to E. Taconic Drive, a residential collector street 2. Width of buffer(s) between land uses: NA 3. Percentage of site as open space: 21.7% (39.86 acres) h. Off-Street Parking: UDC 11-3C-6 requires single-family detached dwellings to have 2 enclosed parking spaces (a garage) and a 20' x 20' parking pad in front of each garage. i. Summary of Proposed Streets and/or Access: The entrance into this site is from E. Taconic Drive, which currently intersects Eagle Road. East Taconic Street was constructed with Blackrock Subdivision No. 1. The applicant is proposing to construct numerous new public streets as part of this development. The applicant is also proposing four stub streets that will be extended to adjacent properties and two streets connecting to stub streets to the subject property from the adjacent Blackrock and Whitebark Subdivisions. These proposed streets are listed below: 1. East Goodrich Drive stubs to the 10.5 acre McKay property to the south (parcel # 51132417210). 2. South Aydon Avenue stubs to the 29.66 acre Cantrell property to the south (parcel # R1835500100). 3. South Tamworth Avenue stubs to the 27.5 acre Warrick property to the north (parcel # 51132120800). 4. South Graphite Way stubs to the 19.79 acre Huffman property to the north (parcel #S1132212710). 5. South Whitebark Way is proposed to connect to a stub street to this property approved with Whitebark Subdivision to the north. 6. South Graphite Way is proposed to connect to a stub street to this property approved with Blackrock Subdivision at the southwest corner of the site. A variety of street types are proposed within this development. The majority of internal streets are local streets with 33-foot wide street sections (measured back of rolled curb to back of rolled curb) with 5-foot wide attached sidewalks within 50 feet ofright-of--way. Twenty-nine foot wide local streets (measured from back of rolled curb to back of rolled curb) with 5-foot wide attached sidewalks within 42 feet ofright-of--way and 25-foot wide local streets (measured from back of rolled curb to back of rolled curb) with 5-foot wide attached sidewalks within 42 feet of right-of- way are also proposed. Alleys are proposed for access to 123 of the lots (Blocks 4., 5, 7-12, 15, 16, 18-25) in the south-eastern portion of the development. East Taconic Drive (previously approved with the Blackrock Subdivision No. 1) varies slightly from the other streets in the development because it is classified as a residential collector and the applicant has proposed 5- foot wide detached meandering concrete sidewalks along both sides of the street. Staff is generally supportive of the proposed street system. ACRD has included comments and conditions of approval, included as Exhibit A.12 and B.7 of this report. See analysis Section 10 of this report for more information. 7. COMMENTS MEETING On November 16, 2007 a joint agency and departments meeting was held with service providers in this area to discuss the original plat submitted by the applicant. On February 15, 2008, another joint agency and departments meeting was held with service providers in this area to discuss the revisions made to the plat. The agencies and departments present include: Meridian Fire Department, Meridian Parks Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services Company. Staff has included comments, conditions and recommended actions in Castle Rock AZ PP PUD PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 Exhibit B below. 8. COMPREHENSIVE PLAN POLICIES AND GOALS Approximately half of this property (103+/- acres) is designated as "Low Density Residential" and the other half (121+/- acres) "Medium Density Residential" on the Comprehensive Plan Future Land Use Map (see Exhibit A.11 for a map showing the boundaries of the low and medium density uses anticipated for this area). According to the Comprehensive Plan, low density residential areas are anticipated to contain up to three dwelling units per acre; and Medium density residential areas are anticipated to contain between three and eight dwelling units per acre (see Page 99 of the Comprehensive Plan.). The proposed Preliminary Plat depicts 794 single-family lots and 86 common lots on 177.73 acres (not including Blackrock Subdivision). The applicant has calculated densities for this development based on an overall acreage of 181.11, which includes the E. Taconic Street right- of-way of 3.38 acres, although Taconic is not included in boundaries of the subject preliminary plat. The total overall gross density for the development is 4.38 dwelling units per acre, excluding Blackrock Subdivision. The area designated on the future land use map as low density, which includes Blackrock Subdivision, consists of 244 building lots on 102.84+/- acres for a density of 2.01 dwelling units per acre; the area proposed to be platted (which excludes Blackrock Subdivision) consists of 180 building lots on 60.36 acres for a density of 2.98 dwelling units per acre. The area designated as medium density on the future land use map consists of 614 building lots on 120.75 acres for a density of 5.08 dwelling units per acre. According to the Applicant's density figures stated above and shown on the cover .sheet of the plat, the proposed densities within the annexation and plat area comply with both the low and medium anticipated densities for this area. However, the Commission and City Council should note the following: The density figure for the low density designated area within the plat includes an 8.8 acre park, as allowed by the UDC, which lessens the overall density in this area and enables the applicant to meet the requirements for low density (this park was previously proposed within the medium density designated area). The perimeter lots are larger and Staff believes meet the intent of the low density designation; however, the internal lots are much smaller and are essentially the same size as those in the medium density designated area. Further, E. Taconic Street was platted with Blackrock Subdivision and is not being re platted with Castle Rock Subdivision. Because Taconic Street lies within the annexation area, the applicant has factored this area into the density fcgures previously mentioned. Without the 8.8 acre park and Taconic Street counted toward the development area, the low density portion would exceed the 3 units per acre allowed by the Comprehensive Plan. The Commission and Council should determine if the proposed density meets the intent of the low density designation. (Note: The UDC defines gross density as, "The ratio of the total number of dwelling units within a development divided by the total area, including streets, alleys, easements, waterways, and common spaces.') To provide a transition between the large lots in Blackrock Subdivision (averaging 0.68 of an acre in size along the east perimeter boundary) and surrounding rural residential properties, and the smaller adjacent lots in the proposed Castle Rock Subdivision, the applicant is proposing larger, less dense lots ranging in size from 4,232-18,875 square feet (or an average of 10,596 square feet/0.24 of an acre) along the perimeter of the area of the plat that is designated Low Density on the Future Land Use Map. Additionally, common area is proposed at the rear of the lots that abut Blackrock as a buffer and transition in lot sizes between the smaller internal lots and those in Blackrock. There is also a significant grade difference between Blackrock and the proposed Castle Rock; Blackrock sits atop a ridge approximately 50 feet above the proposed subdivision, which also assists in providing a transition or buffer. The applicant believes that the layout of the plat along with the topography of the site will all serve as a buffer between Blackrock and the higher density areas along the central and eastern portions of Castle Rock in the areas designated for medium density uses; Staff generally agrees. Castle Rock AZ PP PUD PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH€ HEARING DATE OF MARCH 6, 2008 Note: The South Meridian Area Comprehensive Plan Map Amendment (CPA-07-002) that was approved on 2/19/08, depicts a larger portion of this property for Low Density Residential than was previously designated for this area. However, because the applicant submitted the subject applications before the Map Amendment, staff has based our analysis on the Future Land Use Map in effect at the time of application submittal. Beyond what has been discussed above the following Comprehensive Plan policies apply to this application (staff analysis in italics below policy): • Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for the provision of all public services. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner.• - Sanitary sewer and water service will be extended to the project at the developer's expense. (Note: Some of the lots in Blackrock Subdivision are already receiving City water and sewer service.) - The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. - The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). - The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. (Note: One of the main reasons the City Council previously denied this project was because this portion of Eagle Road is not currently in any road widening plans.) - The subject lands are currently serviced by the Meridian School District No. 2. This service will not change. - The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. • Chapter VI, Goal II, Objective A, Action 8 -Develop alternative modes of transportation through pedestrian improvements, bicycle lanes, off-street pathways, and transit oriented development as appropriate. This development includes a 10 foot wide multi-use pathway that is consistent with the Comprehensive Plan Future Land Use Map and Master Pathways Plan. This pathway will help to promote connectivity and alternative forms of transportation in this area. The development also includes various pathways that will also promote walking and biking throughout the development. • Chapter VI, Goal II, Objective A, Action 6 -Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. The submitted preliminary plat proposes four stub streets to adjacent properties and two connections to streets stubbed to the subject property. All of the stub streets extend to parcels currently zoned RR and RUT in Ada County, which staff anticipates will re-develop in the future. Castle Rock AZ PP PUD PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF MARCH 6, 2008 Staff believes that the applicant has done a nice job of providing for future connectivity to the north, south, and east of the proposed development. • Chapter VI, Goal II, Objective A, Action 13 -Review new development for appropriate opportunities to connect to local roads and collectors in adjacent developments. The submitted preliminary plat proposes two connections (S. Graphite Way & S. Whitebark Way) to stub streets provided to this property from adjacent developments. • Chapter VI, Goal II, Objective A, Action 6 -Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. In addition to the Whitebark stub from the north, four stub streets are provided to adjacent rural residential properties for future connectivity between subdivisions upon development of these properties. • Chapter VI, Goal II, Objective A, Action 5 -Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system. The applicant is proposing to construct a segment of the City's multi-use pathway system along the south side of the Ten Mile Creek located at the northeast corner of the property. This pathway will be extended through adjacent properties to the north and southeast at the time of future development. Along with this pathway, the applicant is proposing to construct five foot sidewalks/pathways throughout the subdivision adjacent to the proposed streets and through the common areas. A Valley Ride transit stop is also proposed within this subdivision. • Chapter VII, Goal I, Objective D, Action 8 -Require new urban density subdivisions which abut or are proximal to existing low density residential land uses to provide landscaped screening or transitional densities with larger, more comparable lot sizes to buffer the interface between urban level densities and rural residential densities. The proposed plat and landscape plan depict landscaped common area along the majority of the subdivision boundary. Larger lots are also proposed as a buffer between Blackrock Subdivision and adjacent rural residential properties, and the higher density areas proposed in the central and eastern portions of Castle Rock. • Chapter VII, Goal N, Objective C, Action 3 -Require usable open space to be incorporated into new residential subdivision plats. The applicant is proposing 39.86 acres (or 21.7% of the site) as open space, including an 8.8 acre City park and several pocket parks. Numerous pathways are proposed within the development providing access to amenities within the subdivision. • Chapter VII, Goal N, Objective C, Action 10 - Support a variety of residential categories (low-, medium-, and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. The applicant is proposing both low and medium density single family detached homes within this development. Three types of housing are proposed: traditional homes (Legend Series), patio homes (Cottage Series), and alley loaded product (Village Series), which should provide a range of housing opportunities in this area. Castle Rock AZ PP PUD PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 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. In addition to the sidewalks along the public stub streets, Staff has included a condition of approval in Exhibit B that additional pedestrian pathways be provided to the north, west, and south property boundaries for extension and connectivity with adjacent future developments. Chapter VII, Goal IV, Objective C, Action 1 -Protect existing residential properties from incompatible land use development on adjacent parcels. The applicant is proposing a residential zone. Staff finds that the existing single family residential properties in the near vicinity are compatible with the proposed development. Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's zoning and development request is appropriate for this property. 9. UNIFIED DEVELOPMENT CODE a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached homes as permitted uses in then-2 and R-8 zoning districts. b. Purpose Statement of Zone: R-2 and R-8 Residential Districts: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. c. General Standards: All of the lots (including the existing lots within Blackrock Subdivision No. 1) in the proposed R-2 zoning district comply with the dimensional standards listed in UDC 11- 2A-4. The applicant is requesting approval of a Planned Unit Development for reductions to dimensional standards pertaining to lot size, setbacks, and street frontage in the R-8 zoning district (see Section 10, PUD Analysis below for more information). 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: 1. AZ Application: The Applicant is requesting approval to annex and zone 224.29 acres from the RR zoning district in Ada County to the R-2 and R-8 zoning districts in the City. The property is currently designated on the Comprehensive Plan Future Land Use Map for Low Density (103+/- acres) and Medium Density Residential (121+/- acres) uses. The proposed density of the annexation and plat area complies with the anticipated low and medium density uses planned for this area. (Please see Section 8 above for more information pertaining to compliance with the future land use map. Also, see Exhibit A.11 for a map showing the boundaries of the low and medium density uses anticipated for this area, per the Comprehensive Plan Future Land Use Map.) Based on the policies and goals contained in the Comprehensive Plan, staff believes that the requested R-2 and R-8 zoning districts are appropriate for this property. Please see Exhibit D for detailed analysis of the required facts and findings for annexation. Castle Rock AZ PP PUD PAGE ] 0 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 The annexation legal description submitted with the application (stamped on September 24, 2007 by Michael Marks, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Existing Lots in Blackrock No. 1: As mentioned above, there are currently 44 single-family home sites and associated landscaping and roadways (previously approved in Ada County as Blackrock Subdivision No. 1) on this site. The existing homes sites and streets (totaling 43.18 acres) are included in the request for annexation and zoning, but are not included in the concurrent preliminary plat. Staff has reviewed the lot sizes and street frontages for these home sites and found them to be consistent with the dimensional standards for the R-2 zoning district, which is being requested for this area, All of these home sites and roadways should conform to the iJDC and any other applicable city standards. Annexation of these lots is requested as a provision of the City previously providing services to these lots via the recorded Memorandum of Understanding between the City and Blackrock LLC (Instrument No. 105166614).. Development Agreement: UDC 11-SB-3.D.2 and Idaho Code § 65-6711A provides the City the authority to require a property owner to enter into a Development Agreement (DA) with the City that may require some written commitment for all future uses. Staff believes that a DA is necessary to ensure that this property is developed in a fashion that is consistent with the comprehensive plan and does not negatively impact nearby properties. Prior to annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at 898-5506 to initiate this process. The DA shall incorporate the following: a. The applicant shall be responsible for all costs associated with the sewer and water service extension. b. Any and all existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non- dornestic purposes such as landscape irrigation. c. The only allowed uses on this property are as follows: single-family detached homes and allowed accessory uses in the R-2 and R-8 zoning districts. d. A 10-foot wide multi-use pathway shall be constructed on this site on the south side of the Ten Mile Creek, as depicted on the landscape plan. The applicant shall construct said pathway to the Parks Departments standards and grant the Ciry an easement for said pathway. e. Development of the subject property shall comply with the standards for Planned Unit Developments listed in UDC 11-7-4. f. The applicant shall construct a minimum 8.8 acre neighborhood park on this site and dedicate said park to the City. The neighborhood park shall be constructed and accepted by the City prior to the 400`h building permit being issued for this development. g. Set aside at least 21.7% (39.86 acres) of the site for useable open space, as defined in UDC 11-3G-3. h. Reductions to the minimum dimensional standards required in the R-8 zone are allowed as follows (per PUD-07-001): Castle Rock AZ PP PUD PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 Castle Rock Dimensional Standards Legend Cottage Village Street setback* Living 10 10 10 Garage 20 20 N/A Alley setback* Living N/A N/A 10 Garage N/A N/A 20 Side setback 5 5 5 Rear setback 12 12 N/A Minimum lot size (s uare footage) 4,200 3,800 3,100 Minimum living area (s uare footage) 1,400 1,000 900 Minimum lot frontage (measured at garage front setback line) 50 46 40 Minimum lot frontage (measured at the street) 30 30 40 *Measured from back of walk ** Measured from edge of alley avement For comparison, the following are applicable dimensional standards for the R-8 district, Per LFDC Table 11-2A-6: R-8 STANDARD REQUIREMENT Minimum ro erty Size /DLJ* (ins uare feet) SF** detached DU* with garage facing the front ro erty line 5,000 SF** detached DU* with shared driveway, alley loaded garage, or rivate street mew lots 4,000 Any corner roperty 5.,000 Minimum street frontage-SF detached DU (in feet) with garage facing street 50 with shared driveway, alley loaded garage, or rivate street mew lots 40 Minimum street frontage-SF attached &two-family du lex DU (in feet) 40 Street setback*** to garage (in feet) Local 20 Collector 25 Street setback*** to living area (in Local 15 feet) Collector 25 Side setback 5 Rear setback 12 *DU= dwelling unit **SF= single family ***Measured from back of sidewalk or ro erty line where there is no adjacent sidewalk. Construction materials used on the wall surfaces of all structures shall incorporate a minimum of 3 different types of materials.. Materials may include the following: vertical and horizontal siding, board and batten, shingle., shake, hardboard, scallops, stucco, brick, or stone (per the Castle Rock Design Guidelines). Balustrades shall not be considered an acceptable material as they are an architectural feature, not a wall surface material. Castle Rock AZ PP PUD PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 j. All structures shall substantially comply with the building elevations submitted with this application included in Exhibit A and approved with this application. Further, design of the structures and subdivision shall comply with the Design Guidelines, dated January 16, 2008, submitted with this application, with the exception that balustrades are not allowed to count toward the minimum number of required wall surface construction materials. 2. PP Application: The applicant is requesting Preliminary Plat approval of 794 single-family residential building lots and 86 common/other lots on 177.73 acres in the proposed R-2 and R-8 zoning districts. This is a re-subdivision of Lots 16 & 24, Block 1 and Lot 10, Block 3, of Blackrock Subdivision No. 1. The applicant is proposing to construct this subdivision in 8 phases as shown on the phasing plan attached as Exhibit A.S. Staff has reviewed the proposed preliminary plat and found it substantially complies with the Unified Development Code, except for dimensional standards pertaining to lot size, setbacks, and street frontage in the proposed R-8 zoning district; approval of a Planned Unit Development (PUD) is requested for reductions to these standards. City Park: On the Comprehensive Plan Future Land Use Map, a potential City park site is shown on this property. The applicant is proposing to construct an 8.8 acre City park in the area currently designated as Lot 7, Block 37 on the subject preliminary plat. The applicant has been working with the Parks Department and Parks Commission to work out the details of the proposed park. Staff is supportive of the dedication of the park site to the City. The Parks Department has submitted analysis of the proposed park site as follows: The new park location is along the bench between Castle Rock Subdivision and Black Rock Subdivision. While the new site is not as centrally located within the project, it is more central to the overall square mile and provides some unique opportunities based on topography not found at other Meridian parks. The new location has fewer building lots adjacent to it and provides better visibility and landmark quality. At the time of writing this report, the new park location has not been designed with proposed amenities. Comments on the design of the park and proposed roles of the applicant and City will be forthcoming based on review of the design and a recommendation from the Parks & Recreation Commission. Multi-Use Pathway: The landscape plan submitted by the applicant depicts a 10-foot wide multi-use pathway on this site that runs along tl~e south side of Ten Mile Creek at the northeast corner of the site. This proposal is consistent with the Comprehensive Plan and Master Pathways Plan, which depicts a pathway in this area. The southern portion of the multi-use pathway terminates at a rural residential parcel that is a one-acre out-parcel, zoned RR in Ada County. Usually when a pathway terminates into a parcel that is not currently within city limits staff assumes that the pathway will be extended at the time the out-parcel redevelops and annexes into the city. In this situation the rural residence sits on approximately 1.28 acres of land. Do to its size, and the fact that a majority of the parcel is within the floodplain, staff is concerned about the redevelopment (or lack thereof) potential of this parcel. The applicant is proposing a 5-foot wide pedestrian connection from the terminus of the 10-foot wide multiuse pathway across the common area to the sidewalks along Eagle Road and S. Pevensey Way. Staff believes the proposed 5-foot wide pedestrian pathway from the Ten Mile Creek to Eagle Road should be constructed as a 10-foot wide pathway all the way to the Taconic Drive/Eagle Road intersection (see Parks Dept. comments below). This will ensure that a full 10-foot wide pathway is constructed all the way from Eagle Road to the property to the north. NOTE: A portion of the 10-foot wide pathway may be constructed in lieu of sidewalk along Pevensey Way Castle Rock AZ PP PUD PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 and/or Tilbury Drive if allowed by ACRD. The multi-use pathway should be designed in accordance with UDC 11-3A-8 and the City of Meridian Parks and Recreation Master Pathways Plan. Either an easement or ownership deed must be granted before the City will assume the maintenance of any section of pathway. The Parks Department has submitted analysis of the proposed multi-use pathway along the Ten Mile Creek as follows: The Meridian Pathways Master Plan depicts a future public pathway along the either side of the Ten Mile Creek adjacent to the subject property. Staff supports providing the pathway along Ten Mile Creek as depicted on the site plan, with the following modification. The proposed 5-foot pathway that connects from the Ten Mile Creek pathway around the Fulcher outparcel and south to the Subdivision entrance (Taconic Drive) should also be widened to 10 feet to get pathway travelers to the intersection. Open Space/ Amenities: UDC 11-3G-3 requires a minimum of 10% common open space for all developments exceeding five acres in size. The UDC also requires one additional site amenity for each additiona120 acres of development area. Using that standard the applicant is required to provide 8 additional amenities for a development of this size (177.73 acres). Proposed site amenities are as follows: 1) The applicant is providing 39.86 acres of usable open space, which equals approximately 21.7% of the total development area. A minimum of 10% open space is required; every additional 5% of open space that is provided on the site counts toward the number of required amenities. In this case, 11.7% open space is provided above the required amount, which counts as 2 amenities. 2) Various pathways and micro- paths are proposed within the common areas, some of which connect to the multi-use pathway along the Ten Mile Creek and others run along the Beasley Lateral. 3) A neighborhood park is proposed on Lot 1, Block 17 that is proposed to contain a gazebo, tot lot, and basketball court. 4) A gazebo is proposed within the common area on Lot 27, Block 3. 5) A pocket park is proposed on Lot 18, Block 38 that is proposed to contain a tot lot. 6) A pocket park is proposed on Lot 27, Block 43 that is proposed to contain a tot lot and pond. 7) Picnic tables are proposed throughout the common areas. Furthermore, the applicant is proposing an 8.8 acre park that is intended to be dedicated to the City as part of this development. After carefully reviewing these proposed amenities staff is confident that the applicant meets and even exceeds the amenity requirements described in the UDC. Further, staff is very supportive of the open space%ommon area proposed in this development and believes that it will assist in providing a great sense of community in the neighborhood. Maintenance of all common areas shall be the responsibility of the Blackrock and Castle Rock Home Owners' Associations. Landscaping: The landscape plan prepared by Jensen Belts Associates, on February 13, 2008, is approved with the following modifications/notes: • Per UDC 11-3G-3A, set aside at least 21.7% (39.86 acres) of the site for useable open space, as proposed. • The applicant should construct a minimum 25-foot wide street buffer along the entire length of S. Eagle Road (an arterial street), exclusive of ACHD right-of way required for the ultimate street section. Said buffer shall be designed and constructed in accordance with UDC 11-3B-7. • The applicant should construct a minimum 20-foot wide street buffer along the entire length of E. Taconic Drive (a collector street), exclusive of ACRD right-of--way for the street section. Said buffer shall be designed and constructed in accordance with iJDC 11-3B-7. • Landscaping adjacent to all pathways, including the multi-use pathway along Ten Mile Creek, should be designed in accordance with UDC 11-3B-12. • Pathway stubs shall be provided to promote interconnectiviry between this Castle Rock AZ PP PUD PAGE 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 development and future developments in the following manner: 1) Extend (stub) the pathway located between Lots 15 & 16, Block 39 to the north property fine. 2) Extend (stub) the pathway located between Lots 7 & 8, Block 51 to the west property line. • Depict fencing adjacent to micro-paths in accordance with the standards listed in UDC 11-3A-7. • Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site. • A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan. All standards of installation should apply as listed in UDC 11-3B-14. Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above, with the final plat application(s). Sidewalks: The proposed prelinunary plat depicts a 5-foot wide detached meandering sidewalk along S. Eagle Road, a minor arterial street. Afive-foot wide meandering sidewalk is also proposed on both sides of E. Taconic Street, which will function as a residential collector. Taconic Street was previously approved and constructed as part of Blackrock Subdivision No. 1 in Ada County. At the time of platting, the street was not fully improved with curb, gutters, and sidewalks due to the fact that it was only designed to serve the 44 home sites that were part of Blackrock Subdivision No. 1. In lieu of concrete sidewalks, ACRD allowed the applicant to construct aten-foot wide asphalt pathway along one side of the previously approved street. Staff believes that the applicant's proposal to replace the existing asphalt pathway on the south side of Taconic Drive with five-foot wide meandering sidewalks on both side of the street is appropriate and should be a requirement of development. Micro-paths/Pathways: Numerous pathways and micro-paths are proposed within the common areas, some of which connect to the multi-use pathway along the Ten Mile Creek and others run along the Beasley Lateral. However, no pathway stubs are provided to adjacent properties for future extension. Staff believes that pathway stubs should be provided to promote interconnectivity between this development and future developments in the following areas (see Landscaping above): 1) extend the pathway located between Lots 15 & 16, Block 39 to the north property line. 2) extend the pathway located between Lots 7 & 8, Block 51 to the west property line. Staff is including a condition of approval in Exhibit B for the provision of the aforementioned pathway stubs. Stub Streets: The applicant is proposing four stub streets to adjacent properties and two streets connecting to stub streets to the subject property from the Blackrock and Whitebark Subdivisions. These proposed streets are listed below: • East Goodrich Drive stubs to the 10.5 acre McKay property to the south (parcel # S1132417210). • South Aydon Avenue stubs to the 29.66 acre Cantrell property to the south (parcel # R1835500100). • South Tamworth Avenue stubs to the 27.5 acre Warrick property to the north (parcel # S1132120800). • South Graphite Way stubs to the 19.79 acre Huffman property to the north (parcel #51132212710). • South Whitebark Way is proposed to connect to a stub street to this property approved with Whitebark Subdivision to the north. Castle Rock AZ PP PUD PAGE 15 CITY OF MERPDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 • South Graphite Way is proposed to connect to a stub street to this property approved with Blackrock Subdivision at the southwest corner of the site. Staff is supportive of the stub streets proposed for interconnectivity between approved and future residential developments. The applicant should be required to provide public stub streets to the afore-mentioned parcels as proposed. Access: Currently, the only entrance into this site is from E. Taconic Drive, which currently intersects Eagle Road. East Taconic Street was constructed with Blackrock Subdivision No. 1. Excluding Taconic Street, all of the existing driveways to Eagle Road that currently exist on this property should be relinquished. A note should be placed on the final plat that prohibits direct lot access to Eagle Road. Also, the Fire Department and Police Department are requesting that a minimum of two points of access be required for any portion of the project, which serves more than 50 homes (this number includes the Blackrock lots). The two entrances should be separated by no less than '/: the diagonal measurement of the full development (see condition of approva13.8 and 4.2 in Exhibit B). Upon development of Whitebark Subdivision at the north boundary, another access point to the site will be provided. Street Layout: The Fire Department and Sanitary Service Company have both raised concerns about the turning radiuses of internal streets proposed within the development, particularly adjacent to the landscape islands off of Taconic Street. All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. Conditions have been included in Exhibit B for the applicant to submit profiles for internal streets to the Fire Department and Sanitary Service Company for review and approval of turning radiuses. Traffic Impact Study/ACRD Requirements: The Traffic Impact Study (TIS) prepared by Washington Group International on September 13, 2007 indicates that the project will generate an additional 8,182 vehicles vehicle trips per day. Per the TIS, improvements will be needed to accommodate additional traffic volumes generated by this development as follows: 1) Construct a traffic signal at the new site access intersection with Eagle Road. Provide sufficient width on the east/west collector roadway (Taconic Drive) to accommodate separate left and right turning traffic. A southbound right turn lane and a northbound left turn lane are warranted on southbound Eagle Road at the northern site access intersection. 2) No other traffic-related improvements have been identified with this analysis. ACRD has submitted conditions of approval for this project that are included in Exhibit B that include the following: 1) A signal will be required at the Taconic/Eagle intersection when signal warrants are met based on signal analysis submitted to the District for each final plat after the final platting of the 400"' lot. 2) The Amity/Eagle intersection will need to be fully improved as identified in the District's Capital Improvement Plan prior to the final platting of the 127"' lot. (See Exhibit B for more information on these and other site specific and general conditions of approval.) Staff is fully supportive of ACHD's requirements for the proposed development. Transit Opportunities: The plat depicts a bus turnout and shelter at the Taconic Drive/Eagle Road intersection for supporting transit trips. The site is also located within bicycling distance (3 miles) of major employment and commercial developments on Eagle Road. The site also abuts the City's pathway corridor along the Ten Mile Creek. Staff is very supportive of the proposed bus stop and other transit opportunities available with this development. Existing Structures: Any existing building(s) shall be removed, prior to signature of the final plat by the City Engineer. Castle Rock AZ PP PUD PAGE 16 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 Fencing: The applicant is not proposing any fencing on the site; the applicant should clarify at the public hearing if perimeter fencing will be constructed around the subdivision boundary. The UDC does not require fencing except for areas that are adjacent to micro- paths. The developer is required to construct fencing adjacent to micro-path connections to distinguish common from private areas. Fencing adjacent to micro-paths and interior common open space is limited to 4-feet in height if closed vision fencing is used or open vision fencing up to 6-feet in height is allowed as it provides visibility from adjacent homes or buildings, per UDC 11-3A-7A.7. A detailed fencing plan should be submitted upon application of the final plat. If permanent fencing is not proposed along the boundary of the subdivision, the applicant is required to construct temporary fencing to contain debris during construction prior to issuance of any building permits on the site. Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of any natural waterways (Ten Mile Creek) that intersect, cross or lie within the area being subdivided shall be covered. This requirement doe not apply to the Ten Mile Creek which is classified as a natural waterway and must be protected as stated in UDC 11- 6A-1H. This requirement also does not apply to the Beasley Lateral, if the applicant improves it as a linear open space water amenity, as proposed. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, 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 imgation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. 3. Planned Unit Development (PUD): The applicant is requesting approval of a PUD for deviations from district requirements pertaining to lot size, building setbacks, and street frontage. Per UDC 11-7-1, the purpose of the PUD requirements is to provide an opportunity for exemplary site development that meets the following objectives: • Preserves natural, scenic and historic features of major importance; Allows for innovative design that creates visually pleasing and cohesive patterns of development; and • Creates functionally integrated development that allows for a more efficient and cost effective provision of public services. The Applicant is proposing to preserve the Beasley Lateral (a scenic feature) by leaving it open and creating linear open space alongside with a pathway for recreational use. Reducing dimensional standards as requested will allow for an innovative land design feature such as coving to be used, which incorporates curved streets, clustering, varied front setbacks, and increased open space to break up straight rows of houses that are more common in standard subdivisions; this will create a visually pleasing development. More dense subdivisions such as proposed, along with design features such as coving, allow for a more efficient and cost effective provision of public services. For these reasons, Staff believes that the proposed development meets the objectives of the PUD requirements stated above. Per the UDC, Council may approve PUD's, upon recommendation by the Commission, in Castle Rock AZ PP PUD PAGE 17 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 accord with the standards listed in UDC 11-7-4 as follows: 1. Deviations from underlying district requirements: Deviations from the development standards and/or area requirements of the district in accord with Chapter 2 DISTRICT REGULATIONS of this Title may be approved. The exception is that along the periphery of the planned development, the applicable setbacks as established by the district shall not be reduced. 2. Allowed uses: Applicant may request that specific conditional or accessory use(s) allowed in the district be allowed as principal permitted use(s). 3. The uses within the planned unit development are interconnected through a system of roadways and/or pathways as appropriate. Private streets and service drives may be permitted, if designed and constructed to the Transportation Authority standards and in accord with Chapter 3 Article F. PRIVATE STREETS of this Title. 4. Buildings shall be clustered to preserve scenic or environmentally sensitive areas in the natural state, or to consolidate small open spaces into larger, more usable areas for common use and enjoyment. Staff has reviewed these standards and found the development complies with all of them. The building lots proposed in the R-2 district meet the minimum dimensional standards listed in UDC 11-2A-4. The applicant is requesting reductions to the minimum dimensional requirements in the R-8 district as follows: Castle Rock Dimensional Standards Legend Cottage Village Street setback* Living 10 10 10 Garage 20 20 N/A Alley setback** Living N/A N/A 10 Garage N/A N/A 20 Side setback 5 5 5 Rear setback 12 12 N/A Minimum lot size (s uare footage) .4,200 3,800 3,100 Minimum living area (s uare footage) 1,400 1,000 900 Minimum lot frontage (measured at garage front setback line) 50 46 40 Minimum lot frontage (measured at the street) 30 30 40 *Measured from back of walk ** Measured from edge of alley pavement Note: There is not a minimum living area in the R-8 district. For comparison, the following are applicable dimensional standards for the R-8 district, Per UDC Table 11-2A-6: Castle Rock AZ PP PUD PAGE 18 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 R-8 STANDARD REQUIREMENT Minimum pro erty Size /DU* (ins uare feet) SF** detached DU* with garage facing the front pro erty line 5,000 SF** detached DU* with shared driveway, alley loaded garage, or rivate street mew lots 4,000 Any corner ro erty 5,000 Minimum street frontage-SF detached DU (in feet) with garage facing street 50 with shared driveway, alley loaded garage, or rivate street mew lots 40 Minimum street frontage-SF attached &two-family du lex DU (in feet) 40 Street setback*** to garage (in feet) Local 20 Collector 25 Street setback*** to living area (in Local 15 feet) Collector 25 Side setback 5 Rear setback 12 *DU= dwelling unit **SF= single family ***Measured from back of sidewalk or property line where there is no adjacent sidewalk. Staff has reviewed the requested reductions to the R-8 dimensional standards and because of the toying design concept, clustering, amount of open space and interconnected trail system proposed, is supportive of the applicant's request. Design: The primary land design concept used to create this development is coving. The coving concept uses curved streets, clustering, varied front setbacks, and increased open space to break up straight rows of houses that are common in more traditional subdivisions. Cooing calls for larger front setbacks in key locations along the curved streets. These groupings of larger front setbacks create "coves" of open space in front of the homes that are clearly visible to pedestrians and motorists as they navigate through the community. Varying the front setbacks is essential to provide facade modulation, unique orientation, additional landscaping and to de-emphasize the garage of each housing unit. In addition to the coving concept, Castle Rock also contains a traditional village with alley loaded units focused around a common village green (Lot 1, Block 17). These units are specifically designed to eliminate the view of the garage from the street, and create a more pedestrian friendly environment. By placing the garage at the rear of the house it allows for more emphasis on front porches, additional variety of setbacks and sitting areas where people can interact and gather. The PUD standards listed in UDC 11-7-4 state that buildings shall be clustered to preserve scenic or environmentally sensitive areas in the natural state, or to consolidate small open spaces into larger, more usable areas for common use and enjoyment. Also, uses within the PUD should be interconnected through a system of roadways and/or pathways as appropriate. Staff believes that the design of this site complies with these standards. Design Guidelines: The applicant has submitted Design Guidelines (dated January 16, 2008) for Castle Rock Subdivision. The Design Guidelines include proposed details of design concepts for the subdivision, architectural elements of the different housing types, and dimensional standards for the development. Staff has reviewed these guidelines and found them to represent exemplary design features that will result in a unique and innovative residential development. Common Areas: The applicant is providing 21.7% (39.86 acres) open space within the development consisting of a future City park, 2 pocket parks, a neighborhood park, and several smaller internal open areas and linear open areas along the perimeter of the Castle Rock AZ PP PUD PAGE 19 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 subdivision and along the Beasley Lateral. The common areas are proposed to contain amenities such as tot lots, a basketball court, gazebos, and picnic areas. A pathway system is proposed through this development to encourage walking, biking and other pedestrian activities and connection to uses. Staff is very supportive of the common area proposed in this development and believes that it will assist in providing a great sense of community in the neighborhood. Maintenance of all common areas shall be the responsibility of the respective Blackrock and Castle Rock Home Owners' Associations. Housing Types: The applicant has included a Product Exhibit (see Exhibit A.6) that depicts the location of the different housing types proposed within the development along with common areas and cove areas. The applicant is proposing to construct custom homes on the 7 lots in the R-2 zone that are included ~in the Castle Rock plat that border Blackrock Subdivision on the north. The applicant is proposing four different types of single-family detached dwelling units within this development to promote diversity and choice in housing types as follows: Legend Series -These are the largest and most traditional homes offered in Castle Rock. They range in size from 1,200 to 3,555 square feet and include 12 different floor plans with a minimum of 3 distinctive elevations for each plan. Key features are large front porches, colonial grid windows, and wooden shutters and have floor plans that offer large lofts on the upper floor. Construction materials proposed on the front elevations consist of balustrades, brick, stone, or stucco accent. Other wall surface materials include vertical and horizontal siding, board and batten, shingle, hardboard, and stucco. A minimum of 3 material types are required for all front elevations. The Legend Series homes are proposed to be located on the western and southern portions of the subdivision to provide a transition to adjacent larger rural residential properties. There are 174 of the Legend Series homes proposed within the development. (See Design Guidelines submitted with application for more detail. Also, see building elevations attached in Exhibit A.7.) Cottage Series -These are patio homes designed to minimize the visual impact of the garage from the street while maximizing the front porches, patios, and living space that have been extended toward the street. They range in size from 900 to 2,400 square feet and include a minimum of 6 floor plans with 3 distinct exteriors per plan. Key features are well defined front entries, living spaces or porches that dominate the front elevation and extend to or beyond the plane of the garage to create facade modulations at the street as well as on corner and rear elevations. Construction materials proposed on the front elevations consist of vertical and horizontal siding, board and batten, shingle, shake, scallops, or stucco. A minimum of 3 material types are required for all front elevations. The Cottage Series homes are proposed to be located on the northern and eastern portions of the subdivision. There are 390 of the Cottage Series homes proposed within the development. (See Design Guidelines submitted with application for more detail. Also, see building elevations attached in Exhibit A.8_) Village Series -These are alley loaded products that are specifically designed for the "Traditional Neighborhood" that is embedded within the Castle Rock community. This series contains a minimum of 6 floor plans with 3 distinctive exterior treatments that range in size from 900 to 2,200 square feet. Alley loaded units will have a perpetual use and benefit easement recorded along the westerly five feet of all Village Series lots. The purpose of this easement is to expand the useable side yard area for each unit. This easement allows the neighboring property owner to the west to use, maintain, and benefit fro the westerly five feet of their neighbor to the south's Castle Rock AZ PP PUD PAGE 20 CITY OF MERbDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 property. Construction materials proposed on the front elevations consist of vertical and horizontal siding, board and batten, shingle, shake, scallops, or stucco. A minimum of 3 material types are required for all front elevations. The Village Series homes are proposed to be located centrally within the southeastern portion of the subdivision. There are 122 of the Village (Alley) Series homes proposed within the development. (See Design Guidelines submitted with application for more detail. Also, see building elevations attached in Exhibit A.9.) • Custom Home Sites -The lots designed as custom home sites range in size from 8,000-14,000 square feet. The homes on these sites will be a minimum of 2,000 square feet and contain architectural character and details that make them unique in the development. There are 108 custom homes proposed within the development. Architectural distinction will be established through the use of large front porches, variations in materials and colors, facade modulation, and other architectural details. As a base for these lots, Hubble Homes has developed 4 signature floor plans that will be available on these lots, along with these plans they anticipate selling lots to individual builders who would bring their own house designs to the subdivision. Minimum design standards for the custom lots are included in the design guidelines for Castle Rock. Wall surfaces for these structures are proposed to have a minimum 10% brick, stone, or stucco accents. Other appropriate wall surface treatments include vertical and horizontal siding, board and batten, shingle, shake, hardboard, and stucco. A minimum of 3 material types will be required on all front elevations. (See Design Guidelines submitted with application for more detail. Also, see building elevations attached in Exhibit A.10.) Building Elevations: The applicant has submitted building elevations that are included in Exhibit A of this report. Per the Design Guidelines for Castle Rock, materials proposed on the wall surfaces of the structures include the following: vertical and horizontal siding, board and batten, shingle, shake, hardboard, scallops, stucco, brick, or stone, and balustrades. A minirnurn of 3 material types are required on all front elevations. Staff is supportive of the proposed elevations, minimum number of required material types, and construction materials, except for the balustrades. Because balustrades are an architectural feature and not a wall surface material, Staff is recommending as a DA provision that balustrades not be included in the design guidelines as an acceptable wall surface material (see Exhibit B). Note: Per UDC 11-7-4E, in approving the PUD, the Council may prescribe appropriate conditions, additional conditions, bonds, and safeguards in conformity with this title that: - Minimize adverse impact of the use on other property; - Control the sequence and timing of the use; - Control the duration of the use; - Assure that the use and the property in which the use is located is maintained properly; - Designate the exact location and nature of the use and the property development; - Require the provision for on site or off site public facilities or services; - Require more restrictive standards than those generally required in this Castle Rock AZ PP PUD PAGE 21 CITY OF MER1D[AN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 title; and - Require mitigation of adverse impacts of the proposed development upon service delivery by any political subdivision, including school districts, which provides services within the city. Staff is generally supportive of the proposed development with the recommended DA provisions. Staff likes the variety of housing types proposed as they should provide a range of housing opportunities in this area of the City. Further, staff believes .that the proposed land use concepts such as coving, clustering, and an interconnected pathway system throughout the common areas should provide a unique type of development with many recreational opportunities available to the residents. b. Staff Recommendation: Staff recommends approval of the subject applications (A~07-016, PP-07-020, and PUD-07-001) with the conditions listed in Exhibit B of the Staff Report. 11. EXHIBITS A. Drawings 1. Vicinity/Zoning Map Showing Boundaries of Proposed Annexation 2. Vicinity/Zoning Map Showing Boundaries of Proposed Preliminary Plat 3. Preliminary Plat (dated 2/7/08) 4. Landscape Plan (dated: 2/13/08) 5. Phasing Plan 6. Product Exhibit 7. Example of Building Elevations -Legend Series 8. Example of Building Elevations -Cottage Series 9. Example of Building Elevations -Village Series (alley-loaded) 10. Example of Building Elevations -Custom Home Sites 11. Map Showing Future Land Use Map Designations and Proposed Densities 12. Product Exhbit/Landscape Plan 13. Memo from ACHD Regarding a Proposed Public/Private Partnership for Improvements at the Amity/Eagle Intersection B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District 8. Central District Health Department Castle Rock AZ PP PUD PAGE 22 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 C. Legal Descriptions 1. R-2 Zoning District Boundary 2. R-8 Zoning District Boundary 3. Boundary Map for R-2 and R-8 Zoning Districts 4. Preliminary Plat Boundary D. Required Findings from Unified Development Code Castle Rock AZ PP PUD PAGE 23 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 A. Drawings 1. Vicinity/Zoning Map Showing Boundaries of Proposed Annexation Exhibit B -Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 2. Vicinity/Zoning Map Showing Boundaries of Proposed Prelinunary Plat Exhibit B -Page 2 CITY OF MER1DlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 3. Preliminary Plat (dated 2/7/08) PREt~IiNl@II~RY P'E,AN A Roa~noH op sesT~oa~ sz, TowrrusNm s aor~M~ RAfdGE 1 EAST, 'B.M. I-AERIbII-N, ADA GOUIITY' IDAHO - - auumx,re, ~ e ~ ~ . Q ° I I 41QEG76m e ~ ~ i ~~-e_e_ ~- ~ 3 - ~ „o.sa~.~ ,.... u ,~,. ' a .e II C _ I ~~ ~a~ II s ~ II - ~~, a I I II b ii rmm+~sme,w i~~ ~ ~: ----- ---- ---- -~ W~~~~ eHESr Exhibit B -Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 ~ t • - ram ~~ __ _ ~ ...r~r 1 ... 1~ rw r~ oia~ncnrar+..rom sm~., ~ ~~~ ve ass { s rm tnrei~ .... ~ ' .,yam a • ~.~~ ~rrrfrdf.+e`wn, e.ee~nenaN `}Q .r~~..~"` ~r~~y 0 ~ ttl{~ !1I - ~y~ { P ' rwrw R~~t ~~ ~.~r~ .. r~epen ~Il~tFNe __-_ w•a _- _. pYlpp~fW 64iC ~ ~~ ~ ®~~ mew; rmt~ar.Z n.muem w ~,e .~ Gi0 lY1fuY_nOrcSMMUMewe~py ~,O ~ ~r ~ ~ ~ WJ tY l'f1'~pN40NYLYtMlf0f4WION p V mw+fun p0e]1 p eepi htlppOpp ur uTtuf r•CLT pod = fA .e t a a SHEET Exhibit B -Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 f -~ ~~~ ~~~~ C _~ ~~~ti r ~ '~ b ~ a. - e c a c e e c a °'e' e c z a~ c$ ~ k t' m~ 0 µ ~ _ ~ 80 ~ ~~ l e ~ i ~ ~ 5 b - B~~a n. ' ~ ~ R J ~ ~~ ~ ~ r~- ~ ~ ~a _:.a' a E$ .¢c ~ E _ _ ._ ¢_ ~ a ., ~_ _xs d k C ~ Y t ~ ~ & ~ DPI ~~ ~ X ® -- c~ a a it~~ u 2 ~ ~ a r S $ £_ n~ a@ q \ - - - - a C n ~{; 1 4 C ~- C A ~ ~~ b S Sr ~ 3 I ~ GQ~ 1 0 ~. 0 "1' G BMEf7 2 Exhibit B -Page $ CITY OF MER4DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 9 e ~ a r~ ~ t N ~ ~ ~ st a c: ~ .4'a~ a ~ ~ ~~ .~.~"ooa""'~~ ~ ~ ~ ~ ~ a ~ miser ~ n @ L C ~~ ~ b $ ~ 0. 4 ~-~ {I ~ ~ $ Y $~ ~: " 8 2 w ~ ~b ~ b 4 ~ ~, ~. > ~~ ~ ~ ' f ® L .i $ Li 1 ! _ ~ ~, ~ d '. ~ ~ s ~ ° u ~~ fta y a Rs ~ t ~ ~, F g G ~ ~ .A ~ ~ y 2 q _ ~ _ e ~ n b ~ ~ ~ ~ ae~ o s e r g ~~ r a , ~ g ~. r {, ~ 1 .f b. ~ ~ ~ 6 ~ ~ ~. e b ~ ~ p p ~ i ! E ' + ~ ~~~~ ~ ~~~ 9MCCT 3 Exhibit B -Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 i '~ ~ _ ,'~x aaa v`,,.~ Q ~-C,.t33~ ~~c~. $~ 2 LC _ ~ ~.G@L~3~ r e if aw,~,:'- ~' ~' P. _ - ~ C 'C A 4 L L4 ~ t ~ ~ ~"b`r~7'~'+%if-K:l~~'J~ 8 f '~. .l.Y r y A -l a. •~~ n m .Y 4y r s~z~.~r~k !L q a ~ s •@ a ~ yh'.'ee S 3 51 3 ~ y ~ = ~;t~~ $ A £ ~ ~ ~ ~ A Sf r `1 Y y + d ~ ~ ~~i ~~~ •s ~ ~ C _ a :Y ~. D V ~ - ~ ~ ~ A w ~ ~ ~ A p I 1 `~J E Exhibit B -Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 4. Landscape Plan (dated: 2/13/08) .r'...a.~.r riarr est-~nua.e _ _ ~>~~ ~~.,~ ~gt~ ~~ _ ~~ ~ ~ __.. s. e~eA~ ~. a SsrGrtON . y~.rt.~...~.«...~~.»~«,~..~.a.d.~.....M CASTLE ROCK SU ~,~~~V~'5~~~ MERIDIAN, IDAHO ~~ia ~oo~ ,~,~ ~6~r _ s CC~~~A Exhibit B -Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 5. Phasing Plan PHASING MAP ,~ ~,®~~ ~'~ ~`~~~ Exhibit B -Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 6. Product Exhibit CASTL.~ ROC~C PRODUCT EXHIDIT ~5 ~~~a i, .ti, . ,, =~ _,\ i ----,.~ t ~.,. ~ ~mroy~a ~ ~~~w~ ~ ~a~~~ m....~.osa..amw - ,ter o,e.. ow cww - ow or - ~ wo m X IY A O a SH[ET 1 Exhibit B -Page 1 ~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 7. Example of Building Elevations -Legend Series -- - -, ~ as a"~ f Ill o ~ ~. ~~ ~~ ~r~ ~. ~ o c''~i~9rt ~ . - __ _ _ -~ a~ yea as - ®a ~ 1` ww1 - imc~t i __ a - Exhibit B -Page 11 ` 44's ~~..0~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 o ~ ~~ m a e~ n ~- ~1- . ~r~.x~ ~- +~oo ~ ~ +i. ~~ i1~.K. OAS SP~~- ~~~~~~~ ~~~~~[~~~~ ~ ~~ ~„ao o~~ U~~ ~W a ~I o n o l;fi~ ~l ~ ~ ~\U NG~~ RE~~ ~ttct~'ilO~N - ~er~~~ t-I~oO sp s~hre ~/~~ • t - o* ~ MlBU` OP~~ SPA~E_ ~~ aooF a~ ~~d ~-~ ~-~- ~~uss u~q'~c~~ s «u.~ tsu 1'~- Bap ~oa+ sly c~t~~.~N ~~k~ t~ilp ~ooF eo~0 pkt-o IO'r Z+p~ -tc ow«~N ° w~~ ~~~cnx, Exhibit B -Page 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 ~F~G6ND - L s~ol~ ,l1PaAt~ sli r~Jfo~fi. ~F 1/L" SZ`u'rpT~y~u1 i~1 sTtcrc° sto,N(. - I~ ~,F, ~ smM.1b ap~t~lbo~A ~~ ~~ Exhibit B -Page 13 ~ ~ L~14~'1 ~A" t-FaGE~14 L' 27 t't ~~ sc..~ , s • r.o ~w k aPeN • 2 S~oRr( CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 8. Example of Building Elevations -Cottage Series p ~ ~c~s t'1~iJ1 ia-esD ~Mt~~ ~~ 5u pv,c. GaiWtM~6(~ ~w Exhibit B -Page 14 jca4.t ~ 14 u . ~ . p+ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 ~~ Sr~.1~11~.1R1N~ iUDYJfi. ~~~~ 5"u~- ~!- .~ ., •~ ~.'~ o ~. .. •. Ni • Y Exhibit B -Page 15 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARWG DATE OF MARCH 6, 2008 9. Example of Building Elevations -Village Series (alley-loaded product) Exhibit B -Page 16 l~ - J,ZBO s~ ~~. ~~-a s~ ~~ ~T ~~ ~~~ w ~~~ ~1 •' CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 Exhibit B -Page 17 _ __; ,) - .~ ~ .Y ~~ ~ ~ ~ ~ ~. CITY OF MERPDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 10. Example of Building Elevations -Custom Home Sites Exhibit B -Page 18 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 11. Map Showing Future Land Use Map Designations & Proposed Densities CASTLE ROCK EXHIBIT ~~ ,, a _ _ .~ OY ~ ~ 1 a . ®qo .m~~ A .~ e a ,~ 33 •«. ~ . a a,...:v 6` ..~ .Q, . mn wo~r a. .~ o a 0 ~ A ~. ~ q .r e mOOYSS~m SHEET 1 Exhibit B -Page 19 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF MARCH 6, 2008 12. Product ExhibitlLandscape Plan MERIDIAN, IDAHO PRODUCT LEGEND CUSiOY NOYES (106 uNrt4] lE0EN06ERl¢SNOYES I]IBUx11B] COItNOE SERIE9 NOYEe IIBO UNit4~ ® NllEx 6ERIE6 NOUE9 (fi] uNli41 COVE •REAS Exhibit B -Page 20 CASTLE ROCK CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 13. Memo from ACRD Regarding a Proposed Public/Private Partnership for Improvements at the Amity/Eagle Intersection Righto~lNsy end Detreloprhenl.Sendres.Departmeirt ~'~ r fM!~+!.M'6cCF!~O December 14,.2007 .-- _..___ - --- ..~ __ __~....- -~ _ -• TO: Sonya Wattets; City, of Meridian Planning ~Department~ f=ROM: Mindy Weliace, Planner IIf SUBJECT; Castle RoekSubdivsion On:December 12, 2QU7 the ACRD Commission heaicJ and approved. vdth conditions the application for Castle Rock Subdivision. During the Commission .meeting there was testimony and discussion regerling Ehe intersection of the Amity andEagle Road:;. the. intersection. of~Ta~nic Drive af>d Eagle Road, and-the ievat of service an the roadway segmeiifs atsutitng >~rid In the vicin(ty of~`the s1te.. Intersection of Afiity and, iEagfe ,Roads :. _.-. Thee-submitted trnffic.mpacE_study indieates tflat .the intersection of Amity Road and Eagle Road is forecast' Ea operate et :LQS F as a 4way stop forthe year 20:t6.background condition vur~out any ~ad'ditional;traffc generated by ttia Castle Mock development. 7'#le intersection improvemenYis iderttifed in`tFie District s Capital Improvements Plan. (between 2018 and 2027) afterthe development's pro~edeci build=out. Becausethe mtersectron ~s•:prolected'to operate at.LOS F without any,.; addttianal site. traffic from dse Castle Rocdi development the •add~tional. traffic generated ,by the Castle Roth development vmll csuse~the intersection to fail sooriertttan anticipated°rn the TIS. District Traffic Services staff analyzed the irifersection to detentine when the: intersection would'fail ,as a4way sfop with•the addit'iAn of ihe.'site traffic•genereted'by,the Castle Rock development. Qistrfct Traffc Services staff d"eteRrilned that th'e iniersection~~i§ expected to.fail:vJith. the addition of '15?%. (127 homes] .ot~ttie site traffa. t3ecaase of tFi"is;ttfe appticaM wit} only, ~tie~abie,io final plat l5% or 1271ots prior.to tfte` intersecton being improved The 1istrict provided •the applicant with three options for'rmproving the intersection. The applicant can either.. 1) Vllaitfior ACRD to improve the'lntersection as scheduled in.th® CIP intersection is scheduled. to.6e,wldened :to 5 lakes on the north, "south, Arid west approactles 8nd~ to 9 9anes on the last approach and s+gnalized between, 2018 and 2Q27_ 2j, 'The applgant can enter'into a cooperative.development agreement with the District and fully improved the.intersection as identified in the CIR being reimbursed with impact fees over time: 3j Or.lnstal) aninterim sign with' Ieft~tum lanes on 1311'4 approaches of.the inferseetionvGth hardware•provided~ 6y the District. The.applicant has-.indicated that they,plan. on improvrtg the intersection with. early phases of the protect: .Exhibit B -Page 21 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 :Intersection of Taconic Drive and Eagle'Raad During ACFdD`s Commission meeting ttie t:.ommission®rs had express some concerns regarding the intersection, of Taconic; Drive-and. Eag')e Road. Taconic. Drive is an •existing nesidentiaf coll_'ector proPosed:.to provide main access to •tfie site and sole access to the, site: until si'ub streetconnections are made to'the north. Eagle. Road•between Amity and Lake Hazels Road is currently atwo-lane roadway and a:majority of the traffic. generated byihe development (80~)is anticipated to trade) north out of the development requiring aleft-turn from Taco>7ic. Drive cMo Eagle Road. ACWD's Commission's was cor,ceme# about he larg+r amount of trifle needing to matte a left turn out of the development and the potential need for turn lanes,. arefuge area,, and traffic conttols'on. Ea_ gle Roed. T#ierefor+e; the applicant wil! be required to submit. an intersection analysis of the~Taconic Drive/Eagle iZoad intersection with the final: platting. of the 200'" lotto determine the. warranted lane configuration :and traffic controls for the .intersection. -n addition o the- analysis submitted with. the final platting: of the 200'" lotahe applicant will be required to submit a signal analysisior each final. ptat~sutimitted efterthe final platting of the 400'" lot Based.on•infocmatign submitted by he applicant the signal is warranted with the tievetoprrierit of~the 400' lot or at`48S~o:buitd-aut. To ensure tlae siggat`is installed when'it. is warranted the applicant will be required to submit a signet analysis for each final plat submitted aft®r the. final platting of ttie.400~' lot. District Traffic Services staff.will.determinewhcn the signal is warranted and needs to ~beanstalled. The-:appticarit will be required !o eifer into a signal agreementwith the DistpGt prior to design and construct of the signal'. Area Roadways As identified irr the table below all of the roadways segments abutting and in the victnity_of. the Castle Roek development will operate at an arxepiable level of servics with the additional site traffic gererated by the development. The information ,provided in the tables below is based on traffic souits taken by District Traffic.Senrlces staff in January 2007~and District Planning; Review staff compiling.information regarding approved' devetopments in the area and catculatng;the existing and projected level of service on. the_ adjacent roadways.. Eagle Road: Principal Arterial Aoce;ptable level of sennce„for a tvvo-lane prinapat artenal is "E (5;500 VTD). Acceptable .level of service. for a~~ttiree-lane phncipaEartenaf is "E •(18,500 VTD). Acceptable level of service far. a flue-lane principal arterial is "E' (37,OOb VTD).. L;ake~Hael to"Artiity Ainityto Victory South of Overland 2-tane roadwa ~ 2J3-lane roadwa mane roadiwa Existing traffic 3,tiA4' on Better than ' 'ti,,ti77 on Better 20;232 on• 9126106 Better Count !Level o_ f 1/31!07 "C" 1.131/07 than "G" than °C" ' Service - _ _ __ Eta tmg traffic 3,644' ' Better than 12,352` "C" 20,323' Better " plus approved tlC' than °C° :development l level of Servi`oe _ Sife Traffic: 8,182 5;564'... _ 3,783 Total projected 11,1326 Better than 17:,91ti~ Exceeds: 24,106 Better " ' traffic !Level of .: "C° ~ `.D° than C Service _ ' _ _. _-- 'Appro~amatefy all approved development is Quilt-out ar-a >;ramc ~s mauoc~o,n C~~uny wuru:. Amity Road West of•.Eagte: Minor Arterial Acceptable ~Ievel of~service for a two-lane minor~arteryai is °'D" (14,1)00 VTD). Exhibit B -Page 22 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 Last;~of ~Eagie: Collector Acceptable. ~fevel ofi'servioe fora: fwro-lane collecforis "Q" (9;90 VTD}. Locust Grove'to: Eagle ~ 'agle to Ctoverilate 2-1ane:roadtiva; 2-1ane foattwa F_iiigtrig Traffic 4R9t)0• on Better 5;764 on ~ i3etter Carrrit / _LeV.el of ' 1l3Yl07 than °C° 1.131107 than "C" <Servica: E5sis1'ing-traff a 8.050 ' l3etfer - 5 T64 ,, : . ` :Better plus approved than "C° than'`C" developmenf / Leuet of Service _ ,;Site Traffic. S55 __ 327 Total projected ~8;7p5 Better' '5,091 Better 'traf~'eJ'Level of than"G" 'than ~C' Service- ,. `Appropinately all approved development is built-out. a,nd traffic is included in existing count. Estimated fraff c volume 'rnfon?nafon: • Estimated tiraffic volumes, and traffic distribu-ion were based on submitted trattsc impact studies for approved deYelopmgnts in the en:a •and an estimate of build ouf for (hose deue9opments, • Totai projegted traffic and associated Tevel of service calcutetions vrer+e based on the existing roadway confgurations. Ttie:projeded.LOSdocs rtottake into consideration planneii roadway improvements in the ar+ea:' Exhibit B -Page 23 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF MARCH 6, 2008 B. Conditions of Approval 1. Planning Department 1.1 ANNEXATION COMMENTS 1.1.1 The annexation legal description submitted with the application (stamped on September 24, 2007 by Michael Marks, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. 1.1.2 Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner(s) (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at 898-5506 to initiate this process. Said DA shall be completed within 6 months of City Council action. (The Planning Department required DA provisions are in Section 10 of the Staff Report.) 1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT 1.2.1 All comments and conditions of the accompanying Annexation and Zoning (AZ-07-016) application and associated Development Agreement and Planned Unit Development (PUD-07- 001)shall also be considered conditions of the Preliminary Plat (PP-07-020). 1.2.2 Construct a 10-foot wide multi-use pathway along the southern bank of the Ten Mile Creek all the way to the Eagle Road/Taconic Drive intersection. The pathway shall be designed in accordance with UDC 11-3A-8 and the City of Meridian Parks and Recreation Master Pathways Plan. Coordinate the exact location of the multi-use pathway with City Staff. The applicant shall work with the City Parks Department to acquire the necessary approvals through the City's Master Pathway Agreement with the Nampa Meridian Irrigation District (NMID) if the pathway is located within NMID's easement. The easement for the Ten Mile Creek and pathway shall not be included within the area of any adjacent buildable lot. The applicant shall conform to the Parks Department's standards for construction of the pathway. 1.2.3 Pathway stubs shall be provided to promote interconnectivityhetween this development and future developments in the following manner: 1) Extend the pathway located between Lots 15 & 16, Block 47 to the north property line; and 2) Extend the pathway located between Lots 7 & 8, Block 51 to the west property line. 1.2.4 A detail of the proposed tot lot play equipment shall be submitted with the final plat application. 1.2.5 Prior to issuance of any building permit, the subject property shall be subdivided in accordance with the City of Meridian Unified Development Code. 1.2.6 The landscape plan prepared by Jensen Belts Associates, on 2-13-08, is approved with the following modifications/notes: a. Per UDC 11-3G-3A, set aside at least 21.7% (39.86 acres) of the site for useable open space, as proposed. b. The applicant should construct a minimum 25-foot wide street buffer along the entire length of S. Eagle Road (an arterial street), exclusive of ACRD right-of--way required for the ultimate street section. Said buffer shall be designed and constructed in accordance with UDC 11-3B-7. c. The applicant should construct a minimum 20-foot wide street buffer along the entire length of E. Taconic Drive (a collector street), exclusive of ACRD right-of--way for the street section. Said buffer shall be designed and constructed in accordance with UDC 11- 3B-7. Exhibit B -Page 24 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 d. Landscaping adjacent to all pathways, including the multi-use pathway along Ten Mile Creek, should be designed in accordance with UDC 11-3B-12. e. Pathway stubs shall be provided to promote interconnectivitybettyeen this development and future developments in the following manner: 1) Extend (stub) the pathway located between Lots 15 & 16, Block 39 to the north property line. 2) Extend (stub) the pathway located between Lots 7 & 8, Block 51 to the west property line. f. Depict fencing adjacent to micro-paths in accordance with the standards listed in UDC 11-3A-7. g. Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site. h. A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan. All standards of installation should apply as listed in UDC 11-3B-14. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping and amenities shall be consistent with the preliminary plan with modifications as proposed by staff. The proceeding modifications and notes should be shown on a revised landscape plan submitted with the final plat application(s). 1.2.4 The applicant shall provide four stub streets to adjacent properties and two streets connecting to stub streets to the subject property from the Blackrock and Whitebark Subdivisions as proposed and listed below: • East Goodrich Drive stubs to the 10.5 acre McKay property to the south (parcel # 51132417210). • South Aydon Avenue stubs to the 29.66 acre Cantrell property to the south (parcel # R1835500100). • South Tamworth Avenue stubs to the 27.5 acre Warrick property to the north (parcel # 51132120800). • South Graphite Way stubs to the 19.79 acre Huffinan property to the north (parcel #S1132212710). • South Whitebark Way shall connect to a stub street to this property approved with Whitebark Subdivision to the north. • South Graphite Way shall connect to a stub street to this property approved with Blackrock Subdivision at the west side of the site. 1.2.5 Excluding E. Taconic Drive, all of the existing access points/driveways to Eagle Road shall be closed and their uses discontinued. The applicant shall place a note on the final plat that prohibits direct lot access to Eagle Road. 1.2.6 A minimum of two access points to the subdivision are required for any portion of the project, which serves more than 50 homes (this number includes the Blackrock lots) that uses Taconic Drive as their only access. The additional access point(s) should comply with Fire and Police Department requirements as stated below in sections 3.8 and 4.2. 1.2.7 If permanent fencing is not proposed along the perimeter boundary of the subdivision, the applicant is required to construct temporary fencing to contain debris during construction prior to issuance of any building permits on the site. The developer is required to construct fencing adjacent to micro-paths in accordance with the standards listed in UDC 11-3A-7. 1.2.8 Any existing building(s) shall be removed, prior to signature of the final plat by the City Engineer. Exhibit B -Page 2$ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 1.2.9 Maintenance of all common areas shall be the responsibility of the Castle Rock Home Owners' Association. 1.2.10 Per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of any natural waterways (Ten Mile Creek) that intersect, cross or lie within the area being subdivided shall be covered. This requirement doe not apply to the Ten Mile Creek which is classified as a natural waterway and must be protected as stated in UDC 11-6A-1H. This requirement shall not apply to the Beasley Lateral if the applicant. improves it as a linear open space water amenity. 1.2.11 Underground, pressurized irrigation must be provided to all lots within this development. 1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT 1.3.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as noted in this report, shall be submitted for the subdivision with the final plat application(s). 1.3.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to UDC 11-3A-17. 1.3.3 All areas approved as open space shall be free of wet ponds or other such nuisances. All stormwater detention facilities incorporated into the approved open space are subject to UDC 11- 3B-11 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-11. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3B-11, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACHD, City of Meridian and all other regulatory requirements at the time of final construction. 1.3.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department. 1.3.5 Staff's failure to cite specific ordinance provisions does not relieve the applicant of responsibility for compliance. 1.3.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7. 1.4 SITE SPECIFIC REQUIREMENTS -PLANNED UNIT DEVELOPMENT 1.4.1 All comments and conditions of the accompanying Annexation and Zoning (AZ-07-016) application and associated Development Agreement and Preliminary Plat (PP-07-020) shall also be considered conditions of the Planned Unit Development (PUD-07-001). 1.4.2 Site amenities shall be provided on the site in accordance with those proposed with this application and shown on the landscape plan, prepared by Jensen Belts Associates on 2/13/08. 1.4.3 The development shall demonstrate a high quality site design through the use of cooing, clustering, varied setbacks, an internal pathway system connecting to various uses and scenic features proposed within the development, and numerous amenities as depicted on the site and landscape plans. 1.4.4 All structures shall substantially comply with the building elevations submitted with this application included in Exhibit A and approved with this application. Further, design of the Exhibit B -Page 26 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 structures and subdivision shall comply with the Design Guidelines, dated September 2007, submitted with this application. Lastly, reductions to the dimensional standards listed in UDC Table 1 1-2A-6 are as follows: Castle Rock Dimensional Standards Legend Cottage Village Street setback* Living 10 10 10 Garage 20 20 N/A Alley setback* Living N/A N/A 10 Garage N/A N/A 20 Side setback 5 5 5 Rear setback 12 12 N/A Minimum lot size (s uare footage) 4,200 3,800 .3,100 Minimum living area (s uare footage) 1,400 1,000 900 Minimum lot frontage (measured at garage front setback line) 50 46 40 Minimum lot frontage (measured at the street) 30 30 40 *Measured from back of walk ** Measured from edge of alley avement 1.4.5 Construction materials used on the wall surfaces of all structures shall incorporate a minimum of 3 different types of materials. Materials may include the following: vertical and horizontal siding, board and batten, shingle, shake, hardboard, scallops, stucco, brick, or stone (per the Castle Rock Design Guidelines). 2. Public Works Department 2.1 Water service to this site is being proposed via extension of the 12 inch main located in E Amity Road via the Whitebark subdivision. The applicant shall be responsible to install at the developer's expense two or more water connections due to fire flow requirements. Due to pressure zone conflicts the applicant may be responsible to install at the developer's expense a pressure reducing valve to protect the development from high pressure spikes. The applicant will be responsible to install water mains to and through this development, coordinate main size and routing with the Public Works department. 2.2 Sanitary sewer service to this development is being proposed via extension of mains planned in White bark Subdivision to the north. These mains are temporarily flowing out of shed. The applicant shall wait for the Black Cat Trunk to connect to the Glacier Springs Manhole. 2.3 The applicant will be responsible to install a portion of the 18-inch lateral trunk through the north east corner of this site. The trunk shall conform to the inverts in the City of Meridian Master Sewer Plan. The applicant shall coordinate the routing of this trunk with the City of Meridian Public Works Department, and execute standard forms of easements for any mains that are required. 2.4 Sewer mains shall be installed in all stub streets proposed on this plat, and new stub streets required by the Planning Department or Ada County Highway District. Exhibit B -Page 27 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 2.5 The applicant shall install sewer mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.6 A portion of this site is within a Flood zone A. The applicant shall determine the Base Flood Elevation, and all lots that fall within that BFE shall provide Elevation Certification prior to issuance of Building Permits. 2.7 Prior to addressing of recorded plats the applicant shall submit a separate plat, identical to the recorded plat, with the flood plain overlay on it. 2.8 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement with the reimbursable amount shall be approved by Council prior to plat signature. 2.9 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). 2.10 The applicant has indicated the required pressurized irrigation system in this development will be owned and operated by an irrigation district, therefore a letter of plan approval shall be submitted prior to scheduling of apse-construction meeting. If it is to be maintained as a private system, plans and specifications will be reviewed by the Public Works Department as part of the construction plan review. A "draft copy" of the operations and maintenance manual will be required prior to plan approval with the "final draft" being required prior to final plat signature on the last phase of this project. 2.11 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 11-3A-6). The applicant should be required to use any existing surface water for the primary source. If a surface source is not available, 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. 2.12 Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters. The applicant shall make the necessary adjustments to achieve this separation requirement and comply with all landscape requirements. 2.13 Additional width to the public utilities, drainage and irrigation easement along the right-of way shall be dedicated where the sidewalk is located past the right-of--way. The additional width needs to be sufficient to allow for 10 feet of easement past the sidewalk. 2.14 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.15 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being developed shall be tiled. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be Exhibit B -Page 28 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 reviewed and approved by the City Engineer. 2.16 Street signs are to be in place, water system shall be installed and activated, sewer system shall have passed air-testing and video inspection, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.17 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2.18 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.19 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat. 2.20 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.22 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.23 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes are located on or near sidewalk the applicant shall comply with all American with Disabilities Act requirements for unobstructed sidewalk access. 2.24 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.25 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.26 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole shall be required on subdivision entrances and collector roadways. Design of the streetlights shall be approved by the Public Works Department. Decorative lights require a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400' distance in between locations. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain approval from the Public Works Department, and permit from Building Department prior to commencing installations. 3. Fire Department 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 ''/z" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. Exhibit B -Page 29 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 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. The required turning radius shall be maintained adjacent to the landscape islands off Taconic. Submit street profiles for internal streets to the Fire Department for review and approval of turning radiuses. 3.5 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 3.6 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical clearance of 13'6. 3.7 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.8 To increase emergency access to the site a minimum of two points of access will be required for any portion of the development, which serves more than 50 homes. The two entrances should be separated by no less than '/: the diagonal measurement of the full development. 3.9 Building setbacks shall be per the International Building Code for one and two story construction. 3.10 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. These measurements shall be based on the back of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 3.11 The proposed 848 lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 2,459 residents at build out. 3.12 The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. 3..13 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be born by the developer. 3.14 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. 3.15 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants Exhibit B -Page 30 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 3.16 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 3.17 Emergency response routes and fire lanes shall not be allowed to have speed bumps. 3.18 The entrance to the alley from the public street shall provide a minimum twenty-eight foot (28') inside and forty-eight foot (48') outside turning radius. No parking shall be allowed on either side of the street within fifty feet (50') of the alley entrance as measured from the centerline of the alley. "No Parking" signs shall be installed on each end of the alleys. The minimum rear setback for alley accessed properties shall be 20 feet to the garage if the alley width is 16 feet or 18 feet to the garage if the alley width is 20 feet. 3.19 There are dimensional errors depicted on the street sections on Sheet 1. 3.20 The Fire Department has fire flow concerns regarding the ability to meet Appendix B because of single point of connection, per Public Works; contact City Engineer. 4. Police Department 4.1 Four-foot tall bollard or similar pathway lighting is required on all pathways. Shielded post lighting is required in the neighborhood/pocket parks around the tot lots and gazebos. 4.2 To increase emergency access to the site, the applicant shall provide a secondary access (Ally's Way) point to any portion of the development that serves more than 50 homes. 4.3 The proposed landscaping creates hiding spots. The applicant shall submit a revised landscaping plan that affords greater visibility of the area from public areas such as a street or parking lot. 4.4 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. All micro-paths and open areas shall have adequate lighting. 5. Parks Department 5.1 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed in accordance with the Meridian Park Department's requirements. 5.2 Standard for City to assume Maintenance of a section of Multi-Use Pathway: The pathway must connect from one major arterial to another, and either an easement or ownership deed must be granted before the city will assume the maintenance of any section of pathway. 5.3 It will be the responsibility of the homeowner's association to develop and maintain the smaller pocket parks and neighborhood parks that have not been dedicated to the City. 5.4 The applicant shall work with the City Park's Department on the irrigation design and pump stations specs. 5.5 Applicant shall construct a 10-foot wide multi-use pathway along the Ten Mile Creek and connecting south to the intersection of Eagle Road and Taconic Drive. Exhibit B -Page 31 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF MARCH 6, 2008 5.6 The Neighborhood Park site shall remain at least 8.8 acres, as depicted on the plan, and be deeded to the City of Meridian. An agreement shall be prepared that details the responsibilities of the applicant and the City in developing the park. 5.7 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (UDC 11-3B-10) shall be followed. 5.8 Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (UDC 11-3B-10) shall be followed. 5.9 All pathways shall be built to the minimum standards published in the Comprehensive Parks & Recreation System Plan, pgs. 3-2 through 3-4, sections B and C. 5.10 An easement shall be provided for public access to and maintenance of the pathways. The City will not assume maintenance of the pathway until it connects from one major arterial road to another, unless otherwise agreed to by the Parks & Recreation Department. 5.11 Irrigation System: The park irrigation system shall be separate from the homeowners association irrigation system, with a separate connection and pump. 6. Sanitary Service Company 6.1 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius. 6.2 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they intersect a public street. Submit street profiles for internal streets to Sanitary Service Company for review and approval of turning radiuses. 6.3 "No Parking" signs shall be installed on each end of the alleys. 7. Ada County Highway District (See also Exhibit A.12 for memo from ACHD regarding the intersection of Amity & Eagle Roads.) 7.1 SITE SPECIFIC CONDITIONS OF APPROVAL 7.1.1 Design and construct a signal at the intersection of Taconic Drive and Eagle Road when signal warrants are met based on signal analysis submitted to the District for each final plat after the final platting of the 400`h lot. Enter into a signal agreement with the District when the signal is to be installed. 7.1.2 Prior to the final platting of the 127-lot the intersection of Amity and Eagle Roads will need to be fully improved as identified in the District's Capital Improvement Plan. The applicant can either enter into a development agreement with the District to construct the intersection improvements prior to date scheduled in the Capital Improvement Plan, construct an interim signal with left turn lanes at all site approaches, or wait until the District has improved the intersection to continue final platting of the development. 7.1.3 Dedicate 48-feet ofright-of--way from the centerline of Eagle Road abutting the site. The right- of way purchase and sale agreement and deed must be completed and signed by the applicant 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 District will purchase the right-of--way which is in addition to existing right-of--way from available Corridor Preservation Funds. Exhibit B -Page 32 CITY OF MER1DlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 7.1.4 Construct a 5-foot concrete sidewalk a minimum of 41-feet from the centerline of Eagle Road, as proposed. Provide an easement to the District for any segment of the sidewalk located outside of the right-of--way. 7.1.5 Submit an intersection analysis of the Taconic Drive/Eagle Road intersection with the final platting of the 200"' lot to determine the warranted lane configuration and traffic controls for the intersection. 7.1.6 Construct Taconic Drive as a standard residential collector with a complete 33-foot street section with vertical curb, gutter, and 5-foot concrete sidewalk on the north side of the roadway and no front-on housing within 50-feet ofright-of--way. Provide a minimum 21-foot street section on both sides of the proposed center landscape islands. 7.1.7 Construct the following internal streets as a 25-foot street section with vertical curb, gutter, and 5- foot concrete sidewalk, as proposed. • S. Aydon Avenue and S. Hurst Avenue, between E. Skipton Drive and E. Walmer Drive. Parking is prohibited on this roadway coordinate a signage program with District Traffic Services staff. Obtain Fire department approval for the reduced street section. 7.1.8 Construct the remaining interior roadways as either a standard 29-foot street with vertical curb or standard 33-foot street section, as proposed. Obtain Fire Department approval for the reduced street section. Parking is prohibited on one side of the on the 29-foot roadway. 7.1.9 Provide a minimum 21-foot street section on either side of the proposed center landscape islands. 7.1.10 Provide a minimum outside radius of 45-feet for the proposed cul-de-sac turnaround. 7.1.11 Provide a minimum of 24-feet of pavement between the bulb-outs at the intersection, as proposed. 7.1.12 Construct nine 20-foot wide public alleys between blocks 4/5, 7/ 8, 9/10, 11/12, 15/16, 18/19, 20/21, 22/23, and 24/25, as proposed. All of the alleys are proposed to be straight and intersect a public street at both ends. 7.1.13 Construct one roadway (Taconic Drive) to intersect Eagle Road located approximately 370-feet south of the north property line (measured property line to centerline). 7.1.14 Construct the following stub streets, as proposed. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." • Stub street to the north, S. Tamworth Avenue, located approximately 660-feet west of the east property line (measured property line to centerline) • Stub street to the north, S. Whitebark, located approximately 1,170-feet east of the west property line (measured property line to centerline). This stub street will align with S. Whitebark, a previously approved stub street as part of Whitebark Subdivision. • Stub street to the north, S.Graphite Way, located approximately 550-feet east of the west property line (measured property line to centerline). • Stub street to the south, S. Aydon Avenue, located 690-feet west of the east property line (measured property line to centerline). . • Stub street to the east, E. Goodrich Drive, located approximately 350-feet north of the south property line (measured property line to centerline). Exhibit B -Page 33 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF MARCH 6, 2008 • Stub street to the south, S. Graphite Way, located approximately 23'0-feet east of the west property line (measured property line to centerline). This stub street will align and tie into Hyper Drive, a previously approved stub street as part of Blackrock Subdivision. 7.1.15 Other than the access specifically approved with this application, direct lot access is prohibited to Eagle Road and shall be noted on the final plat. 7.1.16 Comply with all Standard Conditions of Approval. 7.2 STANDARD CONDITIONS OF APPROVAL 7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way. 7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of--way. 7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 Comply with the District's Tree Planter Width Interim Policy. 7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACRD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7.2.9 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7.2.10 Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of--way. The applicant shall contact ACRD Traffic Operations 387-6190 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 Exhibit B -Page 34 CITY OF MERPDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 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 are submitted, we can approve this proposal for central sewage and central water. 8.2 The following plans must be submitted to and approved by the Idaho Department of Health & welfare, Division of Environmental Quality: central sewage and central water. 8.3 Run-off is not to create a mosquito breeding problem. Exhibit B -Page 3 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 C. Legal Description 1. R-2 Zoning District Boundary -1- DESCRIPTION FOR EXISTING BLACKROCK SUBDIVISION, INCLUDING PROPOSED CASTLE ROCK SUBDIVISION, ANNEXATION DESCRIPTION SEPTEMBER 24, 2007 A PARCEL OF LAND BEING ALL OF BLACKROCK SUBDIVISION NO. 1 (BOOK 96, PAGE 1.2003) AND THE ADJACENT RIGHT OF WAY OF EAGLE ROAD, LOCATED IN SECTION 32, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SECTION 32., T.3 N., R.1 E.., B.M.., THENCE S 00°13'15" W 2677.52 FEET TO THE EAST'/° CORNER OF SAID SECTION 32, THE REAL POINT OF BEGINNING OF THIS DESCRIPTION; THENCE S 00°13'44" W, 472.17 FEET ALONG THE EAST LINE OF THE SE '/ TO A POINT; THENCE N 89°48'38" W, 528.00 FEET TO A POINT; THENCE S 00°13'44" ~^J, 865..89 FEET TO A POINT ON THE SOUTH LINE OF THE NORTH''/2 OF THE SE'/<; THENCE N 89°48'26" W, 2131.85 FEET TO THE SOUTHWEST CORNER OF THE NORTH'/ OF THE SE'/4; THENCE N 89°50'45" W, 1340 60 FEET TO THE SOUTHWEST CORNER OF THE NE'/a OF THE SV1/'/<; THENCE N 00°10'12" W, 1347..28 FEET TO NORTHWEST CORNER OF THE NE '/< OF THE SW'/°: THENCE N 00°53'12" E, 133?..41 FEET TO NORTH)1lrEST CORNER OF THE SE'/4 OF THE NW'/d; THENCE S 89°43'51" E, 1335.91 FEET TO NORTHEAST CORNER OF THE SE '/° OF THE NW '/<; THENCE S 89°41'56" E, 1718.43 FEET ALONG THE NORTH LINE OF THE SOUTH'/z OF THE NE'/° TO A POINT; September 14, 2007 Q:\18575\05-Srv\01-Doc1CASTLE ROCK TOTAL ANNEX doc Exhibit C -Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE H'£ARING DATE OF MARCH 6, 2008 THENCE S 36°35'50" E, 198 56 FEET TO A POINT; THENCE S 47°26'09" E, 889.12 FEET TO A POINT; THENCE N 89°39'49" W, 113.10 FEET TO A POINT; THENCE S 00°13'14" W, 255.57 FEET TO A POINT; THENCE S 89°39'49" E, 276.89 FEET TO A POINT ON THE EAST LINE OF THE SOUTH '/z OF THE NE '/4; THENCE S 00°13'15" W, 326.32 FEET TO THE REAL POINT OF BEGINNING, CONTAINING 224.29 ACRES, MORE OR LESS. MICHAEL E. MARKS,. PLS NO 4998 `.vr.~ _ ,,; -_ ,.~ .. , ~~ September 14, 2007 0:11 8 5 7 510 5-Srv\01-Doc1CASTLE ROCK TOTAL ANNEX.doc Exhibit C -Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 -1- DESCRIPTION FOR BLACKROCK SUBDIVISION, INCLUDING A PORTION OF PROPOSED CASTLE ROCx SUBDIVISION R-2 ZONE DESCRIPTION SEPTEMBER 24, 2007 A PARCEL OF LAND BEING A PORTION OF BLACKROCK SUBDIVISION NO. 1 ,LOCATED IN SECTION 32, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SECTION 32., T.3 N., R.1 E., B_M.., THENCE S 00°13'15" W 2677.52 FEET TO THE EAST'/4 CORNER OF SAID SECTION 32, THENCE S 00°13'44" W, 472.17 FEET ALONG THE EAST LINE OF THE SE '/ TO A POINT; THENCE N 89°48'38" W, 528.00 FEET TO A POINT; THENCE S 00°13'44" W, 865.89 FEET TO A POINT ON THE SOUTH LINE OF THE NORTH'/a OF THE SE '/a; THENCE N 89°48'26" W, 1600.60 FEET TO THE SOUTHEAST CORNER OF LOT 1, BLOCK 3, BLACKROCK SUBDIVISION NO. 1, THE REAL POINT OF BEGINNING OF THiS DESCRIPTION; THENCE N 89°48'26" W, 531 25 FEET TO THE SOUTHWEST CORNER OF THE NORTH '/a OF THE SE '/4; THENCE N 89°50'45" W, 1340.60 FEET TO THE SOUTHWEST CORNER OF THE NE '/< OF THE SW '/<; I HENCE N 00°10'12'' W, 1347.28 FEET TO THE NORTHWEST CORNER OF THE NE '/4 OF THE SL^!'/<; THENCE N 00°53'12" E, 398.56 FEET TO ALONG THE WEST LINE OF THE SE Y° OF THE NW '/4 TO A POINT; THENCE S 90°00'00" E, 235.43 FEET TO A POINT; THENCE S 55°45'46" E, 25.00 FEET TO A POINT ON A CURVE; September 14, 2007 O:\18575105-Srv\01-Doc\CASTLE ROCK R-2..doc Exhibit C -Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF MARCH 6, 2008 THENCE 156.08 FEET ALONG ANON-TANGENT CURVE TO THE LEFT SAID CURVE HAVING A RADIUS OF 300 00 FEET, A DELTA ANGLE OF 29°48'33", A TANGENT LENGTH OF 79 85 FEET, AND A CHORD WHICH BEARS S 19°19'58" W FOR A DISTANCE OF 154.33 FEET TO A POINT ON A CURVE; THENCE S 90°00'00" E, 145.69 FEET TO A POINT; THENCE S 29°29'48" E, 124.90 FEET TO A POINT; THENCE S 36°45'50" E, 172.53 FEET TO A POINT; THENCE S 57°19'56" E, 173.04 FEET TO A POINT; THENCE S 41°47'50" E, 170.59 FEET TO A POINT; THENCE S 37°30'04" E, 172.16 FEET TO A POINT; THENCE S 63°50'17" E, 178 01 FEET TO A POINT; THENCE S 74°49'32" E, 192.98 FEET TO A POINT; THENCE S 46°34'36" E, 190.00 FEET TO A POINT; THENCE S 79°29'58" E, 63.09 FEET TO A POINT; THENCE S 46°34'51" E, 612.55 FEET TO A POLNT; THENCE S 00°11'34" W, 295.21 FEET TO A POINT; THE REAL POINT OF BEGINNING, CONTAINING 45.14 ACRES, MORE OR LESS, MICHAEL E. MARKS, PLS NO 4998 ., REV, E?`vr`/?.~ ;3Y :,r: - 3TtG ,._: ~~~ f~ 1 i ~ 4 y~ ~!~ September 14, 2007 Q:\18575105-Srv\01-Doc\CASTLE ROCK R-2.doc Exhibit C -Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 2. R-8 Zoning District Boundary -1- DESCRIPTION FOR CASTLE ROCK SUBDIVISION R-8 ZONE DESCRIPTION SEPTEMBER 24, 2007 A PARCEL OF LAND BEING A PORTION OF BLACKROCK SUBDIVISION NO. 1 AND ADJACENT RIGHT OF WAY OF EAGLE ROAD, LOCATED IN SECTION 32, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN., ADA COUNTY, IDAHO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF SECTION 32.., T.3 N., R..1 E., B.M., THENCE S 00°13'15" W 2677.52 FEET TO THE EAST'/a CORNER OF SAID SECTION 32, THE REAL POINT OF BEGINNING OF THIS DESCRIPTION; THENCE S 00°13'44" W, 472.17 FEET ALONG THE EAST LINE OF THE SE'/< TO A POINT; THENCE N 89°48'38" W, 528.00 FEET TO A POINT; THENCE S 00°13'44" W, 865.89 FEET TO A POINT ON THE SOUTH LINE OF THE NORTH '/~ OF THE SE'/<; THENCE N 89°48'26" W, 1600.60 FEET ALONG SAID SOUTH LINE TO THE SOUTHEAST CORNER OF LOT 1, BLOCK 3, BLACKROCK SUBDIVISION NO. 1; THENCE N 00°11'34" E, 29521 FEET TO A POINT; THENCE N 46°34'51" W, 612..65 FEET TO A POINT; THENCE N 79°29'58" W, 63.09 FEET TO A POINT; THENCE N 46°34'36" W, 190.00 FEET TO A POINT; THENCE N 74°49'32" W, 192.98 FEET TO A POINT; THENCE N 63°50'17" W, 178 01 FEET TO A POINT; THENCE N 37°30'04" W, 172 16 FEET TO A POINT; THENCE N 41°47'50" W, 170.59 FEET TO A POINT; September 44, 2007 Q:118575\05-Srv\01-Doc1CASTLE ROCK-R-8.doc Exhibit C -Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 THENCE N 57°19'56" W, 173.04 FEET TO A POINT; THENCE N 36°46'06" W, 172.53 FEET TO A POINT; THENCE N 29°29'25" W, 124 90 FEET TO A POINT; THENCE N 90°00'00" W, 145 69 FEET TO A POINT ON A CURVE; THENCE 156..08 FEET ALONG ANON-TANGENT CURVE TO THE RIGHT SALD CURVE HAVING A RADIUS OF 300.00 FEET, A DELTA ANGLE OF 29°48'33", A TANGENT LENGTH OF 79.85 FEET, AND A CHORD WHICH BEARS N 19°19'58" E FOR A DISTANCE OF 154..33 FEET TO A POINT ON A CURVE; THENCE N 55°45'46" W, 25..00 FEET TO A POLNT; THENCE N 90°00'00" W, 235..43 FEET TO A POINT ON THE WEST U'NE OF THE SE'/< OF THE NW '/4; THENCE N 00°53'12" E, 938 85 FEET TO THE NORTHWEST CORNER OF THE SE'/4 OF THE NW '/d; THENCE S 89°43'51" E, 1335.91 FEET TO THE NORTHEAST CORNER OF THE SE'/d OF THE NW'/<; THENCE S 89°41'56" E, 1713.43 FEET ALO,'vG THE NORTH LINE OF THE SOUTH'/Z OF THE NE'/4 TO A POINT; THENCE S 36°35'50" E, 198.56 FEET TO A POINT; THENCE S 47°26'09" E, 889..12 FEET TO A POINT; THENCE N 89°39'49" W, 113.10 FEET TO A POINT; THENCE S 00'13'14" W, 255..57 FEET TO A POINT; THENCE S 89°39'49" E, 276 89 FEET TO A POINT ON THE EAST LINE OF THE NE'/d; THENCE S 00°13'15" W, 326 32 FEET ALONG SAID REAL POINT OF BEGINNING, CONTAINING 179.16 LESS. !~` RFU ~' _ FF~JVk~ .~ September 14, 2007 Q:118575105-Srv101-Doc1CASTL€ ROCK-R-8.doc EAST LINE TO THE ACRES, MORE OR r jai `~.: } " 1% Exhibit C -Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 3. Boundary Map for R-2 and R-8 Zoning Districts SW~1/4 Z .7. _. ~ ;,r "'O :~ ,T in0 2 ~h~ )G'~%' Sk I 13.7.41' 13a7 28' .398 5€' ~ 938 85' wNa ~J NW 1/4 ~, v O P J - I ~ 61 0.N WI ~\~`Oa~ v 1 eVJ R- 2 ~ ~~ I v~ - W (~ p . ~ ` ~ U v I lp ~ ~3 I'1 EXISTING BLACKRO~K SUBDIVISION ... .~ ..~_ -_ 4 - _ ~ .. .. .~-... ~~. J v `~? ,2 G V) _. OJ r ~ R-8 ~~' ~ ~u PROPOSED CAS LE RCCK SUBDIVISION W ~ D .~ ~ s ~' -_~ N s_ ° I ~ m ~: ~ r o ~ ~ I O ~ o D ~ NE 1 /4 ~ SE 1 /4 a~4 .~~ ~ ~, ! ,~ h , ~ Sooi3'4~' W ~~ 865 89` ? z~• ~~ E ~~ 89 39'49 W ~ ~ r 75 89' ~ / ~0,yo n m j > ~ 255.57° / `' I ° ~~'•~ 5 O'13'b4 W i ~, ~ I ~"~ ~ ~, EAGLE ROAD _.`~ ..._ x7217' 32.,..,< - --- ~ S 00'? 3'44" W S O~G'13''I 5'• W - --- . .~ -~.. ~ Rf V>SIONS ANNEXATION AND REZONE DESCRIPTIONS j FOR BLACKROCK SUBDIISION Stanley Consultants ~N~ . AND_ PROPOSED CASTLE ROCK SUBDIISION 19ao S. BON1T0 WAY IN SECTION 32, T 3 N , R 1 E , B.M suITE too MERIDIAN, IDAHO 83642 PAGE ~ of z I ADA COUNTY, IDAHO i zos-288-os73 Ci2AW\~: ---.iCnTE: 9~24/U7 j SCALE. =500' I J09 NO ':875 Exhibit C -Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF MARCH 6, 2008 Preliminary Plat Boundary (excludes E. Taconic Street) Corporate ONice: Salt tofu Office: 3302 N. Main Street 14141 South 990Y11eat Span'ah Fork. Utah 84666 ~~~ Utah ~~ 801-798-0555 g01-4952844 ConaulHng Engineers and Surveyors, Inc LEGAL DESCRIPTIONS PREPARED FOR RUBBLE HOMES CASTLE GREENS SUBDIVISION Project #07-877 (November 26, 2007) NORTIi PARCEL BOUNDARY All of Lot 16, & 24, Block 1 of Blackrock Subdivision No. l as recorded in Plat Book 96, Pages 12003-12008 in the official records of Ada County, located in Section 32, Township 3 North, Range 1 East, Boise Meridian, more particularly described as tollows: Beginning at a point located N89°40'05"W along the Quarter Section Line 48.00 feet from the East 1/4 Corner of Section 32, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho (Basis of Bearing NO° 13' 15"E along the Section Line from the East 1J4 Comer to the Northeast Corner of said section); thence SO°13'44"W 99.28 feet; thence S45°12'33"W 9.90 feet; thence 189°48'38"W ]93.91 feet; thence along the arc of a 200.00 foot radius curve to the left 47.01 feet through a central angle of 13°28'05" (chord: S83°27'20"W 46.90 feet) to a point of reverse curvature; thence along the arc of a 200.00 foot radius curve to the right 47.01 feet through a central angle of 13°28'05" (chord; S83°27'20"W 46.90 feet); thence N89°48'38"W 186.18 feet; (hence along the arc of a 725.00 foot radius curve to the right 259.10 feet through a central angle thence of 20°28'36" (chord: N79°34'20"W 257.73 feet) to a point of reverse curvature; along the arc of a 775.00 foot radius curve to the left 275.05 feet through a central angle of 20°20'03" {chord: N79°30'03"W 273.60 feet); thence N89°40'05"W 802.51 feet; thence along the arc of a 525.00 foot radius curve to the left 429.86 feet through a central angle of 46°54'4(" (chord: S66°52'32"W 417.95 feet); thence S43°25'09"W 361.52 fcet; thence along the arc of a 200.00 foot radius curve to the right 40.07 feet through a central angle of ll°28'42" {chord: S49°09'3U"W 40.00 feet) to a point of reverse curvature; thence along the arc of a 200.00 foot radius curve to the left 40.07 feet through a central angle of l l°28'42" (chord: S49°09'30"W 40.00 feet); thence S43°25'09"W 64.00 feet; thence along the arc of a 200.00 foot radius curve to the left 40.07 feet through a central angle of 11°28'42" (chord: S37°40'48"W 40.00 feet) to a point of reverse curvature; thence along the arc of a 200.00 foot radius curve to the right 40.07 feet through a central angle of l i°28'42" (chord: S37°40'48"W 40.00 feet); thence N46°34'51"W 190.00 feet; thence N74°49'32"W 192.98 feet; thence N63°50'17"W 178.01 feet; thence N37°30'04"W 172.16 feet; thence N4l°47'50"W 170.59 feet; •thencc N57°]9'56"W 173.04 feet; thence Nab°45'50"W 172.53 feet; thence S46°34'38"W 1b1.8I feet; thence S65°59'30"W 50.05 feet; thence S89°49'48"W 255.10 feet to the west line of the NE1/4 ~'.n6ineera ~ .Surveyors ~ ~.nnd lf~lnnnere Exhibit C -Page 8 C[TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 of the S W 1 /4 of said section; thence NO° 10' 12"W 2.24 feet to the C- W 1116 Comer, thence NO°53'12"F, along the west line of the SE1/4 of the NWI/4 of said section 1,337.41 feet to the NVd 1/16 Comer of said section; thence S89°43'51"E along the north ]ire of SE1/4 of the NW1/4 of said section 1,335.91 feet to the C-Nl/16 Corner; thence S89°41'56"E along the north line of the south half of the NEI/4 of said section 1,718.43 feet; thence S36°35'50"E 198.56 feet; thence S47°26'09"E 889.12 feet; thence N89°39'49"W 113.1 D feet; thence SO°13' 14"W 255.57 feet; thence 589°39'49"E 228.89 feet; thence SO° 13' 15"W 326.34 feet to the point of beginning. Contains: +/-124.04 Acres SOUTH PARCEL BOUNDARY All of Lot 10, Block 3 of Blackrock Subdivision No. l as recorded in Plat Book 96, Pages 12003-]2008 in the official records of Ada County,. located in Section 32, "Township 3 North, Range 1 East, Boise Meridian, more particularly described as follows: Beginning at a print located N89°40'05"W along the Quarter Section Line 48.00 feet and SO°]3'44"W 185.30 feet from the F..ast 1/4 Corner of Section 32, Township 3 North, Range l East, Boise Meridian, Ada County, Idaho (Basis of Bearing NO°13' 15"E along the Section Line from the East ] 14 Comer to the Northeast Corner of said section); thence SO°13'44"W 286.98 feet; thence N89°48'38"W 480.00 feet; thence SO°i3'44"W 865.89 feet; thence N89°48'26"W 1,600.60 feet; thence NO°11'34"F.. 295.21 feet; thence N46°34'SI"W 612.64 feet; thence northeasterly along the arc of a 200.00 fool radius non-tangent curve to the right (radius bears: Sib°42'35"E) 5.61 feet through a central angle of 1°36'26" (chord: N54°05'38"E 5.61 feet) to a point of reverse curvature; thence along the arc of a 200.00 foot radius curve to the left 40.07 feet through a c;e-ntral angle of 11°28'42" (chord: N49°09'30"E 40,00 feet); thence N43°25'09"E 64.00 feet; thence along the arc of a 200.00 foot radius curve to the ]eft 4U.07 feet through a central angle of 11°28'42" (chord: N37°40'48"E 40.00 feet)to a point of reverse curvature; thence along the arc of a 200.00 foot radius curve to the right 40.07 feet through a central angle of 11°28'42" (chord: N37°40'48"E 40.00 feet); thence N43°25'09"E 361.52 feet; thence along the arc of a 475.00 foot radius curve to the right 388.92 feet through a central angle of 46°54'46" (chord: N66°52'32"E 37$.15 feet); thence S89°40'05"E 802.51 feet; thence along the arc of a 725.00 foot radius curve to the right 25730 feet through a central angle of 20°20'03" (chord: 579°30'04"E 255.95 feet) to a point of reverse curvature; thence along the arc of a 775.00 foot radius curve to the left 276.97 feet through a central angle of 20°28'36" (chord: S79°34'20"E 275.50 feet); thence 589°48'38"E 186.18 feet; thence along the arc of a 200.00 foot radius curve to the right 47.01 feet through a central angle of 13°28'05" (chord: S83°04'36"E 46.90 feet) to a point of reverse curvature; thence along the arc of a 200.00 foot radius curve to the left 47.01 feet thmugh a central angle of 13°28'05" (chord: S83°04'36"E 46.90 feet); thence 589°48'38"E 193.84 feet; thence 544°47'27"E 9.92 feet to the point of beginning. Contains: +/-53.69 Acres Exhibit C -Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 e ~~ e e 9 A P 9 8 ~~~: { ~ ; ~ ~ ~ 5 ~ g~y~Ql bl~ii €p~~Y C .r e4955 '~ 48 O ~ v Z ~~ a r ~4s m ~ m ~~ r ~•~ m O m~ g = -~ ~ ~ °~ <~ w Sa., r{ i ~ ~ ~ t~ 8 `~ E ', a ~ 8 ~ ~° r ~~ ~ w ~ ' .~a 8 3 m m CASTLE ROCK o ssm wa ~.:~a r n ute.eso ® s +s ~ m '~uu.e.. ~ ' rmawwamw - . e . or ea~avsosss 1 PARCEL EXHIBIT ~.°j~' vmm+nae»a - m, Exhibit C -Page 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: A. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone the subject property to the R-2 and R-8 zoning districts. Staff finds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan and that the overall density for the annexation area complies with the anticipated density of this area if a step up in density is granted. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report for more information. B. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that future development of this property will comply with the established regulations and purpose statement of the R-2 and R-8 zoning districts, except for reductions to dimensional standards of the R-8 district approved with the PUD. C. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this finding. D. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. E. The annexation is in the best of interest of the City (UDC 11-SB-3.E). The overall density proposed in the R-2 and R-8 districts generally complies with the anticipated density for this area (see Section 8 of the staff report for more information). Staff finds that all essential services are available or will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. The applicant is proposing to develop the land in general compliance with the City's Comprehensive Plan. This is a logical expansion of the City limits. In accordance with the findings listed above, staff finds that Annexation and Zoning of this property to R-2 and R-8 would be in the best interest of the City if a step up in density from low to medium is approved for the area depicted as low density. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: Exhibit D -Page 1 CITY OF MER}DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2008 A. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed application is in substantial compliance with the adopted Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, and Analysis, Section 10 of the Staff Report. B. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services are available to accommodate the proposed development. (See Exhibit B of the Staff Report for more details from public service providers.) C. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, staff finds that the subdivision will not require the expenditure of capital improvement funds. However, it should be noted that Eagle Road is not planned for widening in the near future. D. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., police, fire, ACRD, etc.) to determine this finding. (See finding Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in Exhibit B for more detail.) E. The development will not be detrimental to the public health, safety or general welfare; and Other than the portion of the proposed preliminary plat that is located in flood the zone, staff is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the Council or Commission's attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. F. The development preserves significant natural, scenic or historic features. Staff finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance, if the Ten Mile Creek is left open and protected. Further, the applicant is proposing to re-route and leave the Beasley Lateral open and improve it as a water amenity for the subdivision. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Exhibit D -Page 2 CITY OF MERI-DEAN PLANNING DEPARTMENT STAFF REPORT FOR THE HARING DATE OF MARCH 6, 2008 3. Planned Unit Development Findings: In order to grant a planned unit development request, the Council shall make the following findings: a. The planned unit development demonstrates exceptional high quality in site design through the provision of cohesive, continuous, visually related and functionally linked patterns of development, street and pathway layout, and building design. Staff finds that the proposed PUD demonstrates high quality site design through the use of cooing, clustering, varied setbacks, an internal pathway system connecting to various uses and scenic features proposed within the development, and numerous amenities. b. The planned unit development preserves the significant natural, scenic and/or historic features. Staff finds the design of the PUD preserves the natural and scenic features of this site by planning linear open space with landscaping and pathways adjacent to the Beasley Lateral and Ten Mile Creek for the neighborhood's viewing and recreational pleasure. c. The arrangement of uses and/or structures in the development does not cause damage, hazard, or nuisance to persons or property in the vicinity. Staff finds that this development as proposed should not cause damage, hazard, or nuisance to persons or property in this vicinity. However, staff recommends the Commission and Council rely upon comments from the public to determine this finding. d. The internal street, bike and pedestrian circulation system is designed for the efficient and safe flow of vehicles, bicyclists and pedestrians without having a disruptive influence upon the activities and functions contained within the development, nor place and undue burden upon existing transportation and other public services in the surrounding area. Staff finds that the proposed pathway system and sidewalks within the development are designed to provide recreational access to amenities and uses within the subdivision without conflicting with vehicular traffic. e. Community facilities, such as a park, recreational, and dedicated open space areas are functionally related and accessible to all dwelling units via pedestrian and/or bicycle pathways. Staff finds that the proposed future City Park located centrally within the development, pocket parks, and linear open space will provide recreational opportunities that are accessible to all residents via the numerous pathways proposed. Further, the vast amount of amenities proposed should assist in providing a link to the residents and community as a whole. Exhibit D -Page 3