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HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 STAFF REPORT Hearing Date: June 5, 2008 TO: Planning & Zoning Commission FROM: Bill Parsons Associate City Planner 208-884-5533 ~E IDIAN±-- ~,ECEI~7 SUBJECT: Oak Creek MAY 3 0 Z00~ Az-o8-o04 GIT~ (~F ~/IER171AN Annexation and Zoning of 318.7~`z~~e~fi~o~~~l~ i ~ ~to R-4 (Medium-low Density Residential) (69.72 acres), R-8 (Medium Density Residential) (192.20 acres) and R-15 (Medium-high Density Residential) (56.82) by Norpac, LLC PP-08-003 Preliminary Plat on 30.72 acres into 139 lots including 118 residential lots and 21 common lots in a proposed R-8 zoning district 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Norpac, LLC, has applied for Annexation and Zoning (AZ) approval of 318.74 acres of land from the RUT zoning. district in Ada County to the R-4 (Medium-low Density Residential) (69.72 acres), R-8 (Medium Density Residential) (192.20 acres) and R-15 (Medium-high Residential) (56.82 acres) zoning districts. Concurrently, the applicant has submitted for Preliminary Plat (PP) approval of 139 lots consisting of 118 residential lots and 21 common lots on 30.72 acres. NOTE: The 30 acre plat is included in the 318 acres the applicant is requesting for annexation. At this tune the applicant is only proposing to develop (plat) a 30 acre parcel located near the southwest corner of McMillan Road and Black Cat Road because city services are available to that parcel with the expansion of the Black Cat frank. The remainder of the property proposed for annexation only (288 acres) is expected to develop in the future, as there are no city services available for the subject site until the Can-Ada lift station is constructed. (NOTE: Public Works has master planned sewer services in the area however; the funding and timing for the construction of the Can: Ada lift station has not been determined.) Currently, ITD is conducting the Highway 16 alignment study and associated environmental review to determine the location and right-of way acquisition for the future construction of Highway 16. Portions of this site may be needed for right-of--way for the Highway 16 expansion. Further development of 288 acres will be subject to the availability of city services and the completion of the Highway 16 alignment study. (NOTE: The alignment study is expected to be concluded by the end of 2009 and the public hearing to act on the draft environmental review is scheduled for February 2009.) Due to the timing constraints of not having sewer service available and not knowing where or how much right-of--way will be needed for Highway 16, the applicant is only proposing a conceptual plan for how the site is expected to develop in the future. The subject site is expected to develop as a mixed use residential master planned community. The applicant is proposing three different neighborhood plans and zoning districts to provide communities for all income ranges. Each community proposes a range of product types (single family detached, town homes, ally loaded, single family attached and multi-family) and densities associated with them. On the concept plan, the traditional single family neighborhood offers 215 home sites and consists of 69 acres, zoned R-4; the Oak Creek AZ PP PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 Mixed Density Single Family Neighborhood offers 1,000 home sites on 192.22 acres zoned R-8; and the Mixed Density area consists of 56.82 acres, zoned R-15. The project and conceptual plan will be further discussed in Section 10. The subject site is located generally east of N. McDermott Road, west of N. Black Cat Road, south of Chinden Boulevard and north of Ustick Road including the southeast and northeast corners of W. McMillan Road and N. McDermott Road; and near the southwest corner of W. McMillan Road and N. Black Cat Road, in Sections 28 and 33, T.4N., R.1W. The subject property is currently within the City's Impact Area. 2. SUMMARY RECOMMENDATION The subject applications (AZ and PP) were submitted to the Planning Department for concurrent review. Below, staff has provided a detailed analysis and a recommendation for the requested Annexation and Zoning and Preliminary Plat applications. Staff is recommending denial of the proposed Oak Creek development (A2-08-004 and PP-08-003) based on the Analysis and Findings of Fact as listed in Exhibit D. 3. PROPOSED MOTION Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers AZ-08-004 and PP-08-003, as presented during the hearing on June 5, 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.) Continuance I move to continue File Numbers AZ-08-004 and PP-08-003 to the hearing date of (insert continued hearing date here) so the Planning Department can draft conditions for approval (you should state any other reasons for continuance). 4. APPLICATION AND PROPERTY FACTS a. Site Address/I,ocation: Generally east of N. McDermott Road, west of N. Black Cat Road, south of Chinden Boulevard and north of Ustick Road including the southeast and northeast corners of W. McMillan Road and N. McDermott Road; and near the southwest corner of W. McMillan Road and N. Black Cat Road, in Sections 28 and 33, T.4N., R.1 W. b. Owner(s): Norpac, LLC 1025 S. Bridgeway Place, Suite 280 Eagle, ID 83616 c. Applicant: Same as Owner d. Representative: Becky McKay, Engineering Solutions e. Present Zoning: RUT (Ada County) £ Present Comprehensive Plan Designation: Medium Density Residential Oak Creek AZ PP PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 g. Description of Applicant's Request: The applicant is requesting concurrent approval for Annexation and Zoning of the subject 318.74 acres to R-4 (69.72 acres), R-8 (192.20 acres) and R-15 (56.82 acres) and Preliminary Plat approval of 118 single-fanuly building lots and 21 common lots on 30.72 acres in the proposed R-8 zoning district. Approximately 10% percent (3.08 acres) of the area being subdivided is being set aside for open space. The remainder 288 acres is not proposed for development at this time. 1. Date of preliminary plat (attached in Exhibit A): 01/25/08 2. Date of landscape plan (attached in Exhibit A): 12/17/07 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the Planning & Zoning Commission and City Council on this matter. b. The subject application will in fact constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the Planning & Zoning Commission and City Council on this matter. c. Newspaper notifications published on: May 19, 2008 and June 2, 2008 d. Radius notices mailed to properties within 300 feet on: May 8, 2008 e. Applicant posted notice on site by: May 25, 2008 6. LAND USE a. Existing Land Use(s).: A majority of the subject site is currently vacant agricultural land. A few of the larger parcels are developed with single family homes- and associated out buildings. b. Description of Character of Surrounding Area: This area is composed of primarily agriculture land and farm homes on large parcels. The subject project, if approved, will constitute a significant change in use for this area and begin the transition from rural to urban for the sections located along Black Cat, McMillan and McDermott Road. c. Adjacent Land Use and Zoning: 1. North: Rural residences and agriculture, zoned RUT (Ada County) 2. East: Rural residences and agriculture and Keego Springs, zoned RUT (Ada County) and R-8 3. South: Rural residences and agriculture, zoned RUT (Ada County) 4. West: Rural residences and agriculture, zoned RUT (Ada County) d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: This property is proposing sewer service to mains located in N Black Cat Rd. Location of water: N Black Cat Rd and W McMillan RD Issues or concerns: No sewer discharge .shall be permitted to the Black Cat trunk line until the Black Cat lift station is complete. 2. Canals/Ditches Irrigation: The preliminary plat shows the Settler's Canal transverses through Oak Creek AZ PP PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 the development. Other laterals/ditches will be addressed as other plats are proposed during additional phases of development. 3. Hazards: On the submitted Preliminary Plat, the subject site does not fall within any FEMA Flood Zone; referenced firm panel 16001 C0139H, dated February 19.2003. 4. Proposed Zoning: R-4 (Medium-low Density Residential), R-8 (Medium Density Residential) and R-15 (Medium-high Density Residential) 5. Size of Property: 318.74 acres (includes 30.72 acres proposed with a preliminary plat) £ Subdivision Plat Information: 1. Residential Lots: 118 2. Non-residential Lots: 0 3. Total Building Lots: 118 4. Common Lots: 21 5. Other Lots: 0 6. Total Lots: 139 7. Gross Density: 3.84 dwelling units per acre 8. Minimum Lot Size: 5,000 square feet g. Subdivision Landscaping 1. Width of street buffer(s): 25 feet adjacent to W. McMillan Road and N. Black Cat Road 2. Width of buffer(s) between land uses: NA 3. Percentage of site as open space: 10.03% (3.08 acres) useable open; 5.06 acres (16.4%) common open space. 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 entrances into this site are from N. Oakstone Avenue which is proposed to intersect W. McMillan Road and W. Quintale Street which is proposed to intersect N. Black Cat Road. A total of eight public streets are proposed to provide internal circulation through out the development. In addition, four of the streets stub to adjacent property owners for future connectivity. The typical street section is expected to be constructed as 36-foot street section (measured from back of curb to back of curb) with 7 feet of landscaping on each side within 50-feet of right-of- way. The applicant is proposing 5-foot detached sidewalks which requires an easement with ACRD. Staff is generally supportive of the proposed street system. 7. COMMENTS MEETING On May 16, 2008 a joint agency and department meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services Company. Staff has included continents, conditions and recommended actions in Exhibit B below. Oak Creek AZ PP PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF Ji1NE 5, 2008 8. COMPREHENSIVE PLAN POLICIES AND GOALS The subject site is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. Medium density residential areas are anticipated to contain between three and eight dwelling units per acre (see Page 99 of the Comprehensive Plan.). The overall density of the area proposed for annexation is anticipated to have a gross density of 5 dwelling units to the acre; the subject preliminary plat has a gross density of 3.84 dwellings per acre. At this time, the applicant is only proposing to develop approximately 30 acres which is the only area that can be serviced with city water and sewer at this time. The remaining 288 acres of the area proposed for annexation is not able to develop with city services at this time due the unavailability of City Services to the property and the Highway 16 alignment study being conducted by ITD. The Meridian Comprehensive Plan specifically states to limit annexations and new development within the McDermott Road area until a plan is approved that specifies the SH 16 right-of--way locations and associated right-of--way acquisition needs. Because a vast majority of the area proposed for annexation is not developable at this time, and the applicant does not have a detailed plan for how this area will develop, Staff is recommending denial until such time as the alignment of SH 16 is determined, a preliminary plat (or a more detailed sketch plat) is submitted for the' entire acreage, and city services are available. See below for additional reasons that it is not in the City's best interest to annex this property at this time. In addition to the above analysis, Staff finds 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 can only be reasonably extended to the 30 acre parcel proposed for platting at the developer's expense. A vast majority of the site is not currently readily available with city services. - 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. 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 IV, Goal I, Objective A, Action 6 - Pernut new residential, commercial and industrial developments only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City. Oak Creek AZ PP PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NNE 5, 2008 The 30 acre parcel proposed for development is not contiguous to the current city limits. The only point of contiguity is through the 288 acres that is proposed for annexation but not proposed for development at this time to due lack of service availability. At this time services can only be provided to the 30 acre parcel the applicant is proposing to develop. The remaining 288 acres do not and will not have city services available until the Can-Ada lift station is constructed. (NOTE: Public Works has master planned sewer services in the area, however the funding and timing for the construction of the Can Ada lift station has not been determined.) 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. The applicant has submitted a master pathways plan that has made provisions for pedestrian and multi-use pathway throughout the 318 acres proposed for annexation. The master pathway plan is generally consistent with the Comprehensive Plan Future Land Use Map and Master Pathways Plan. • 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. All of the stub streets extend to parcels currently zoned RUT in Ada County, which staff anticipates will re- develop in the future. Staff believes that the applicant has done a nice job of providing for future connectivity to the west, 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 surrounding area is primarily agricultural land with rural uses and does not provide opportunities for connection with collectors and local streets. However, the applicant has provided 3 conceptual scenarios for street layouts for how the streets may be developed in the future. Staff and ACHD will provide more comments on street layout and design as detailed plans are proposed for development. Because a detailed locaUcollector/arterial street system is not part of the development, Staff recommends that the annexation ojthis property not happen until such time as the SH l6 alignment study is complete and staff can determine appropriate access points and collector street systems. • Chapter VI, Goal II, Objective A, Action 6 -Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. For the 30 acres, the applicant has made provisions for future connectivity for adjacent property owners and future phases of this development. • 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. As mentioned earlier, the applicant has made provisions for pedestrian and multi-use pathways within the annexation area. Future phases are expected to comply with the Master Pathways plan. However, a majority of the uses surrounding the subject parcels are agricultural uses and provide no connectivity. Staff believes that the applicant has done a good job providing internal connectivity for the proposed property. • Chapter VII, Goal I, Objective D, Action 8 -Require new urban density subdivisions which abut Oak Creek AZ PP PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 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 areas along McMillan Road and Black Cat Road. The applicant is proposing R-8 zoning which has a higher density than the surrounding area that is still under the County's jurisdiction. If the subject plat is approved it would create a higher density subdivision surrounded by RUT Ada County parcels. At this time, staff does not believe it is appropriate for this subdivision to be constructed as it is not provide an adequate transition/buffer to the surrounding properties in the area. 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, at this time, the existing rural single family residential properties in the near vicinity are not compatible with the density the applicant is proposing with the submitted preliminary plat. See above. • Chapter VII, Goal IV, Objective C, Action 3 -Require usable open space to be incorporated into new residential subdivision plats. The applicant is proposing 3.06 acres (or 10.03% of the preliminary plat site) as open space, including a tot lot, sitting benches, picnic area and pocket park with a pathway. Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-, medium-, and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. The applicant is proposing medium-low density, medium density, and medium-high density housing within this area. Types of housing are single family detached homes, town homes, patio homes, multi family and alley loaded product which should provide a range of housing opportunities in this area. However, because the details of how much of each housing type will be provided, it is difficult for staff to support the mix. Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's zoning and development request is appropriate for this property. 9. UNIFIED DEVELOPMENT CODE a. Schedule of Uses:.Unified Development Code (UDC) 11-2-1 lists single-family detached homes as permitted uses in the R-4, R-8 and R-15 zoning districts. b. Purpose Statement of Zone: R-4, R-8 and R-15 Zoning 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. Oak Creek AZ PP PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: AZ Application: The Applicant is requesting approval to annex and zone 318.74 acres from the RUT zoning district in Ada County to the R-4, R-8 and R-15 zoning districts in the City. All of the property is currently designated on the Comprehensive Plan Future Land Use Map for Medium Density Residential. The applicant is proposing a mix of residential uses which generally complies with the density requirements of the Comprehensive Plan. The purpose statement of the Residential Districts states connection to the City of Meridian water and sewer systems is a requirement for all residential districts. The applicant's annexation path is through parcel # 50428143240 which connects with Keego Springs Subdivision on the east side of Black Road and north of the Volterra Subdivision. The applicant is requesting the annexation of the overall area to develop a 30 acre portion of the property located on the southwest corner of McMillan Road and Black Cat Road. The remainder of the property proposed for annexation (288 acres) is expected to develop in the future as there are no city services available for the subject site until the Can-Ada lift station is constructed. Development of 288 acres will be subject to the availability of city services and the completion of the Highway 16 alignment study. iJDC 11-3A-21 requires all development connect to Meridian water and sewer systems. At this time, services are available to the 30 acre parcel; however the remaining acreage cannot and will not be serviced until the Can-Ada lift station is completed which has not been determined; therefore staff is not supportive of the annexation request. The annexation legal description submitted with the application (stamped on January 29, 2008 by Gregory Carter, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Development Agreement: UDC 11-SB-3.D.2 and Idaho Code § 65-6'I11A 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. At this time staff feels the subject site should not be approved for annexation. However if the subject annexation is approved 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. Without having a detailed plan to review, it is impossible for Staff to come up with mitigation and DA provisions to protect all of the public's interest. If the Commission and Council decide it is in the best interest of the City to annex this property, 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, in addition to provisions the Commission and Council deem appropriate (NOTE: This is staff's best stab at some appropriate DA provisions, but should not be considered a comprehensive list): • Except for the R-8 zoning district associated with the 30 acre plat, all other parcels shall be zoned R-2. • The applicant shall submit a rezone application for each phase of the development zoned R-2. Until such time as a rezone is approved by the City Council, redevelopment of the property shall be prohibited. • The applicant shall be responsible for all costs associated with the sewer and water service extension. • Any and all existing domestic wells and/or septic systems within this project will Oak Creek AZ PP PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 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. • The elevations proposed submitted with the preliminary plat shall substantially comply with the three building elevations submitted with this application included in Exhibit A and approved with this application. • All other conceptual elevations shall be reviewed at the time the applicant proposes to rezone and plat those parcels zoned R-2. • Development of the site shall be consistent with the City's Master pathways plan and the applicant's submitted master pathways plan. • Development of the parcels not associated with the preliminary plat shall not be developed until city services become available and the Hwy 16 alignment study has been completed for future right-of--way acquisition. • The applicant shall provide a minimum of 30 acres of open space, as proposed within the 288 unplatted portion of the development. Concept Plan: The applicant has submitted a concept plan for how the site may develop. The subject site is expected to develop as a mixed use residential master planned community. The applicant is proposing three different neighborhood plans and zoning districts to provide communities for all income ranges. Each community proposes a range of product types (single family detached, town homes, ally loaded, single family attached and multi-family) and densities associated with them. The traditional single Family neighborhood offers 215 home sites and consists of 69 acres, zoned R-4; the Mixed Density Single Family Neighborhood offers 1,000 home sites on 192.22 acres zoned R-8; and the Mixed Density area consists of 56.82 acres, zoned R-15. Staff is supportive of the mix of residential uses proposed for the project; however believes this is not the right time for developing the property. A detailed plat, with a services plan, should be submitted for this property. Housing Types: The applicant has included Elevations for the product type proposed with the conceptual development. Staff has included the elevations in Exhibit A. The applicant is proposing a variety of housing types such as Single Family Homes, Green Court Homes, Paseo Homes, Duet Hornes, Two-Unit Townhomes, Tuck-Under Townhomes, and Mansion homes. Each product type is described as follows: • Single Family -These are the largest and most traditional homes offered in Project. They range in size from 1,701-4,000 square feet and include 6 different floor plans with a minimum of 9 distinctive elevations. • Green Court -The green court product are generally smaller homes arranged around a common green space and functions as a social gathering space for future residents. Home sizes range from 1,200-2,000 square feet • Paseo -These are alley loaded products that are specifically designed for the "Traditional Neighborhood" home buyer, yet still p\encourages interaction among residents by orienting homes onto an open space corridor. This series contains 3 distinctive exterior treatments that range in size from 2,159-2,442 square feet. • Duet -Alley loaded product attached at the garage only. Front streetscape appears as an individual single family detached unit. Private outdoor living spaces through the use of front or side courtyards. Horne sizes range from 1,500-2,000 square feet. Oak Creek AZ PP PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 • Two-Unit Townhomes -Front loaded townhomes with architecture forward to enhance the streetscape. Home sizes range from 1,400-2,250 square feet. • Tuck-Under Townhomes -The tuck-under Townhomes are marketed toward the buyer who desires anon-traditional home in a traditional neighborhood. Homes range in size from 1,500-1,750 square feet. • Mansion -The mansion home product generally consists of three to six units arranged in a manner to give the appearance of large estate home. Garages are located in the rear off of an alley. The units range in size from 1,000 -1,950 square feet. If this product is proposed with future phases of the development it should require CUP for Multifamily development. Future Amenities: The applicant has worked with Western Ada Recreation District to locate a facility located on a 4.4 acre parcel near the southeast corner of W. McMillan Road and N. McDermott- Road. In addition, the applicant is proposing recreational and open space amenities through out the 318 acre development. Conceptually, the overall proposed open space encompasses more than 30 acres which is approximately 11% of the project area. The project is expected to provide and expansive pathway and park system which includes 10,295 lineal feet of multi-use pathways and 23,4471ineal feet of pedestrian pathways. The pathways are to provide an interconnected system that will connect with the central park, neighborhood parks, open space areas, and the Western Ada County Recreation Center proposed within the development. 2. PP Application: The applicant is requesting Preliminary Plat approval of 118 single-family residential building lots and 21 common lots on 30.72 acres in the proposed R-8 zoning district. The applicant is proposing to construct this subdivision in 2 phases as shown on the phasing plan attached as Exhibit A.S. Staff has reviewed the proposed preliminary plat and found that the dimensional standards proposed substantially comply with the Unified Development Code. Master Pathway Plan: At this time, the applicant is only proposing to develop a 30 acre parcel near the southwest corner of W. McMillan Road and N. Black Cat Road. According to the City's Master Pathways Plan this parcel is not identified as having a pathway designated in the development. However, the applicant has provided pedestrian connectivity for the future residents, on the 288 remaining acres, to use for recreation. In addition, the applicant has submitted a master pathway plan for the remaining parcels to show how future pedestrian and multi-use pathways will function as future phases are proposed for development. Staff is generally supportive of the applicant's pathway plan and believes it meets the intent o the City's Master Pathway Plan. Staff has included a provision in the draft DA that the applicant comply with both pathway plans. 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. The proposed site amenities are as follows: 1) The applicant is providing 3.06 acres of usable open space, which equals approximately 10.03% of the total development area. 2) A 1.4 acre pocket park is proposed and includes a picnic table and structure, tot lot, sitting benches and a 5-foot pathway which provides connectivity with the sidewalks in the proposed development. The applicant's open space and amenities plan complies with the UDC. Oak Creek AZ PP PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 Landscaping: The landscape plan prepared by Jensen Belts Associates, on December 12, 2007, is approved with the following modifications/notes: • Per UDC 11-3G-3A, set aside at least 10.03% (3.06 acres) of the site for useable open space, as proposed. • The applicant should construct a minimum 37-foot wide street buffer along the entire length of W. McMillan Road (an arterial street) and a 35-foot wide street buffer N. Black Cat Road, exclusive of ACRD right-of--way required for the ultimate street section, as proposed. Said buffer shall be designed and constructed in accordance with UDC 11-3B-7. • Landscaping adjacent to all pathways should be designed in accordance with UDC 11-3B-12. • 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.. • Provide fencing along the common lots 1; 14 and 16, Block 10 and lots 1, 23 and 25, Block 13 per UDC 11-3A-7A-7. Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above, with the final plat application(s). Traffic Study: A traffic study was submitted for ACRD review. Staff has attached a copy of the letter highlighting ACRD comments regarding the Traffic Impact Study in Exhibit A. At build out the project is expected to generate an estimated 17,328 total trips. During the am peak hour traffic is expected to generate 1,307 trips and the pm peaks hour trips are estimated at 1,818 trips. As the project develops the City, ACHD and ITD should require the necessary improvements as phases are proposed for development. Oak Creek Subdivision (Phase 1) is estimated to generate an average ADT of 1,043 with 82 am peak hour trips and 110 pm vehicle trips. ACHD has commented on the appropriate roadway improvements to accommodate the increased traffic. See Exhibit B. Stub Streets: The applicant is proposing four stub streets to adjacent properties: These proposed streets are listed below: • W. Quintale Street stubs to the property to the west. • N. Oakstone Avenue stubs to the property to the south. • W. Torana Court stubs to the Ada County parcel in the southeast corner. • The partial cul-de-sac that connects W. Los Flores Street and N. Maplestone Way stubs to the parcel in the northeast corner. Staff is supportive of the stub streets proposed for future residential developments. The applicant should be required to provide public stub streets to the afore-mentioned parcels as proposed. Access: Currently, there are two entrances proposed into this site. The first entrance is N. Oakstone Avenue and intersects W. McMillan Road and the second entrance is W. Quintale Street which intersects N. Black Cat Road. A total of eight public streets are proposed to provide internal circulation through out the development. The typical street section is Oak Creek AZ PP PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JiJNE 5, 2008 expected to be constructed as 36-foot street section (measured from back of curb to back of curb) with 7 feet of landscaping on each side within 50-feet ofright-of--way. Staff is generally supportive of the proposed street system. Existing Structures: Any existing building(s) shall be removed, prior to signature of the final plat by the City Engineer. Fencing: The applicant is proposing 6-foot solid fencing along the perimeter of the development; 4 solid fencing along some of the interior common open space for the development; and 6-foot wrought iron fencing is proposed along Settler's Canal. 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. On the submitted landscape plan, the applicant has not provide fencing along the common lots 1, 14 and 16, Block 10 and lots 1, 23 and 25, Block 13. Staff is recommending the applicant comply with the fencing requirements 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. Fencing should taper down to a 3 foot maximum within 20 feet of all rights-of--way. Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of any natural waterways that intersect, cross or lie within the area being subdivided shall be covered. The Settler's Canal traverses through the proposed platted property. The applicant is proposing to preserve a 50-foot open space corridor to maintain access to the canal. The applicant states the canal is to remain open due to the Settler's Irrigation District requiring a 72" pipe to enclose the canal. The UDC requires the City Council waive the requirement for tiling the canal. Staff is supportive of the canal remaining open. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single- point connection is used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with iJDC 11-3A-15 and MCC 9-1-28. Drainage: A seepage bed for stormwater drainage is shown on Lot 13, Block 13. No trees shall be planted over the seepage beds. All storm drainage facilities shall comply with the standards listed in UDC 11-3B-11, Stormwater Integration. NOTE: Applicant shall be aware that infiltration ponds for ACRD public streets require exposed filter sand. This sand area does not count toward the City of Meridian's open space requirements. Other provisions to meet vegetated open space requirements must be made when ACRD pond designs incorporate exposed filter sand. Common Areas: The applicant is providing 16.4% (5.06 acres) common open space within the development. Oak Creek also includes 37-foot exterior buffer along McMillan and a 35- foot landscape buffer along Black Cat Road. The primary open space consists of a 1.39 are park centrally located in the neighborhood and includes play equipment, a picnic shelter and a pathway. In addition, the neighborhood is expected to develop with detached sidewalks, street Oak Creek AZ PP PAGE 12 CITY OF MBRI,DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 trees and eight foot landscape parkways through-out. Maintenance of all common areas shall be the responsibility of the respective Oak Creek Home Owners' Association. Building Elevations: Three single family home elevations were submitted to represent the housing proposed for construction with the Oak Creek Subdivision. The UDC requires buildings to be constructed of high quality building materials such as stone, brick, wood or other native materials. In no case shall the buildings use vinyl siding as the primary siding material. The building materials appear to be of high quality materials. The fronts of the buildings are accented with shutters, front porches with stone or brick accents and gable and hip roofs. The siding materials appear to be a variety of wood composite siding and stucco finishes painted in neutral colors. Roofing material is architectural shingles. Staff is generally supportive of the elevations proposed for this development. Phasing Plan: The applicant submitted a phasing plan which staff has included in Exhibit A. The applicant is expected to have 13 phases to the project. The first two phases are proposed with the 30 acre plat reviewed in this staff report. Due to the timeline of Hwy 16 alignment study completion slated for the end of 2009 and the lack of a timeline and funding for the construction of the Can-Ada lift station, staff is generally support the phasing plan for the project. b. Staff Recommendation: Staff recommends denial of the subject applications (A~08-004 and PP-08-003) for the reasons listed in the Staff Report. 11. EXHIBITS A. Drawings 1. Vicinity Map 2. Concept Plan 3. Phasing Plan 4. Preliminary Plat 5. Landscape Plan 6. Elevations 7. Letter from ACRD regarding the TIS 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 (conditions are forthcoming; comments are attached) 8. Central District Health Department 9. Settler's Irrigation District Oak Creek AZ PP PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 C. Legal Descriptions and Exhibit Map D. Required Findings from Unified Development Code Oak Creek AZ PP PAGE 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 A. Drawings 1. Vicinity Map UT Q ... HFN,DE JAY R-8 -1 • C- R-15 BLVD _~ R (REMAI S) J KER PHASE 1 } R- 8 - TRILOG Y L-O ; RU ~ E~G PRIN R-8 S GAIN RIDGE RU ~ Q U Y OLTERRA P I LAS R-4 ~ ~ °° O -O RR w z u ~ Z R KCREE -_- VOLTERRA SO TH L- I-L 0 O SP 1NG NORTH I_ ~ _i, r- Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 2. Concept Plan i PARCEL ~ 9 D <p ~ ar _ a ~ __ o~ PA BC EL i PARC EL 9 c PARCEL PARCEL 42 44 PARCEL I LOT KEY a J PARCEL J ACRES 7c a TRADITIONAL 4U + SINGLE FAMILY - P ARCEL PARCEL B MIXED OEN3ITY 11 ~ 4ez z giMoL@ FAneiLY . NEIOHBORNOOD PARCEL 9 se.e NIXED DENSITY PARCEL URBAN CORE 8 ~ ' D !'UELIC USE KEY ' PARCEL PARCEL { J 0 PARCEL 9 _ 9 l PARKWAYS li B PARCEL PARCEL .h, F _ fl T PARKS ' O ~ ~ ~ NEION80RNOOD g STREET ACCESS C W .PARCEL PARCEL PARCEL PA CEL PARCEL Y 4 2 B 1 ri MCMILIAN ROAD I ~~ p ! 1 y PARCEL f PARCEL 15 46 a PARCEL T H E O A K S PARCE 'PARCEL 48 CONCEPT PLAN L 4s - 4s ~ PnaceL ~~ ~C~ 44 Meridian, IddhO PARCEL PARCE I ~' ~ ~ 46 16 ,-.. ~~ • •i iik!i ~R'a~`f~ ~INSOi ~n Exhibit A 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 3. Phasing Plan i t i~ { Exhibit A 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JiJNE 5, 2008 4. Preliminary Plat Exhibit A 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 5. Landscape Plan r t i s j 63fisfia 9aaa ,i$ .314414 ?411 p.n.s: ~ re. irstsr~r; A'a• 'AAAyAAA AAAA ppn F5F5q ~C ~nY^ ~ Aac., e.. ~ e ~s~ss SSSE Y , r ~$RBR~ a ~ ~~ ~~ ~,~ g~g~d~~ pp s~ p 9~g 3 61 t 4 @~8~p~ ~ 9~ ~, J 1~.--.: Q o~~ ~'~ 6 ea :~~ ~~ ~'ii; w ~ ~~ ~~ ~~. V o tia ~; ~~ ~~~ g Exhibit A 5 ~,,; ,r,, CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JiJNE 5, 2008 6. Elevations ~. a .. 00 ~ .~~/_ _® _ n Tuck-Under Townhomes ~. u _ 1~ ~ ~ r ~~~r:a -'~ ~I ~ II Il !~ ~1 , Single Family ~-.. `~ ~ ~ ~ ~ M . ~ ~ ~, ~- 1 I ~ eft ~ I~ it ~ `u~ ~~~~ a - j ~; Q ~ - o _ . ~ ~ ~~;~ ~ - .; ~ ., ~•~ ',~, ea ~..d ~aa~9~'~~ ~~ ~ _ "',,~~ . ~~,I :tJ Exhibit A 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 Exhibit A Gaftsman Slyie CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 Exhibit A Elevations for the proposed plat. Exhibit A 1 ~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 .., ~'`'~ `~~ ~~ ,. _ _ tit~~~__ Exhibit A 1 1 Exhibit A 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 7. ACID Letter ., ~~ e. , `~ °~ t~Q$,~,r ~` iq~ n` rf April 29, 2008 Becky McKay Engineering Solutions 1028 N: Rosario Street Meridian, IdaFio 83642 ~~ ~~~~~~ C D Subjects Oakcreek Subdivision Traffic Impact Study Dear Becky, tarot A. MdCee, President Sherry R. Huber, 1~ Vice Preslderit Davtd 8ivens, 2n0 Vice President John 5. Franden, commissioner Rebecca W. Amold, G7mmissioner Districtstaff has reviewed the traffic impact study for the subject development and have the following comments that need to be addressed: 1. The west'site access is only' 700 feet east of McDermott Road and will not be considered for a signal Jocation as suggested in the traffic impact study. The middle site access atrthe'/: mile. may be considered as a potential signal location. If necessary, the site. plan should'be revised to shift more of the traffic to this middle access. 2. District Policy and the City of Meridian Comprehensive Plan. encourage'/: mile collectors. If ITD will approve a half mite collector intersection with US-20/26 between McDermott and 'Black Cat the District. must plan accordingly and this site should stub a mid mile collector to the north. 3. The site plan. should be tevised'to accommodate an east/west collector off Black Cat Road to .help serve this site. The District can foresee problems with the local road connection to Black Cat as it is :currently planrred. 4. The District has concerns regarding the length of some of the straight local streets. Alternatives to the long. straight stretches should be considered or other alternatives suggested to address the potentia}fortraffie calming requests in the future. $_ The District las concerns cegarding.the tw9 intersections located in the curves off of the collector road. The design, should address. potential site distance constraints and acknowledge that landscaping in these areas may be severely limited. A small revision in the site glan to cel'ocate these intersections could eliminate these concems. 6: The McMillan/Black Gat.lntersection is an all-way stop and not a.two-way stop as analyzed. 7. The District believes the TIS :may be overestimating the traffic distribution on Black Cat and underestimating the distribution on McMillan east of •Black. Cat, Please demonstrate how the engineer determined the traffic distribution. Ada County Mlghway District ~ 3775.AdamsStreet • Laden Qty, 1D • 837]4 • PH (2D8)387-6100 •,FX387-6393-• www:achd.ada.id:Us Exhibit A 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF Ji1NE 5, 2008 ~ ,^~ 8. Thee applicant and ACMD will need to work with ITD and the City of Meridian to determine an appropriate right-of=way corridor to preserve along_ .McDermott Road to not conflict with future SM-16 extension plans. 9. The TIS should be updated and revised to reflect any changes to the trip distribution as a .result of addressing the comments. above. It may be beneficiat to schedule a meeting with ACHD and the City of Meridian to review any- revisions to the site layout before modifying the traffic impact study: If you have any questions you may contact me at 387-6170. Sinc~e're~ly",'~ ~~ / Gary Inselmah Manager, Right-of-Way and Development Services Cc: Cameron 1Naite, URS Caleb Hood, City of Meridian Exhibit A 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 Exhibit B CITY OF MERIDIAN PLAM~IING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 B. Conditions of Approval 1. Planning Department The Planning Department is recommending denial 2. Public Works Department 2.1 Water service to this site is being proposed via extension of the 12 inch main located in N Black Cat Rd: The applicant shall be responsible to install a new 12 main along W McMillan Road. 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 will be from main being constructed in N Black Cat Road. The complete extension of the Black Cat Sewer Trunk Line servicing the Jakers project is required to be installed, inspected and accepted by the City of Meridian prior to construction plan approval for the purposed Oak Creek Subdivision. No sewer discharge shall be permitted to the Black Cat trunk line until the Black Cat lift station is complete and all plant upgrades have been installed. The City Engineer will have the final determination when all plant upgrades are complete and the plant has capacity to function. 2.3 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. 2.4 The applicant will be required to delete the sewer manhole located in the purposed W. Quintale Street due to the fact that no further sewer service to the west will be allowed. The West property line of the purposed Oak Creek Subdivision is the boundary for sewer service to the Black Cat Station. Property located west of Oak Creek will need to sewer to the Canada Lift Station that is not constructed. 2.5 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). 2.6 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 apre-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. 2.7 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 systein 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. 2.8 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 2.9 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. 2.10 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 maybe 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. 2.11 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 reviewed and approved by the City Engineer. 2.12 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. 2.13 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized imgation, sanitary sewer, water, etc., prior to signature on the final plat. 2.14 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. 2.15 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to Construction plan approval. 2.16 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. 2.17 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.18 Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe required by the Army Corps of Engineers. 2.19 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. 2.20 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. 2.21 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. 2.22 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 Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 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. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.5 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical clearance of 13'6. 3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.7 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'/z the diagonal measurement of the full development. 3.8 Building setbacks shall be per the International Building Code for one and two story construction. 3.9 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. 3.10 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. 3.11 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. Exhibit B CITY OF MERIDIAN PLAM~]ING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 3.12 One and two family dwellings not exceeding 3600 square feet will require afire-flow of 1,000 gallons per minute for a duration of 2 hours to service the entire project. One and two family dwellings greater than 3600 square feet and. greater will require a minimum fire flow as specified in Appendix B of the Intemational Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 3.13 Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 3.14 The applicant shall work with Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance at the required intersection(s). 3.1.5 Provide exterior egress lighting as required by the International Building & Fire Codes. 3.16 The fire department is opposed to any landscape island in the middle of a cul-de-sac that may prevent a fire truck from turning around on the end of the court. 4. Police Department 4.1 The proposed pathway located on Lot, Block 6 shall have 4-foot shielded bollard lighting along the entire length. 5. Parks Department 5.1 The Parks Department provided no comment son this application. 6. Sanitary Service Company 6.1 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius. 7. Ada County Highway District 7.1 Dedicate 48-feet ofright-of--way from the centerline of Black Cat Road abutting the parcel. 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 AC>-ID 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. OR Dedicate 38-feet ofright-of--way from the centerline of Black Cat Road abutting the parcel and provide an easement to contain any sidewalk improvements that lie outside the dedicated right-of- way. 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 ACHD 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 Comdor Preservation Funds. 7.2 Construct a detached concrete sidewalk, a minimum of 5-feet wide, no closer than 41-feet from the centerline of Black Cat Road abutting the parcel.. The detached sidewalk will need to be located completely within the right-of--way or completely within an easement. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 7.3 Construct a center turn lane on Black Cat Road at the intersection with W. Quintale Street. Coordinate the design and location of the turn lane with District Traffic Services and Development Review staff. 7.4 Dedicate 35-feet ofright-of--way from the centerline of W. McMillan Road abutting the parcel. 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. 7.5 Construct a detached concrete sidewalk, a minimum of 5-feet wide, no closer than 28-feet from the centerline of McMillan Road abutting the parcel. The detached sidewalk will need to be located completely within the right-of--way or completely within an easement. 7.6 Construct a center turn lane on McMillan Road at the intersection with N. Oakstone Avenue. Coordinate the design and location of the turn lane with District Traffic Services and Development Review staff. 7.7 Construct W. Quintale Street to intersect N. Black Cat Road approximately 410-feet south of the Black Cat/McMillan intersection (measured near edge to near edge). 7.8 Construct N. Oakstone Avenue to intersect W. McMillan Road approximately 600-feet west of the Black Cat/McMllan intersection (measured near edge to near edge). 7.9 Construct all internal streets as 36-foot street sections (back-of--curb to back-of--curb) with rolled curb, gutter, and 5-foot detached concrete sidewalks on both sides. The detached sidewalk will need to be located completely within the right-of--way or completely within an easement. 7.10 Construct vertical curb on W. Quintale Street and N. Oakstone Avenue at the access points where no front on housing is proposed. 7:11 Construct all raised medians a minimum of 4-feet wide with vertical curb. Comply with District Tree Planter policy for any medians that will contain trees. 7.12 Construct a two cul-de-sac turnaround at either end of W. Torano Court with a minimum 45-foot outside turn radius, as proposed. 7.13 Construct the following stub streets as the internal street section (36-foot with curb, gutter, and sidewalk), with signage at the terminus stating: "THIS ROAD WILL BE EXTENDED 1N THE FUTURE." • The first stub, W. Quintale Street located approximately 370-feet south of the north property line (measured near edge to property line). • The second stub, N. Oakstone Avenue located approximately 400-feet west of the east property line (measured near edge to property line). • The third stub, W. Torana Court located approximately 125-feet north of the south property line (measured near edge to property line). 7.14 Design and construct the full crossing of the Settlers Canal with the construction of Oakstone Avenue. Submit the bridge plans for the crossing of the Settlers Canal for review and approval prior to the pre-construction meeting and plat approval. Coordinate the design of the canal crossing with District Development Review staff. 7.15 ,Direct lot access to Black Cat Road and McMillan Road is prohibited and shall be noted on the final plat. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 7.16 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 ACRD roadway or right-of--way. 7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 Comply with the District's Tree Planter Width Interim Policy. 7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7.2.9 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACRD right-of--way. The applicant shall contact ACHD 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 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. ' Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 8. Central District Health Department 8.1 After written approval from appropriate entities are submitted, we can approve this proposal for central sewage and central water. 8.2. The following plans must be submitted to and approved by the Idaho Department of Health & welfare, Division of Environmental Quality: central sewage and central water. 8.3 Run-off is not to create a mosquito breeding problem. 9. SETTLERS' IRRIGATION DISTRICT 9.1 All irrigation/drainage facilities along with their easements must be protected and continue to function. The facilities involved are the Settler's Canal (50-foot easement), Cantrell Lateral (20- foot easement), Lane Lateral (20-foot easement) and the Allen Lateral (30-foot easement). 9.2 A Land Use Change Application must be on file prior to any approvals. 9.3 A license agreement MUST be signed and recorded prior to construction of any SID facilities, or within its easements. 9.4 Any changes to the existing irrigation system such as relocation, water delivery, tiling, and landscaping must be approved by Settlers' Irrigation District's Board of Directors. 9.5 All storm drainage must be retained on-site. 9.6 A pressure irrigation system must be provided to service all lots with irrigation water from the current delivery point. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 C. Legal Description ,'~ ; ~ v,- it ~ -'a ~t-050 East1^later:tw/cr,St. IDAHO ~` s~,it~ rso E _ S.U RV[~' - Meridian, idaNo 63692 ~~, i.: ~ ' GItOU:P Ptione (toe) sab•es~o Fax (20B) 884-5399 December 13, 2007 DESCRIPTION FOR ANNEXATION OAK CREEK SUBDIVISION A parcel of land located in the. NE Y< ofthe NE '/ and the NW '/ of the N1N'/ of Section 33, the S'/2 of the NE '/< arid the S 'lZ of Section 28, all located in T. 4N., R.1 W., B.M., Ada County, Idaho more particularly described as follows: Commencing at the Northeast comer of the said Sectiorn33 from which the ;East '/ corner of said Section 33 bears South 00°2.722" West, 2631.6t? feet; thence along fhe East boundary of said Section 33 South 00°27:22" West, 169.00 feet to the REAL POINT OF BEGINNING; thence continuing along said East boundary South 00°27'22" West, 626.39 feet; thence leaving; said 'East boundary line South 89°08'23" West, 246.54 feet; thence, South `06°37'22" Vilest, 308.30 feet; thence North 89°30'26" West,. 1038:40 feet to a point on the West boundary line of the: NE'/ of the NE'/ of said Section 33; thence. along said West boundary line North 00°28'25° East, 1113:00 feet to the E1/16 corner of said. Section 33; thence along: the north boundary line said Section 33 North 89°'16'45" West, 1317:68 feet to the N''/ comer of said Section 33; thence. along. said North boundary line North 89°16'49" West, 1317:62 feet to the ~W 1'/16 corner of said Section 33; . thence along the East boundary line of the NW '/< of the NW '/< of said Section 33 South'00.°31'02" 1Nest, 1316:64 feet to the-NW 1/16 corner of said Section 3'3; • thence-along the South boundary line of the NW'/ of the NW'/< of said Section 33 North $9°1719" West, 89:91 feet; thence leaving said South boundary line North 76°42'21" West, 1259..37 feet to a point on the West.boundary of said. Section 33; thence along said West boundary line NorEh 00°32'39" East, 1042.47 feet to the northwest eomer.of Section 33; ' Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 r'^. ,~ thence along the Ulest boundary. line of said Section 28 North 01°00'42" East., 1315..38 feet to the S 1/16 corner of said Section 28; thence along the North boundary line of the SW '/a of the SW '/° of said Section 33.South 89°18'59" East, 450.00 feet; thence leaving said North boundary line .North 01 °00'42'" East, 774.71 feet; thence North 89°2fi'17" West, 4'50.00 feet to a point on the West boundary. said Section 28; thence along said West boundary line North 01°00'42" East, 540.97 feet to the W '/< corner of said Section 28; thence along the North boundary of said SW Y< South 89°21'17" East, 1311.11 feet to the C-W 1/16 corner of said Section 28; thence along the East boundary.line of.the'NW Y4 of the SW '/a of said Section 28 South 00°52'1.2" West, 16.99 feet; thence leaving said East boundary line South 89°14'34" East, 789.50 feet; .thence North 64°03'54" East, 27.64 feet; thence South 86°53'48" East, 189.53 feet; thence North 89°14'51 "East, 20.04 feet; thence South 70°27'50" East, 25:64 feet; thence South 81°00'03" East, 36:69 feet;. th. ence South 88°50'13" East, 85:57 feet; thence South 86°14'58" East, 63.62 feet; therice North 89°18'37"..East, 45:49 feet; thence South 78°0747" East, 19.68 feet;. thence North 53°05'44" East, 16,53 feet to a point on the East boundary line of the SW '/e of said Section 28; therice along said East boundary line North 00°43'42" East, 24.35 feet to the C ^/< corner of said Section 28;, thence along the West boundary line of the NE'/ of said Section 28 North 00,°43'58" East, 625:84 feet; Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 thencs South 77°58'14" East, 1338,14' feetto a point bn fha East Boundary line of the SlN % of the NE '/< of said Section 28; thence along said East boundary line North 00°36'34" East, 293.64 feet; thence South 89°31'36" East, 175.03 feet; thence South 00°28'24" West, 230:00 feet; thence South 89°31'36" East, 1136.3'0 feet to a point on the East boundary line of said. Section 28, said point also being. on the. existing Meridian City Limits boundary; thence along said East boundary line and said City Limits boundary South 00°29'02" West, 214.51 feet; thence leaving said East boundary line North 89°20'59" West, 1312:34 feet to a point of the West boundary of the SE '/a of.the. NE Y4 of said Section 28; thence along said West boundary line South 00°36'34" West, 21.5.00 feet to the C=E 1:116 corner of said Section 2$;. thence along the East boundary of the W'/z of the SE % of said Section 28 South 00°3T35" West, 2635.75 feet to the E 1/16 corner of said Section 28;. thence along the South boundary of said Section 28 South 89°16'45" East, 1059:08 feet; thence leaving said South boundary line South 00°2722" Wrest, 169.00 feet; thence South 89°16'4.5" East, 258.60 feet to the REAL POINT OF BEGINNING. Containing 318.75 acres, more or less. n'~pVP~- ~` '~~. 6`~ , ~ X1100 ~~~o~SO~Qi.. Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 ,- ,,,~. ~ t .~. ' •'''~ tDAHO ~ '' ,.~ £ } ~~; ;. ' S'IJRVEY GROUP 1450 Easr Wetercower Sc. Suite 150 Meridian, Idaho 63642 Phone (2081846-8570 Faz-(208) 884-5399 December 13, 2007 DESCRIPTION FOR OAK CREEK SUBDIVISION A parcel of land located in the NE'/4 of the NE'/ of Sectioh 33', T. 4N., R.1W., B.M., Ada County, Idaho more particularly described as follows: Commencing at the Northeast corner of the said Section 33 from which the East 'Y4 comer of said Section 33 bears South 00°27'22" West, 2631.60 feet; thence along the East boundary of said Section 33 South 00°2T22"West, 169.00 feet to the REAL POINT OF BEGINNING; thence continuing along said East boundary Sotath.00°27'22" West, 626.39 feet; thence leaving said East boundary line South 89°Q8'23" West, 246..54 feet; thence South 06°37'22" West, 308.30 feet; thence North 89°30'26" West, 103$.40 feet to a point on the West boundary line of the NE '/ of the NE Y< of said Section 33; thence along said West boundary line North 00°28'25" East,. 1143:00 feet to the E1116 corner of said Section 33; the,nee along the North boundary of said Section 33 South 89°16'45" East, 4059.08 feet; . thence leaving said South boundary dine South 00°2T22" West, '169.00 feet; thence South 89°16'45" East;. 258.60 feet to the REAL POINT OF BEGINNING. Containing 30.72 acres, snore or less. CJ-vp4 REy1E C-J. BY: ~8 2~2 20p8 M CORKS DE TIC Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 ~ r`~ January 25, 2008 DESCRIPTION FOR R-t5 ZONE PROPOSED OAKCREEK SUBDII/IS10N Parcels of land located in the NW '/< of the NW '/< of Section 33 ahd in fhe SW'/a of Section 2,$, T. 4N.,. R.1'W., B:M., Ada :County, Idaho more particularly described as :follows: BARGEE A Commencing at the Southwest corner of the said Section 28, from which the South '/° corner of said Section 28 bears South 8.9°16'49" East, 2635.24 feet; #tience along, the South boundary, line of the said Section 28 South 89°'16'49" East, 710:22 feet to the REAL POINT OF BEGINNING; thence North 01°00'23" East, 867.66 feet; thence South 89°1744" East, 1.920.93 feet; thence South 00°44'11" West, 868.16 feet to a point on the South boundary line of the said Section 28; thence along said South boundary line North 89°16'49" (Nest, 1925.:02 feet to the REAL POINT OF BEGINNING. Containing 38.31 acres, more or less. .PARCEL B BEGINNING at the Northwest cornerof the said Section 33, from which the North'/< corner of said Section 33 bears South 89°16'49" East, 2635.24 feet; thence along'the North boundary line of the said Section 33 South 89°16'4"9" East, 710.22 feet; thence South 00°43't1"''West., 158.47 feet to a .point of curvature; thence 133.96 feet along the arc of a curve to the left, said curve having a radius of 900.00 feet, a delta angle of 08°31'41", and a long chord. bearing South 03°32'40" East, 133.84 feet to a point of reverse curvature:; . thence 174..94 feet along the arc of a curve to the right, said curve having a radius of 1200:00 feet, a delta angle of 08.°21'09'', and' a long chord bearing South 03°3756" East, 174.78 feet tq a point of tangency; thence South 00'32'39" West, 376.24 feet to a paint of curvature; thence. 78.2$ feet along the arc of a curve to the right, said curve' having a radius of 400:00 feet, a delta angle of 11'°12'45", and a long chord bearing South 06°t)9'01'° West, 7.8.15 feet to a point of tangency; 60301/60307-R15.DOC Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 ~~ thence South 11 °4'24" vVest, 277.00 feet; thence North 76°42'21" Wesf•, 687:45 feet to a point on the West boundary line of the said Section 33; thence along said West boundary line North 0°32'39" East, 1042.47 feet to the REAL POINT OF BEGINNING. Containing 18.51 acres, more. or less. Total proposed R-15 area contains 56.82 acres,. more or less. VA1~ B Vii r,'~PP ~g 22 X008 M W pgrA(5 OE TtC' 60307160307-R13:DOC Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JiJNE 5, 2008 n .^t January 25. 2008 DESCRIPTION FOR R-8 ZONE PROPOSED OAKCREEK SUBDII/ISION Parcels of land located in the NE'/° of the NE Y< and in the NW'/< of the NW'/< of Section 33 and' in the S '/z of Section 28, T. 4N., R.1W., B.M,, Ada County, Idaho more particularly described as follows.: PARCEL A Commencing at the Northeast corner of the said Section 33, frorn which the East'/< corner of said Section 33 bears South 00°2722" West, 2631.60 feet; thence along the East 'boundary line of said Section 33 South 00°27'22" West., 169.00 feet to the REAL .POINT OF BEGINNING;. (hence continuing along said East boundary line South 00°27'22" West, 626.39 feet; thence leaving; said East boundary line South 89°08`23" West, 246..54 feet; thence South 06°37'22" West, 308.30 feet; thence North 89°30'26" West, 1038.40 feet to a point on the West boundary line of the NE'/< of the NE'/ of said Section 33; "thence along said West boundary line North 00°28'25" East., 1113.00 feet to the E1/16 corner of Said Section 33; thence along the North boundary line of said Section 33 South 89°16'45" East, 1059.08 feet; thence leaving said South boundary line South 00°27'22" West, 16.9.00 feet; thence South 89°76'45" East, 258.60 fleet to the-REAL POINT O;F BEGINNING. Containing 30.72 acres., snore or less: ' PARCEL B Commencing at the Southeast corner of the said Section 28, from which the South'/< corner of said Section 28 bears North 89°16'45" West, 2635.86 feet; thence along the South .boundary line of said Section 28 North 89.° 16'45" West, 1317.68 feet to the REAL POINT OF BEGINNING; thence continuing along said South boundary line North 89`16'45`' West, 1317.68 feet; thence leaving said South. boundary line North 00°44'11" East, 868.16 feet; thence North 89°1744" West, 1920.93 feet; :60307/60307=R8.DOC Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 ``~ f"`i. thenca South' 01 °00`23" UVest: 8~7.6o feet. to a ;point on the South aoundary line of said Section. 28; thence along said South boundary line North 8'9° 16`49" West, 710.22 feet to the j Southwest corner of said Section 28; I thence along the Wesi boundary line of said Section 28 North 01°00'42" East, 131.5.38 feet; i thence South 89°18'59" East., 450:0:0 feet; thence'North 01°00'42" East, 774.71. feet; thence North 89°21'17" West, 450.00 feet to a point on the West .boundary line of the said Section 28; thence along said `West boundary .line North 01°00'42" East, 540.97 feet; thence South 89°21'17" East,. 1311.11 feet; thence South 00°52'12" West, 16.99 feet.; thence South 89°14'34" East, 355..95 feet; i ` thence South 01°00'23" Wesf, 1140:07 feet; thence South 88°59'37" East, 463.31 feet to a .point of curvature; thence 233,.82 feet a ong the arc of a curve to the right, said curve having a radius of 500.:00 feet, adelta -angle of 26°4737", and a long chord bearing South 75°35'49" East, 231.69 feet to a point of ~tangen.cy; 'thence North 27°48'00" East, 329:66 feet to a point of curvature;. thence 250..0.7 feet along the are of a curve to the right, said curve having a radius of 600.00: feet, a Beata angle of 23°52'46", and a long chord bearing North 39°44'23" East, 248.26. feet to a point of reverse curvature; thence 141.29 feet along the arc of a curve to the left, said cyrye having a radius of 300.Q0 feet, a delta angle of 26°59'04", and a long. chord bearing North 38°11'1.4" East, 139.99 feet; thence South 65° 18' 1°8" East; 55.00 feet; thence South. $9°16'15° East, 263,21 feet; ~, thence South 84°07'40" East, 162.61 feet; thence South 77°5.8' 14' East,. 80.:00 feet; ~ 60307/60307-R8:DOC Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 /"'~, ,~ thence South 12`01'4t" West.. 50.23 feet;. thence South 24°00'23" East, 108,06 feet; thence. South 14°.24"06'' East, 111.19 feet; thence South 89'16'15" East,. 407:24 feet; thence North QO°37'35" Easf, 1.1.16 feet; thence, South 89°22'25" East, 170.00. feet; ,thence South 00°37'35" West; 1719.49 feet to the REAL POINT OF BEGINNING. Containing 144.02 acres,. more or less. PARCEL C Commencing at the Northwest corner of the said Section 33, from which the North Y< corner of said Section 33 bears South .89°16'49"'East, 263'5.24 feet; thence along the North boundary line of said. Section 33 South 89°16'49° East, 710.22 feet to the REAL POINT OF 'BEGINNING'; thence continuing along said North boundary line South 89°46'49" East, 607.40 feet; thence. South 00'31'02" West, 131 t.64 feet; thence North 89°1719" West, 89:91 feet; thence North. 76°42'21" West, 571.92 feet; thence North 11°45'24'°' East, 277.00 feet to a point of curvature'; 1 thence 78.28 feet along the arc of a curve to the Leff, said curve having a,radius of 400..00 feet; a delta angle of 11°1.2'45", and a long chord' bearing North 06°09'01" East, 78.15 feet to a point of tangency; thence North 00°32'39" East., 376.2'4 feet to a point of curvature; thence. 174,94 feet along the arc of a curve to the left, said curve having a radius of 1200:00 feet, a delta angle of 08°21'09",. and a long chord. bearing North 03°37'56" West,. 174.713 feet to a point of reverse curvature; thence 133.96 feet along the arc of a curve to the right, said curve having a radius of 900.00 fleet, a delta angle of 08°3'1'41 ", and a long. chord bearing North 03°32'40" West, 133.84 feet; `}. thence North 00°43"1 T' East, 158..4:7 feet to the REAL IN F BEGINNI Containing 17.46 acres., more or less. REw P vai. BY Total proposed R=8 area contains 192,20 acres,, more or lest 2 22008 60i07/60307.R8.DOC MERIDIAN PUBLI6 WORKS DEPT. Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 .~°1 ~~ December 20, 20Q7 Revised February 21, 2008 DESCRIPTION fOR R-4 ZONE ,PROPOSED OAKC;REEK SUBDII/ISION A parcel. of land located in the NE'%< and the South'/z of Section 28, T. 4N., R.1 W., B.M., Ada County, .Idaho more particularly described as follows: Commencing at the Southeast corner of the said Section 28 from which the South Ya corner of said. Section 28 bears North 89°16'_45" West, 2635.36 feet; thence along the South boundary of the said Section 28 North 89°16'45° West, 1317.68 feet; thence North. 00°3735" East, 1719.49 feet to the REA6 POINT OF BEGLNNING; thence North 89°22'25" West; 17.0.00 feet; thence SouthDO°3.735" West, 11.16 feet; thence North 89°16'1:5" West, 40724 feet; thence North 14°24'06" West, 111,.19 feet; thence North 24°00'23" West, 108.06 feet; thence North 12°01'46" East, 50.23 feet; thence North 7.7°58'1.4" West, 80.00 feet; thence North 84°0740"West, 162.ii1 feet; thence North 89°16'15" West, 263:21 feet; thence 'North 65°18'18" West,. 55.00 feetfo a point on a curve; thence 141,29 feet,:along the are of a curve to the right, said curve having a radius of 300.00 feet., a delta angle-of 26°59'04", and' a long chord bearing South 38°11'14" West, 139.99 feet ao a point of reverse curvature; thence 250.07 feet along. the arc of a curve to the left, said curve'having a radius of 600.00 feet., a delta angle of 23°52'46", and a .long chord bearing South 39°44'23" West, 248.26 feet to a,point of tangency; thence South 27°48'00" West, 329.66 feet to a point on a curve; thence 233.82 feetalong the are of a curve to the left, said curve having a radius of 500.00 feet, a delta. angle of 26°47'3.7", and a long chord bearing North 75°35'49" West, 231.69 feet to a point of tangency; thence North 88°59'.3-7" West, 463.31 feet;, 60307/60307-R4:DOC Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 ,,.,.y ,,,,,+~ ~ ~~ thence North 01 °00`23" East; 1140:07 feet; thence South 89°14'-34" East, 4'33.55 feet; thence North 64°03'54" East, 27.64 feet; thence South 86°53'48° East, 189.53 feet; thence North 89°44'51" East, 20.04 feet; thence South. 70°2750" East, 25.64 feet; thence South 81°:00'03° East, 36.69 feet; thence South 88°50'13" East, 85.57 feet; thence 'South 8.6°14'58" East, 63.62 feet; thence North 89°18'37" East, 45.49 feet; thence South 78°gT47" East., 19:68 feet; thence North 53°05'44" East, 16.:53 feet to a point on the North-South centerline of said Section 28; thence along said North-South centerline North 00°43'42" East, 24.35 feet to the C1/4 corner of said Section 28; thence continuing along said North-South. centerline North 00°43'58" East, 625:84 feet; thence leaving said North-South centerline South 77°58'14" East, 1338.14 feet; 'thence North- 00°36'34" East; 293..64 feet; thence South 89°39'36" East, 175.03 feet; thence South. 00°28'24" West, 230.00 feet; thence. South 89°31'36" East, 1136:30 feet tq a point on the East boundary of the said Section 28; thence: along said East boundary South 00°29'02" 1Nest, 214.51 feet; thence North 89°20'59" West, 1.31.2.34 feet; thence South 00°36'34" West, 21.5.110 fleet; 60307/60307-R4.DOC Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 !"` ~, ,^q thence South 00°:37'35" West. 91fi.26 feet to the REAL POINT OF BEGINNING. Containing 69,72 acres, more or less. RED ~~'.A1PP~~AL BY .~ FEB 2 2 200a M WORKS OEPT~G 60307/6030?-R4,DOC Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 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-4, R-8 and R-15 zoning districts. Staff finds that the proposed zoning map amendment does not comply with the applicable provisions of the comprehensive plan (see Section 8 above). B. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that proposed 30 acre Preliminary Plat would comply with the established regulations and purpose statement of the R-8 zoning district, however the remainder of the acreage is not being evaluated for conformance as no development is being proposed due to the lack of city services and the forthcoming SH 16 alignment study. The Comprehensive Plan states limiting annexations and~new developments within the McDermott Road area until a plan is approved that specifies the SH 16right-of--way locations and associated right-of--way acquisition needs. The UDC purpose statement states that a connection to the City of Meridian water and sewer systems is a requirement for all residential districts. Therefore, staff finds that the proposed map amendment does not comply with the regulations of the proposed district. 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-4, R-8 and R-15 districts generally complies with the anticipated density for this area (see Section 8 of the staff report for more information). However, Staff finds that all essential services are not available to a majority of the subject site until the Can-Ada lift station is constructed; except for the 30 acre parcel proposed for development along W. McMillan Road and N. Black Cat Road. Further, without a detailed plan for the remaining 288 acres it is difficult to determine if this annexation is in the best interest of the City. Staff believes this is not a logical expansion of the City limits at this time. Therefore, staff finds that Annexation and Zoning of this property to R-4, R-8 and R-15 would not be in the best interest of the City. Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 2. Preliminary Plat Findings: A. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed 30 acre preliminary plat is in substantial compliance with the adopted Comprehensive Plan, if the subject lands are annexed. 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 30 acre preliminary plat proposed for development. 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 fmds that the subdivision will not require the expenditure of capital improvement funds. D. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., police, fire, ACRD, etc.) to determine this fmding. (See fmding 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 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. ACFID 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. 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 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 STAFF REPORT Hearing Date: June 5, 2008 TO: Planning & Zoning Commission W FROM: Bill Parsons C� Associate City Planner 208-884-5533 RECTIVE SUBJECT: Oak Creek MAY 3 0 2008 • AZ-08-004 GITY OF MERIDIAN Annexation and Zoning of 318.71Gt_FeVfQh K&{C&ayfio R4 (Medium -low Density Residential) (69.72 acres), R-8 (Medium Density Residential) (192.20 acres) and R-15 (Medium -high Density Residential) (56.82) by Norpac, LLC • PP-08-003 Preliminary Plat on 30.72 acres into 139 lots including 118 residential lots and 21 common lots in a proposed R-8 zoning district 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Norpac, LLC, has applied for Annexation and Zoning (AZ) approval of 318.74 acres of land from the RUT zoning district in Ada County to the R-4 (Medium -low Density Residential) (69.72 acres), R-8 (Medium Density Residential) (192.20 acres) and R-15 (Medium -high Residential) (56.82 acres) zoning districts. Concurrently, the applicant has submitted for Preliminary Plat (PP) approval of 139 lots consisting of 118 residential lots and 21 common lots on 30.72 acres. NOTE: The 30 acre plat is included in the 318 acres the applicant is requestingfor annexation. At this time the applicant is only proposing to develop (plat) a 30 acre parcel located near the southwest comer of McMillan Road and Black Cat Road because city services are available to that parcel with the expansion of the Black Cat trunk. The remainder of the property proposed for annexation only (288 acres) is expected to develop in the future, as there are no city services available for the subject site until the Can lift station is constructed. c Works has master planned sewer services in the area however; the funding and mi g for the construction of the Can Ada lift station has not been determined.) Currently, ITD is conducting the Highway 16 alignment study and associated environmental review to determine the location and right -of way acquisition for the future construction of Highway 16. Portions of this site may be needed for right-of-way for the Highway 16 expansion. Further development of 288 acres will be subject to the availability of city services and the completion of the Highway 16 alignment study. (NOTE: The alignment study is expected to be concluded by the end of 2009 and the public hearing to act on the draft environmental review is scheduled for February 2009.) Due to the timing constraints of not having sewer service available and not knowing where or how much right-of-way will be needed for Highway 16, the applicant is only proposing a conceptual plan for how the site is expected to develop in the future. The subject site is expected to develop as a mixed use residential master planned community. The applicant is proposing three different neighborhood plans and zoning districts to provide communities for all income ranges. Each community proposes a range of product types (single family detached, town homes, ally loaded, single family attached and multi -family) and densities associated with them. On the concept plan, the traditional single family neighborhood offers 215 home sites and consists of 69 acres, zoned R4; the Oak Creek AZ PP PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 Mixed Density Single Family Neighborhood offers 1,000 home sites on 192.22 acres zoned R-8; and the Mixed Density area consists of 56.82 acres, zoned R-15. The project and conceptual plan will be further discussed in Section 10. The subject site is located generally east of N. McDermott Road, west of N. Black Cat Road, south of Chinden Boulevard and north of Ustick Road including the southeast and northeast corners of W. McMillan Road and N. McDermott Road; and near the southwest corner of W. McMillan Road and N. Black Cat Road, in Sections 28 and 33, TAN., R.1 W. The subject property is currently within the City's Impact Area. 2. SUMMARY RECOMMENDATION The subject applications (AZ and PP) were submitted to the Planning Department for concurrent review. Below, staff has provided a detailed analysis and a recommendation for the requested Annexation and Zoning and Preliminary Plat applications. Staff is recommending denial of the proposed Oak Creek development (AZ-08-004 and PP-08-003) based on the Analysis and Findings of Fact as listed in Exhibit D. 3. PROPOSED MOTION Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers AZ-08-004 and PP-08-003, as presented during the hearing on June 5, 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.) Continuance I move to continue File Numbers AZ-08-004 and PP-08-003 to the hearing date of (insert continued hearing date here) so the Planning Department can draft conditions for approval (you should state any other reasons for continuance). 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: Generally east of N. McDermott Road, west of N. Black Cat Road, south of Chinden Boulevard and north of Ustick Road including the southeast and northeast corners of W. McMillan Road and N. McDermott Road; and near the southwest corner of W. McMillan Road and N. Black Cat Road, in Sections 28 and 33, TAN., R.1 W. b. Owner(s): Norpac, LLC 1025 S. Bridgeway Place, Suite 280 Eagle, ID 83616 c. Applicant: Same as Owner d. Representative: Becky McKay, Engineering Solutions e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Designation: Medium Density Residential Oak Creek AZ PP PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 g. Description of Applicant's Request: The applicant is requesting concurrent approval for Annexation and Zoning of the subject 318.74 acres to R-4 (69.72 acres), R-8 (192.20 acres) and R-15 (56.82 acres) and Preliminary Plat approval of 118 single-family building lots and 21 common lots on 30.72 acres in the proposed R-8 zoning district. Approximately 10% percent (3.08 acres) of the area being subdivided is being set aside for open space. The remainder 288 acres is not proposed for development at this time. 1. Date of preliminary plat (attached in Exhibit A): 01/25/08 2. Date of landscape plan (attached in Exhibit A): 12/17/07 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the Planning & Zoning Commission and City Council on this matter. b. The subject application will in fact constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the Planning & Zoning Commission and City Council on this matter. c. Newspaper notifications published on: May 19, 2008 and June 2, 2008 d. Radius notices mailed to properties within 300 feet on: May 8, 2008 e. Applicant posted notice on site by: May 25, 2008 6. LAND USE a. Existing Land Use(s): A majority of the subject site is currently vacant agricultural land. A few of the larger parcels are developed with single family homes and associated out buildings. b. Description of Character of Surrounding Area: This area is composed of primarily agriculture land and farm homes on large parcels. The subject project, if approved, will constitute a significant change in use for this area and begin the transition from rural to urban for the sections located along Black Cat, McMillan and McDermott Road. c. Adjacent Land Use and Zoning: 1. North: Rural residences and agriculture, zoned RUT (Ada County) 2. East: Rural residences and agriculture and Keego Springs, zoned RUT (Ada County) and R-8 3. South: Rural residences and agriculture, zoned RUT (Ada County) 4. West: Rural residences and agriculture, zoned RUT (Ada County) d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: This property is proposing sewer service to mains located in N Black Cat Rd. Location of water: N Black Cat Rd and W McMillan RD Issues or concerns: No sewer discharge shall be permitted to the Black Cat trunk line until the Black Cat lift station is complete. 2. Canals/Ditches Irrigation: The preliminary plat shows the Settler's Canal transverses through Oak Creek AZ PP PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 the development. Other laterals/ditches will be addressed as other plats are proposed during additional phases of development. 3. Hazards: On the submitted Preliminary Plat, the subject site does not fall within any FEMA Flood Zone; referenced firm panel 16001 COI39H, dated February 19. 2003. 4. Proposed Zoning: R-4 (Medium -low Density Residential), R-8 (Medium Density Residential) and R-15 (Medium -high Density Residential) 5. Size of Property: 318.74 acres (includes 30.72 acres proposed with a preliminary plat) f. Subdivision Plat Information: 1. Residential Lots: 118 2. Non-residential Lots: 0 3. Total Building Lots: 118 4. Common Lots: 21 5. Other Lots: 0 6. Total Lots: 139 7. Gross Density: 3.84 dwelling units per acre 8. Minimum Lot Size: 5,000 square feet g. Subdivision Landscaping 1. Width of street buffer(s): 25 feet adjacent to W. McMillan Road and N. Black Cat Road 2. Width of buffer(s) between land uses: NA 3. Percentage of site as open space: 10.03% (3.08 acres) useable open; 5.06 acres (16.4%) common open space. 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 entrances into this site are from N. Oakstone Avenue which is proposed to intersect W. McMillan Road and W. Quintale Street which is proposed to intersect N. Black Cat Road. A total of eight public streets are proposed to provide internal circulation through out the development. In addition, four of the streets stub to adjacent property owners for future connectivity. The typical street section is expected to be constructed as 36-foot street section (measured from back of curb to back of curb) with 7 feet of landscaping on each side within 50-feet of right -of. way. The applicant is proposing 5-foot detached sidewalks which requires an easement with ACHD. Staff is generally supportive of the proposed street system. 7. COMMENTS MEETING On May 16, 2008 a joint agency and department meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services Company. Staff has included comments, conditions and recommended actions in Exhibit B below. Oak Creek Az PP PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 8. COMPREHENSIVE PLAN POLICIES AND GOALS The subject site is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. Medium density residential areas are anticipated to contain between three and eight dwelling units per acre (see Page 99 of the Comprehensive Plan.). The overall density of the area proposed for annexation is anticipated to have a gross density of 5 dwelling units to the acre; the subject preliminary plat has a gross density of 3.84 dwellings per acre. At this time, the applicant is only proposing to develop approximately 30 acres which is the only area that can be serviced with city water and sewer at this time. The remaining 288 acres of the area proposed for annexation is not able to develop with city services at this time due the unavailability of City Services to the property and the Highway 16 alignment study being conducted by ITD. The Meridian Comprehensive Plan specifically states to limit annexations and new development within the McDermott Road area until a plan is approved that specifies the SH 16 right-of-way locations and associated right-of-way acquisition needs. Because a vast majority of the area proposed for annexation is not developable at this time, and the applicant does not have a detailed plan for how this area will develop, Staff is recommending denial until such time as the alignment of SH 16 is determined, a preliminary plat (or a more detailed sketch plat) is submitted for the entire acreage, and city services are available. See below for additional reasons that it is not in the City's best interest to annex this property at this time. In addition to the above analysis, Staff finds the following Comprehensive Plan policies apply to this application (staff analysis in italics below policy): • Chapter VII, Goal ITI, 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 can only be reasonably extended to the 30 acre parcel proposed for platting at the developer's expense. A vast majority of the site is not currently readily available with city services. ➢ 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 (ACID). This service will not change. The subject lands are currently serviced by the Meridian School District No. 2. This service will not change. ➢ The subject lands are currently serviced by the Meridian Library District. This service will not change 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 IV, Goal I, Objective A, Action 6 — Permit new residential, commercial and industrial developments only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City. Oak Creek AZ PP PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NNE 5, 2008 The 30 acre parcel proposed for development is not contiguous to the current city limits. The only point of contiguity is through the 288 acres that is proposed for annexation but not proposed for development at this time to due lack of service availability. At this time services can only be provided to the 30 acre parcel the applicant is proposing to develop. The remaining 288 acres do not and will not have city services available until the Can -Ada lift station is constructed. (NOTE. Public Works has master planned sewer services in the area, however the funding and timing for the construction of the Can Ada lift station has not been determined.) Chapter VI, Goal U, Objective A, Action 8 - Develop alternative modes of transportation through pedestrian improvements, bicycle lanes, off-street pathways, and transit oriented development as appropriate. The applicant has submitted a master pathways plan that has made provisions for pedestrian and multi -use pathway throughout the 318 acres proposed for annexation. The master pathway plan is generally consistent with the Comprehensive Plan Future Land Use Map and Master Pathways Plan. • Chapter VI, Goal 11, 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. All of the stub streets extend to parcels currently zoned RUT in Ada County, which staff anticipates will re- develop in the future. Staff believes that the applicant has done a nice job of providing for future connectivity to the west, 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 surrounding area is primarily agricultural land with rural uses and does not provide opportunities for connection with collectors and local streets. However, the applicant has provided 3 conceptual scenarios for street layouts for how the streets may be developed in the future. Staff and ACHD will provide more comments on street layout and design as detailed plans are proposed for development. Because a detailed locaUcollector/arterial street system is not part of the development, Staff recommends that the annexation of this property not happen until such time as the SH 16 alignment study is complete and staff can determine appropriate access points and collector street systems. • Chapter VI, Goal II, Objective A, Action 6 — Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. For the 30 acres, the applicant has made provisions for future connectivity for adjacent property owners and future phases of this development. • 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. As mentioned earlier, the applicant has made provisions for pedestrian and multi -use pathways within the annexation area. Future phases are expected to comply with the Master Pathways plan. However, a majority of the uses surrounding the subject parcels are agricultural uses and provide no connectivity. Staff believes that the applicant has done a good job providing internal connectivityfor the proposed property. • Chapter VII, Goal I, Objective D, Action 8 — Require new urban density subdivisions which abut Oak Creek AZ PP PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 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 areas along McMillan Road and Black Cat Road. The applicant is proposing R-8 zoning which has a higher density than the surrounding area that is still under the County's jurisdiction. If the subject plat is approved it would create a higher density subdivision surrounded by RUT Ada County parcels. At this time, staff does not believe it is appropriate for this subdivision to be constructed as it is not provide an adequate transition/buffer to the surrounding properties in the area. 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, at this time, the existing rural single-family residential properties in the near vicinity are not compatible with the density the applicant is proposing with the submitted preliminary plat. See above. • Chapter VII, Goal IV, Objective C, Action 3 —Require usable open space to be incorporated into new residential subdivision plats. The applicant is proposing 3.06 acres (or 10.03% of the preliminary plat site) as open space, including a tot lot, sitting benches, picnic area and pocket park with a pathway. • Chapter VII, Goal IV, Objective C, Action 10 — Support a variety of residential categories (low-, medium-, and high -density single-family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. The applicant is proposing medium -low density, medium density, and medium -high density housing within this area. Types of housing are single family detached homes, town homes, patio homes, multi family and alley loaded product which should provide a range of housing opportunities in this area. However, because the details of how much of each housing type will be provided, it is difficult for staff to support the mix. Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's zoning and development request is appropriate for this property. 9. UNIFIED DEVELOPMENT CODE a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached homes as permitted uses in the R-4, R-8 and R-15 zoning districts. b. Purpose Statement of Zone: R-4, R-8 and R-15 Zoning 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. Oak Creek AZ PP PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: AZ Application: The Applicant is requesting approval to annex and zone 318.74 acres from the RUT zoning district in Ada County to the R-4, R-8 and R-15 zoning districts in the City. All of the property is currently designated on the Comprehensive Plan Future Land Use Map for Medium Density Residential. The applicant is proposing a mix of residential uses which generally complies with the density requirements of the Comprehensive Plan. The purpose statement of the Residential Districts states connection to the City of Meridian water and sewer systems is a requirement for all residential districts. The applicant's annexation path is through parcel # SO428143240 which connects with Keego Springs Subdivision on the east side of Black Road and north of the Volterra Subdivision. The applicant is requesting the annexation of the overall area to develop a 30 acre portion of the property located on the southwest corner of McMillan Road and Black Cat Road. The remainder of the property proposed for annexation (288 acres) is expected to develop in the future as there are no city services available for the subject site until the Can -Ada lift station is constructed. Development of 288 acres will be subject to the availability of city services and the completion of the Highway 16 alignment study. UDC 11-3A-21 requires all development connect to Meridian water and sewer systems. At this time, services are available to the 30 acre parcel; however the remaining acreage cannot and will not be serviced until the Can -Ada lift station is completed which has not been determined; therefore staff is not supportive of the annexation request. The annexation legal description submitted with the application (stamped on January 29, 2008 by Gregory Carter, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Development Agreement: UDC 11-513-3.13.2 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. At this time staff feels the subject site should not be approved for annexation. However if the subject annexation is approved 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. Without having a detailed plan to review, it is impossible for Staff to come up with mitigation and DA provisions to protect all of the public's interest. If the Commission and Council decide it is in the best interest of the City to annex this property, 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, in addition to provisions the Commission and Council deem appropriate (NOTE: This is staff s best stab at some appropriate DA provisions, but should not be considered a comprehensive list): • Except for the R-8 zoning district associated with the 30 acre plat, all other parcels shall be zoned R-2. • The applicant shall submit a rezone application for each phase of the development zoned R-2. Until such time as a rezone is approved by the City Council, redevelopment of the property shall be prohibited. • The applicant shall be responsible for all costs associated with the sewer and water service extension. • Any and all existing domestic wells and/or septic systems within this project will Oak Creek AZ PP PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF RUNE 5, 2008 have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non - domestic purposes such as landscape irrigation. • The elevations proposed submitted with the preliminary plat shall substantially comply with the three building elevations submitted with this application included in Exhibit A and approved with this application. • All other conceptual elevations shall be reviewed at the time the applicant proposes to rezone and plat those parcels zoned R-2. • Development of the site shall be consistent with the City's Master pathways plan and the applicant's submitted master pathways plan. • Development of the parcels not associated with the preliminary plat shall not be developed until city services become available and the Hwy 16 alignment study has been completed for future right-of-way acquisition. • The applicant shall provide a minimum of 30 acres of open space, as proposed within the 288 unplatted portion of the development. Concept Plan: The applicant has submitted a concept plan for how the site may develop. The subject site is expected to develop as a mixed use residential master planned community. The applicant is proposing three different neighborhood plans and zoning districts to provide communities for all income ranges. Each community proposes a range of product types (single family detached, town homes, ally loaded, single family attached and multi -family) and densities associated with them. The traditional single Family neighborhood offers 215 home sites and consists of 69 acres, zoned R-4; the Mixed Density Single Family Neighborhood offers 1,000 home sites on 192.22 acres zoned R-8; and the Mixed Density area consists of 56.82 acres, zoned R-15. Staff is supportive of the mix of residential uses proposed for the project; however believes this is not the right time for developing the property. A detailed plat, with a services plan, should be submitted for this property. Housing Types: The applicant has included Elevations for the product type proposed with the conceptual development. Staff has included the elevations in Exhibit A. The applicant is proposing a variety of housing types such as Single Family Homes, Green Court Homes, Paseo Homes, Duet Homes, Two -Unit Townhomes, Tuck -Under Townhomes, and Mansion homes. Each product type is described as follows: • Single Family — These are the largest and most traditional homes offered in Project. They range in size from 1,701-4,000 square feet and include 6 different floor plans with a minimum of 9 distinctive elevations. • Green Court — The green court product are generally smaller homes arranged around a common green space and functions as a social gathering space for future residents. Home sizes range from 1,200-2,000 square feet • Paseo — These are alley loaded products that are specifically designed for the "Traditional Neighborhood" home buyer, yet still p\encourages interaction among residents by orienting homes onto an open space corridor. This series contains 3 distinctive exterior treatments that range in size from 2,159-2,442 square feet. • Duet — Alley loaded product attached at the garage only. Front streetscape appears as an individual single family detached unit. Private outdoor living spaces through the use of front or side courtyards. Home sizes range from 1,500-2,000 square feet. Oak Creek AZ PP PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 • Two -Unit Townhomes — Front loaded townhomes with architecture forward to enhance the streetscape. Home sizes range from 1,400-2,250 square feet. • Tuck -Under Townhomes — The tuck -under Townhomes are marketed toward the buyer who desires a non-traditional home in a traditional neighborhood. Homes range in size from 1,500-1,750 square feet. • Mansion — The mansion home product generally consists of three to six units arranged in a manner to give the appearance of large estate home. Garages are located in the rear off of an alley. The units range in size from 1,000 -1,950 square feet. If this product is proposed with future phases of the development it should require CUP for Multifamily development. Future Amenities: The applicant has worked with Western Ada Recreation District to locate a facility located on a 4.4 acre parcel near the southeast corner of W. McMillan Road and N. McDermott Road. In addition, the applicant is proposing recreational and open space amenities through out the 318 acre development. Conceptually, the overall proposed open space encompasses more than 30 acres which is approximately 11 % of the project area. The project is expected to provide and expansive pathway and park system which includes 10,295 lineal feet of multi -use pathways and 23,447 lineal feet of pedestrian pathways. The pathways are to provide an interconnected system that will connect with the central park, neighborhood parks, open space areas, and the Western Ada County Recreation Center proposed within the development. 2. PP Application: The applicant is requesting Preliminary Plat approval of 118 single-family residential building lots and 21 common lots on 30.72 acres in the proposed R-8 zoning district. The applicant is proposing to construct this subdivision in 2 phases as shown on the phasing plan attached as Exhibit A.5. Staff has reviewed the proposed preliminary plat and found that the dimensional standards proposed substantially comply with the Unified Development Code. Master Pathway Plan: At this time, the applicant is only proposing to develop a 30 acre parcel near the southwest corner of W. McMillan Road and N. Black Cat Road. According to the City's Master Pathways Plan this parcel is not identified as having a pathway designated in the development. However, the applicant has provided pedestrian connectivity for the future residents, on the 288 remaining acres, to use for recreation. In addition, the applicant has submitted a master pathway plan for the remaining parcels to show how future pedestrian and multi -use pathways will function as future phases are proposed for development. Staff is generally supportive of the applicant's pathway plan and believes it meets the intent o the City's Master Pathway Plan. Staff has included a provision in the draft DA that the applicant comply with both pathway plans. Open Space/ Amenities: UDC 11-3G-3 requires a minimum of 10% common open space for all developments exceeding five acres in size. The UDC also requires one additional site amenity for each additional 20 acres of development area. The proposed site amenities are as follows: 1) The applicant is providing 3.06 acres of usable open space, which equals approximately 10.03% of the total development area. 2) A 1.4 acre pocket park is proposed and includes a picnic table and structure, tot lot, sitting benches and a 5-foot pathway which provides connectivity with the sidewalks in the proposed development. The applicant's open space and amenities plan complies with the UDC. Oak Creek AZ PP PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 Landscaping: The landscape plan prepared by Jensen Belts Associates, on December 12, 2007, is approved with the following modifications/notes: • Per UDC 11-3G-3A, set aside at least 10.03% (3.06 acres) of the site for useable open space, as proposed. • The applicant should construct a minimum 37-foot wide street buffer along the entire length of W. McMillan Road (an arterial street) and a 35-foot wide street buffer N. Black Cat Road, exclusive of ACHD right-of-way required for the ultimate street section, as proposed. Said buffer shall be designed and constructed in accordance with UDC 11-3B-7. • Landscaping adjacent to all pathways should be designed in accordance with UDC 11-3B-12. • 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. • Provide fencing along the common lots 1, 14 and 16, Block 10 and lots 1, 23 and 25, Block 13 per UDC 11-3A-7A-7. Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above, with the final plat application(s). Traffic Study: A traffic study was submitted for ACHD review. Staff has attached a copy of the letter highlighting ACHD comments regarding the Traffic Impact Study in Exhibit A. At build out the project is expected to generate an estimated 17,328 total trips. During the am peak hour traffic is expected to generate 1,307 trips and the pm peaks hour trips are estimated at 1,818 trips. As the project develops the City, ACHD and TTD should require the necessary improvements as phases are proposed for development. Oak Creek Subdivision (Phase 1) is estimated to generate an average ADT of 1,043 with 82 am peak hour trips and 110 pm vehicle trips. ACHD has commented on the appropriate roadway improvements to accommodate the increased traffic. See Exhibit B. Stub Streets: The applicant is proposing four stub streets to adjacent properties: These proposed streets are listed below: • W. Quintale Street stubs to the property to the west. • N. Oakstone Avenue stubs to the property to the south. • W. Torana Court stubs to the Ada County parcel in the southeast corner. • The partial cul-de-sac that connects W. Los Flores Street and N. Maplestone Way stubs to the parcel in the northeast corner. Staff is supportive of the stub streets proposed for future residential developments. The applicant should be required to provide public stub streets to the afore -mentioned parcels as proposed. Access: Currently, there are two entrances proposed into this site. The first entrance is N. Oakstone Avenue and intersects W. McMillan Road and the second entrance is W. Quintale Street which intersects N. Black Cat Road. A total of eight public streets are proposed to provide internal circulation through out the development. The typical street section is Oak Creek AZ PP PAGE I 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 expected to be constructed as 36-foot street section (measured from back of curb to back of curb) with 7 feet of landscaping on each side within 50-feet of right-of-way. Staff is generally supportive of the proposed street system. Existing Structures: Any existing building(s) shall be removed, prior to signature of the final plat by the City Engineer. Fencing: The applicant is proposing 6-foot solid fencing along the perimeter of the development; 4 solid fencing along some of the interior common open space for the development; and 6-foot wrought iron fencing is proposed along Settler's Canal. 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. On the submitted landscape plan, the applicant has not provide fencing along the common lots 1, 14 and 16, Block 10 and lots 1, 23 and 25, Block 13. Staff is recommending the applicant comply with the fencing requirements 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. Fencing should taper down to a 3 foot maximum within 20 feet of all rights -of -way. Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of any natural waterways that intersect, cross or lie within the area being subdivided shall be covered. The Settler's Canal traverses through the proposed platted property. The applicant is proposing to preserve a 50-foot open space corridor to maintain access to the canal. The applicant states the canal is to remain open due to the Settler's Irrigation District requiring a 72" pipe to enclose the canal. The UDC requires the City Council waive the requirement for tiling the canal. Staff is supportive of the canal remaining open. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single -point connection to the culinary water system shall be required. If a single - point connection is used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. Drainage: A seepage bed for stormwater drainage is shown on Lot 13, Block 13. No trees shall be planted over the seepage beds. All storm drainage facilities shall comply with the standards listed in UDC I1-313-I1, Stormwater Integration. NOTE: Applicant shall be aware that infiltration ponds for ACHD public streets require exposed filter sand. This sand area does not count toward the City of Meridian's open space requirements. Other provisions to meet vegetated open space requirements must be made when ACHD pond designs incorporate exposed filter sand. Common Areas: The applicant is providing 16.4% (5.06 acres) common open space within the development. Oak Creek also includes 37-foot exterior buffer along McMillan and a 35- foot landscape buffer along Black Cat Road. The primary open space consists of a 1.39 are park centrally located in the neighborhood and includes play equipment, a picnic shelter and a pathway. In addition, the neighborhood is expected to develop with detached sidewalks, street Oak Creek AZ PP PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 trees and eight foot landscape parkways through -out. Maintenance of all common areas shall be the responsibility of the respective Oak Creek Home Owners' Association. Building Elevations: Three single family home elevations were submitted to represent the housing proposed for construction with the Oak Creek Subdivision. The UDC requires buildings to be constructed of high quality building materials such as stone, brick, wood or other native materials. In no case shall the buildings use vinyl siding as the primary siding material. The building materials appear to be of high quality materials. The fronts of the buildings are accented with shutters, front porches with stone or brick accents and gable and hip roofs. The siding materials appear to be a variety of wood composite siding and stucco finishes painted in neutral colors. Roofing material is architectural shingles. Staff is generally supportive of the elevations proposed for this development. Phasing Plan: The applicant submitted a phasing plan which staff has included in Exhibit A. The applicant is expected to have 13 phases to the project. The first two phases are proposed with the 30 acre plat reviewed in this staff report. Due to the timeline of Hwy 16 alignment study completion slated for the end of 2009 and the lack of a timeline and funding for the construction of the Can -Ada lift station, staff is generally support the phasing plan for the project. b. Staff Recommendation: Staff recommends denial of the subject applications (AZ-08-004 and PP-08-003) for the reasons listed in the Staff Report. 11. EXHIBITS A. Drawings 1. Vicinity Map 2. Concept Plan 3. Phasing Plan 4. Preliminary Plat 5. Landscape Plan 6. Elevations 7. Letter from ACHD regarding the TIS 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 (conditions are forthcoming; comments are attached) 8. Central District Health Department 9. Settler's Irrigation District Oak Creek AZ pp PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 C. Legal Descriptions and Exhibit Map D. Required Findings from Unified Development Code Oak Creek AZ PP PAGE 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 A. Drawings I. Vicinity Map Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 2. Concept Plan PARCEL 9 M; PARCEL _ � A P >F 9 PARCEL PARCEL I lT PARCEL LOT KEY a ACRES PARCEL - 7o a TRADITIONAL SINGLE FAMILY PARCEL PARCEL MIXED DENSITY 1e2_2 ( NEIGHBFAMILY PARCEL a SE a MIXED DENSITY PARCEL URBAN CORE a PUBLIC USE KEY PARCEL PARCEL . 1 C PARCEL - PARCEL PARKWAYS 7 PARKS f NEIGHBORHOOD C I STREET ACCESS Wi PARCEL PARCEL PARCEL U 4 2 1 PA CCEL PARCEL f 7 MCMILLAN ROAD PARCEL PARCEL 15 15 PARCEL THE OAKS 14 PARS EL PARCEL CONCEPT PLAN PARCEL. 14 Meridian, Idaho PARCEL PARCE 15 15 lvBfLTf Exhibit A 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 3. Phasing Plan -smouni0s` xrta seue►ea �i's 9NIN33N19N� 91yo s as z s 2 Lai Lj 2 g O O /�-o� 0 o� a Exhibit A 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 4. Preliminary Plat w "�, 7LS:S713'i - -_ err raRr tt�;x �o:.� srfxr sE-rxw ,;> x.ari PRE Exhibit A 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 5. Landscape Plan HIM fail ............. lsllsr;s: p6xp� axaQ. al j) $ a 1}A�AAAAA SAAk Q1 ' M it o i° fill! till ill ��i` � � LRRRA� lit %lee ION cq, El MI p� Exhibit A 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 6. Elevations Exhibit A 17", 1 14, AMW We LLAM Ti OA jl AP CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 Street PerSDective Exhibit A Widow FP�l 1 ®�� i Ali r a!► +, }» � ����: �_ ��_���: � � ��'�������� Mow fii#.i4➢Y't�'.. `� Y tea• ��� , �• as �— --- --_. '�~_ • :t�, r ww w wwwww�wwwwr�wrewaawwwwwwws'wwrwaewmwww�, 9 f NOl�11111w[ +� ire%S� �►' a ��. ; 1lot i ":d. a«;... .`-�....n..ne..�...... . .rim � —•�,+- -."l � �- +� a ``..1kiw�+��r - c�wwew��rr.rs� .-.� - •r-,��1. �. /� �� �► �- Mir III '• j�' �'. �+� ��±i��� p�� �•��� v �`��.s 1l�.�w .nrrrw ..-.w� m�a�+m+Mrum.u�.yrrt• � � •I I�lp i1 ( \vt y�+r J, 7-il .�ws wrl�lrw�r�tiwww.. `�, • wwwwrenrrwner �'. i rm�g �s+�r9► .'M MR ! r;+-�i�111� �•w,i , �:,.�r jl Ili`: �•° ^� �,� I -A a Am �4 ININIMMIMM m OnMEMIMP up, WIN W, .000% W. I 4F � rwwl Al - - - - - - - - - - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 7. ACHD Letter 11111LU, - �atnt L'o.....Vo7a'ul�e Suricc April 29, 2008 Becky McKay Engineering Solutions 1029 N. Rosario Street Meridian, Idaho 83642 Subject Oakcreek Subdivision Traffic Impact Study Dear Becky. Card A. McKee, Preslderrt Sherry R. Huber, I' Vice President David Givens, 2'' Vice President John S. Franden, Commissioner Rebecca W. Arnold, Commissioner District staff has reviewed the traffic impact study for the subject development and have the following comments that need to be addressed 1. The west site access is only 700 feet east of McDermott Road and will not be considered for a signal location as suggested in the traffic impact study The middle site access at the '/: mile may be considered as a potential signal location. If necessary, the site plan should be revised to shift more of the traffic to this middle access 2 District Policy and the City of Meridian Comprehensive Plan encourage'/2 mile collectors. I ITD will approve a half mile collector intersection with US-20/26 between McDermott and Black Cat the District must plan accordingly and this site should stub a mid mile collector to the north. 3 The site plan should be revised to accommodate an east/west collector off Black Cat Road to help serve this site. The District can foresee problems with the local road connection to Black Cat as it is currently planned. 4 The District has concerns regarding the length of some of the straight local streets Alternatives to the long straight stretches should be considered or other alternatives suggested to address the potential for traffic calming requests in the future. 5 The District has concerns regarding the two intersections located in the curves off of the collector road. The design should address potential site distance constraints and acknowledge that landscaping in these areas may be severely limited. A small revision in the site plan to relocate these intersections could eliminate these concerns 6 The McMillan/Black Cat Intersection is an all -way stop and not a two-way stop as analyzed 7 The District believes the TIS may be overestimating the traffic distribution on Black Cat and underestimating the distribution on McMillan east of Black Cat Please demonstrate how the engineer determined the traffic distribution. Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH (208) 387-6100 • FX 387-6393 • www.achd.ada.id.us Exhibit A 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUKE 5, 2008 The applicant and ACHD will need to work with ITD and the City of Meridian to determine an appropriate right-of-way corridor to preserve along McDermott Road to not conflict with future SH-16 extension plans 9. The TIS should be updated and revised to reflect any changes to the trip distribution as a result of addressing the comments above. It may be beneficial to schedule a meeting with ACHD and the City of Meridian to review any revisions to the site layout before modifying the traffic impact study If you have any questions you may contact me at 387-6170. Sincerely, Gary Inselman Manager Right -of -Way and Development Services Cc Cameron Waite, URS Caleb Hood, City of Meridian Exhibit A 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 B. Conditions of Approval 1. Planning Department The Planning Department is recommending denial 2. Public Works Department 2.1 Water service to this site is being proposed via extension of the 12 inch main located in N Black Cat Rd. The applicant shall be responsible to install a new 12 main along W McMillan Road. 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 will be from main being constructed in N Black Cat Road. The complete extension of the Black Cat Sewer Trunk Line servicing the Jakers project is required to be installed, inspected and accepted by the City of Meridian prior to construction plan approval for the purposed Oak Creek Subdivision. No sewer discharge shall be permitted to the Black Cat trunk line until the Black Cat lift station is complete and all plant upgrades have been installed. The City Engineer will have the final determination when all plant upgrades are complete and the plant has capacity to function. 2.3 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. 2.4 The applicant will be required to delete the sewer manhole located in the purposed W. Quintale Street due to the fact that no further sewer service to the west will be allowed. The West property line of the purposed Oak Creek Subdivision is the boundary for sewer service to the Black Cat Station. Property located west of Oak Creek will need to sewer to the Canada Lift Station that is not constructed. 2.5 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). 2.6 The applicant has indicated the required pressurized irrigation system in this development will be owned and operated by an irrigation district, therefore a letter of plan approval shall be submitted prior to scheduling of a pre -construction meeting. If it is to be maintained as a private system, plans and specifications will be reviewed by the Public Works Department as part of the construction plan review. A "draft copy" of the operations and maintenance manual will be required prior to plan approval with the "final draft" being required prior to final plat signature on the last phase of this project. 2.7 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 11-3A-6). The applicant should be required to use any existing surface water for the primary source. If a surface source is not available, a single -point connection to the culinary water system shall be required. If a single -point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.8 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 2.9 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. 2.10 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. 2.11 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 reviewed and approved by the City Engineer. 2.12 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. 2.13 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. 2.14 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. 2.15 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to Construction plan approval. 2.16 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. 2.17 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.18 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.19 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. 2.20 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. 2.21 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. 2.22 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 Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 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 %" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. C. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.5 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical clearance of 13'6. 3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.7 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. 3.8 Building setbacks shall be per the International Building Code for one and two story construction. 3.9 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. 3.10 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. 3.11 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 3.12 One and two family dwellings not exceeding 3600 square feet will require a fire -flow of 1,000 gallons per minute for a duration of 2 hours to service the entire project. One and two family dwellings greater than 3600 square feet and greater will require a minimum fire flow as specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 3.13 Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 3.14 The applicant shall work with Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance at the required intersection(s). 3.15 Provide exterior egress lighting as required by the International Building & Fire Codes. 3.16 The fire department is opposed to any landscape island in the middle of a cul-de-sac that may prevent a fire truck from turning around on the end of the court. 4. Police Department 4.1 The proposed pathway located on Lot, Block 6 shall have 4-foot shielded bollard lighting along the entire length. 5. Parks Department 5.1 The Parks Department provided no comment son this application. 6. Sanitary Service Company 6.1 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius. 7. Ada County Highway District 7.1 Dedicate 48-feet of right-of-way from the centerline of Black Cat Road abutting the parcel. 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 ACHD 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. OR Dedicate 38-feet of right-of-way from the centerline of Black Cat Road abutting the parcel and provide an easement to contain any sidewalk improvements that lie outside the dedicated right-of- way. 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 ACHD 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. 7.2 Construct a detached concrete sidewalk, a minimum of 5-feet wide, no closer than 41-feet from the centerline of Black Cat Road abutting the parcel.. The detached sidewalk will need to be located completely within the right-of-way or completely within an easement. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 7.3 Construct a center turn lane on Black Cat Road at the intersection with W. Quintale Street. Coordinate the design and location of the turn lane with District Traffic Services and Development Review staff. 7.4 Dedicate 35-feet of right-of-way from the centerline of W. McMillan Road abutting the parcel. 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 ACHD 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. 7.5 Construct a detached concrete sidewalk, a minimum of 5-feet wide, no closer than 28-feet from the centerline of McMillan Road abutting the parcel. The detached sidewalk will need to be located completely within the right-of-way or completely within an easement. 7.6 Construct a center turn lane on McMillan Road at the intersection with N. Oakstone Avenue. Coordinate the design and location of the turn lane with District Traffic Services and Development Review staff. 7.7 Construct W. Quintale Street to intersect N. Black Cat Road approximately 410-feet south of the Black Cat/McMillan intersection (measured near edge to near edge). 7.8 Construct N. Oakstone Avenue to intersect W. McMillan Road approximately 600-feet west of the Black Cat/McMillan intersection (measured near edge to near edge). 7.9 Construct all internal streets as 36-foot street sections (back -of -curb to back -of -curb) with rolled curb, gutter, and 5-foot detached concrete sidewalks on both sides. The detached sidewalk will need to be located completely within the right-of-way or completely within an easement. 7.10 Construct vertical curb on W. Quintale Street and N. Oakstone Avenue at the access points where no front on housing is proposed. 7.11 Construct all raised medians a minimum of 4-feet wide with vertical curb. Comply with District Tree Planter policy for any medians that will contain trees. 7.12 Construct a two cul-de-sac turnaround at either end of W. Torano Court with a minimum 45-foot outside turn radius, as proposed. 7.13 Construct the following stub streets as the internal street section (36-foot with curb, gutter, and sidewalk), with signage at the terminus stating: "THIS ROAD WILL BE EXTENDED IN THE FUTURE." • The first stub, W. Quintale Street located approximately 370-feet south of the north property line (measured near edge to property line). • The second stub, N. Oakstone Avenue located approximately 400-feet west of the east property line (measured near edge to property line). • The third stub, W. Torana Court located approximately 125-feet north of the south property line (measured near edge to property line). 7.14 Design and construct the full crossing of the Settlers Canal with the construction of Oakstone Avenue. Submit the bridge plans for the crossing of the Settlers Canal for review and approval prior to the pre -construction meeting and plat approval. Coordinate the design of the canal crossing with District Development Review staff. 7.15 Direct lot access to Black Cat Road and McMillan Road is prohibited and shall be noted on the final plat. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 7.16 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 ACED roadway or right-of-way. 7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 Comply with the District's Tree Planter Width Interim Policy. 7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7.2.9 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.2.13 Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 8. Central District Health Department 8.1 After written approval from appropriate entities are submitted, we can approve this proposal for central sewage and central water. 8.2 The following plans must be submitted to and approved by the Idaho Department of Health & welfare, Division of Environmental Quality: central sewage and central water. 8.3 Run-off is not to create a mosquito breeding problem. 9. SETTLERS' IRRIGATION DISTRICT 9.1 All irrigation/drainage facilities along with their easements must be protected and continue to function. The facilities involved are the Settler's Canal (50-foot easement), Cantrell Lateral (20- foot easement), Lane Lateral (20-foot easement) and the Allen Lateral (30-foot easement). 9.2 A Land Use Change Application must be on file prior to any approvals. 9.3 A license agreement MUST be signed and recorded prior to. construction of any SID facilities, or within its easements. 9.4 Any changes to the existing irrigation system such as relocation, water delivery, tiling, and landscaping must be approved by Settlers' Irrigation District's Board of Directors. 9.5 All storm drainage must be retained on -site. 9.6 A pressure irrigation system must be provided to service all lots with irrigation water from the current delivery point. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 141 Legal Description IDAHO A50 East 'Oiatert:wer.k Suite 156 $U R =Y tle id4n.leaho E3642 1 GROUP Phone (208) 946-8570 Fax (209) 884-5399 December 13, 2007 DESCRIPTION FOR ANNEXATION OAK CREEK SUBDIVISION A parcel of land located in the NE '/4 of the NE '/4 and the NW 1/4 of the NW %4 of Section 33, the S'/z of the NE'/4 and the S'/z of Section 28, all located in T. 4N., R.1 W., B.M., Ada County, Idaho more particularly described as follows. - Commencing at the Northeast comer of the said Section 33 from which the East 114 corner of said Section 33 bears South 00`27'22" West, 2631.60 feet; thence along the East boundary of said Section 33 South 00°27'22" West, 169.00 feet to the REAL POINT OF BEGINNING; thence continuing along said East boundary South 00°27'22" West, 626.39 feet; thence leaving said East boundary line South 89°08'23" West, 246.54 feet; thence South 06'37'22" West, 308.30 feet; thence North 89'30'26" West, 1038.40 feet to a point on the West boundary line of the NE '/4 of the NE'/4 of said Section 33; thence along said West boundary line North 00°28'25" East, 1113.00 feet to the E1/16 corner of said Section 33,- thence along the north boundary line said Section 33 North 89'16'45' West, 1317.68 feet to the N '/4 corner of said Section 33; thence along said North boundary line North 89`1649" West, 1317.62 feet to the W 1/16 corner of said Section 33; thence along the East boundary line of the NW '/4 of the NW '/4 of said Section 33 South 00°31'02" West, 1316.64 feet to the NW Ill corner of said Section 33; thence along the South boundary line of the NW '/4 of the NW ',, of said Section 33 North 89° 17' 19" West, 89.91 feet, thence leaving said South boundary line North 76`42'21" West, 1259.37 feet to a point on the West boundary of said Section 33; thence along said West boundary line North 00°32'39" East, 1042.47 feet to the northwest comer of Section 33; ' Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 thence along the West boundary line of said Section 28 North 01 `00'42" East, 1315.38 feet to the S 1/16 comer of said Section 28; thence along the North boundary line of the SW '/. of the SW '/a of said Section 33 South 89°18'59" East, 450.00 feet; thence leaving said North boundary line North 01 °00'42" East, 774.71 feet; thence North 89021'17" West, 450.00 feet to a point on the West boundary said Section 28; thence along said West boundary line North 01 °00'42" East, 540.97 feet to the W '/. comer of said Section 28; thence along the North boundary of said SW '/< South 89°21' 17" East, 1311.11 feet to the C-W 1/16 corner of said Section 28; thence along the East boundary line of the NW '/, of the SW '/. of said Section 28 South 00°52'12" West, 16.99 feet; thence leaving said East boundary line South 89°14'34" East, 789.50 feet; thence North 64003'54" East, 27.64 feet; thence South 86°53'48" East, 189.53 feet; thence North 89'14'51" East, 20.04 feet; thence South 70°27'50" East, 25.64 feet, thence South 81 °00'03" East, 36.69 feet; thence South 88°50'13" East, 85.57 feet; thence South 86°14'58" East, 63.62 feet; thence North 89'18'37" East, 45.49 feet; thence South 78°07'47" East, 19.68 feet; thence North 53005'44" East, 16.53 feet to a point on the East boundary line of the SW '/, of said Section 28; thence along said East boundary fine North 00°43'42" East, 24.35 feet to the C '/4 corner of said Section 28; thence along the West boundary line of the NE '/4 of said Section 28 North 00'43'58" East, 625.84 feet; Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 theme South 77"58'14" East, 1338.14 feet to a point on the East Boundary- lire of the SW '/< of the NE 1/4 of said Section 28: thence along said East boundary line North 00°36'34" East, 293.64 feet; thence South 89°31'36" East, 175.03 feet; thence South 00"28'24" West, 230.00 feet; thence South 89°31'36" East, 1136.30 feet to a point on the East boundary line of said Section 28, said point also being on the existing Meridian City Limits boundary; thence along said East boundary line and said City Limits boundary South 00°29'02" West, 214.51 feet; thence leaving said East boundary line North 89°20'59" West, 1312.34 feet to a point of the West boundary of the SE 'f, of the NE '/, of said Section 28; thence along said West boundary line South 00'36'34" West, 215.00 feet to the C-E 1/16 corner of said Section 28; thence along the East boundary of the W '/Z of the SE '/, of said Section 28 South 00°37'35" West, 2635.75 feet to the E 1/16 comer of said Section 28; thence along the South boundary of said Section 28 South 89°16'45" East, 1059,08 feet; thence leaving said South boundary line South 00°27'22" West, 169.00 feet: thence South 89'1645" East, 258.60 feet to the REAL POINT OF BEGINNING, Containing 318.75 acres, more or less. { 7729 71 13 +U�p Z� TO �$ \ORK54�PSG Vy0 Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 ,t IDAHQ i SURVEY A GROUP DESCRIPTION FOR OAK CREEK SUBDIVISION 1450 EasrVYgteriower. Sr. Suite i50 Meridan. Idaho 63642 Phone (208) 846.8570 Pau (208) 884-5399 December 13, 2007 A parcel of land located in the NE '/ of the NE V. of Section 33, T. 4N., R.1 W., B.M., Ada County, Idaho more particularly described as follows: Commencing at the Northeast corner of the said Section 33 from which the East '/4 comer of said Section 33 bears South 00027'22" West, 2631.60 feet; thence along the East boundary of said Section 33 South 00°27'22" West, 169.00 feet to the REAL POINT OF BEGINNING; thence continuing along said East boundary South 00°27'22" West, 626.39 feet; thence leaving said East boundary line South 89°08'23" West, 246.54 feet; thence South 06°3722" West, 308.30 feet; thence North 89°30'26" West, 1038.40 feet to a point on the West boundary line of the NE % of the NE'/4 of said Section 33; thence along said West boundary line North 00'28'25" East, 1113.00 feet to the E1/16 corner of said Section 33; thence along the North boundary of said Section 33 South 89°16'45" East, 1059.08 feet; thence leaving said South boundary line South 00°27'22" West, 169.00 feet; thence South 89°16'45" East, 258.60 feet to the REAL POINT OF BEGINNING, Containing 30.72 acres, more or less. Rev��. A�VA►. gY FEB 2Z M WpRKs DE T� Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 January 25 2008 DESCRIPTION FOR R-15 ZONE PROPOSED OAKCREEK SUBDIVISION Parcels of land located in the NW %4 of the NW '/4 of Section 33 and in the SW'/. of Section 28, T. 4N., R.1W., B.M., Ada County, Idaho more particularly described as follows: PARCEL A Commencing at the Southwest corner of the said Section 28, from which the South '/4 corner of said Section 28 bears South 89°16'49" East, 2635.24 feet; thence along the South boundary line of the said Section 28 South 89'16'49" East, 710.22 feet to the REAL POINT OF BEGINNING; thence North 01'00'23" East, 867.66 feet; thence South 89017'44" East, 1920.93 feet; thence South 00*44'11" West, 868.16 feet to a point on the South boundary line of the said Section 28; thence along said South boundary line North 89°16'49" West, 1925.02 feet to the REAL POINT OF BEGINNING. Containing 38.31 acres, more or less. PARCEL B BEGINNING at the Northwest corner of the said Section 33, from which the North corner of said Section 33 bears South 89°16'49" East, 2635.24 feet; thence along the North boundary line of the said Section 33 South 89°1649" East, 710.22 feet; thence South 00'43'11" West, 158.47 feet to a point of curvature; thence 133.96 feet along the arc of a curve to the left, said curve having a radius of 900.00 feet, a delta angle of 08°31'41 ", and a long chord bearing South 03°32'40" East, 133.84 feet to a point of reverse curvature; thence 174.94 feet along the arc of a curve to the right, said curve having a radius of 1200.00 feet, a delta angle of 08021'09", and a long chord bearing South 03°37'56" East, 174.78 feet to a point of tangency; thence South 00°32'39" West, 376.24 feet to a point of curvature; thence 78.28 feet along the arc of a curve to the right, said curve having a radius of 400.00 feet, a delta angle of 11°12'45", and a long chord bearing South 06°09'01" West, 78.15 feet to a point of tangency; 60307l60307-RI5,DOC Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 thence South 11 `45'24"'Nest, 277.00 feet: thence North 76°42'21" West, 687.45 feet to a point on the West boundary line of the said Section 33; thence along said West boundary line North 0°32'39" East, 1042.47 feet to the REAL POINT OF BEGINNING, Containing 18.51 acres, more or less. Total proposed R-15 area contains 56.82 acres, more or less. 60307f60307-R15.DOC 4�E04 nPPrtbYA� FES 2 2 2 M W Q KS gEg74C Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 _' T., _ary 25 2008 DESCRIPTION FOR R-8 ZONE PROPOSED OAKCREEK SUBDIVISION Parcels of land located in the NE '/< of the NE %. and in the NW '/< of the NW % of Section 33 and in the S'/z of Section 28. T. 4N., R.1 W., B.M., Ada County, Idaho more particularly described as follows: PARCEL Commencing at the Northeast corner of the said Section 33, from which the East''/. corner of said Section 33 bears South 00°27'22" West, 2631.60 feet; thence along the East boundary line of said Section 33 South 00°27'22" West, 169.00 feet to the REAL POINT OF BEGINNING; thence continuing along said East boundary line South 00°27'22" West, 626.39 feet: thence leaving said East boundary line South 89-08'23" West, 246.54 feet; thence South 06°37'22" West, 308,30 feet; thence North 89030'26" West, 1038,40 feet to a point on the West boundary line of the NE '/< of the NE '/. of said Section 33; thence along said West boundary line North 00°28'25" East, 1113.00 feet to the E1/16 corner of said Section 33: feet; thence along the North boundary line of said Section 33 South 89°16'45" East, 1059.08 thence leaving said South boundary line South 00°27'22" West, 169.00 feet; thence South 89'16'45" East, 258.60 feet to the REAL POINT OF BEGINNING. Containing 30.72 acres, more or less. PARCEL B Commencing at the Southeast corner of the said Section 28, from which the South '/. corner of said Section 28 bears North 89'1645" West, 2635.86 feet; thence along the South boundary line of said Section 28 North 89°16'45" West, 1317.68 feet to the REAL POINT OF BEGINNING; thence continuing along said South boundary line North 89016'45" West, 1317.68 feet; thence leaving said South boundary line North 00*44'11" East, 868.16 feet; thence North 89' 17'44" West, 1920.93 feet; 60307/60307-R8.DOC Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 then--e So,. h 01 "0023" b^Jest_ 887.66 feet to a point on the Scum 'ooundary line of said Section 28.- thence along said South boundary line North 89' 16'49" West. 710.22 feet to the Southwest corner of said Section 28; feet; thence along the West boundary line of said Section 28 North 01 °00'42" East, 1315.38 thence South 89°18'59" East, 450.00 feet: thence North 01 000'42" East, 774.71 feet; thence North 89*21'17" West, 450.00 feet to a point on the West boundary line of the said Section 28; thence along said West boundary line North 01 °00'42" East, 540.97 feet; thence South 89°2117" East, 1311.11 feet; thence South 00'52'12" West, 16.99 feet; thence South 89°14'34" East, 355.95 feet; thence South 01 °00'23" West, 1140.07 feet; thence South 88°59'37" East, 463.31 feet to a point of curvature; thence 233.82 feet along the arc of a curve to the right, said curve having a radius of 500.00 feet, a delta angle of 26°47'37", and a long chord bearing South 75°35'49" East, 231.69 feet to a point of tangency; thence North 27°48'00" East, 329.66 feet to a point of curvature; thence 250.07 feet along the arc of a curve to the right, said curve having a radius of 600.00 feet, a delta angle of 23°52'46", and a long chord bearing North 39°44'23" East, 248.26 feet to a point of reverse curvature; thence 141.29 feet along the arc of a curve to the left, said curve having a radius of 300.00 feet, a delta angle of 26°59'04", and a long chord bearing North 38*11'14" East, 139,99 feet; thence South 65°18'18" East, 55.00 feet: thence South 89°1615" East, 263.21 feet; thence South 84°07'40" East, 162.61 feet; thence South 77°58'14' East, 80.00 feet; 60307/60307-R8.DOC Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 thence South 12°01'46" West, 50.23 feet; thence South 24'00'23" East, 108.06 feet; thence South 14'24'06" East, 111.19 feet: thence South 89'16'15" East, 407.24 feet; thence North 00'37'35" East, 11.16 feet; thence South 89'22'25" East, 170.00 feet; thence South 00'37'35" West, 1719.49 feet to the REAL POINT OF BEGINNING. Containing 144.02 acres, more or less. PARCEL C Commencing at the Northwest corner of the said Section 33, from which the North '/4 corner of said Section 33 bears South 89'16'49" East, 2635.24 feet; thence along the North boundary line of said Section 33 South 89'16'49" East, 710.22 feet to the REAL POINT OF BEGINNING; thence continuing along said North boundary line South 89'16'49" East, 607.40 feet: thence South 00'31'02" West, 1316.64 feet; thence North 89'17'19" West, 89.91 feet: thence North 76'42'21" West, 571.92 feet; thence North 11'45'24" East, 277.00 feet to a point of curvature; . thence 78.28 feet along the arc of a curve to the left, said curve having a radius of 400.00 feet, a delta angle of 11'12'45", and a long chord bearing North 06009'01" East, 78.15 feet to a point of tangency; thence North 00032'39" East, 376.24 feet to a point of curvature; thence 174.94 feet along the arc of a curve to the left, said curve having a radius of 1200.00 feet, a delta angle of 08'21'09", and a long chord bearing North 03'37'56" West, 174.78 feet to a point of reverse curvature; thence 133.96 feet along the arc of a curve to the right, said curve having a radius of 900.00 feet, a delta angle of 08'31'41 ", and a long chord bearing North 03'32'40" West, 133.84 feet; thence North 00*43'11' East, 158.47 feet to the REAL 8y tt�fiQF BEGI Containing 17.46 acres, more or less. ReVIE P U Total proposed R-8 area contains 192.20 acres, more or lesM 2 2 20M 60307/60307-R8.DOC MERIDIAN PUBLIC WORKS DEPT. Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 December 20, 2007 Revised February 21, 2008 DESCRIPTION FOR R-4 ZONE PROPOSED OAKCREEK SUBDIVISION A parcel of land located in the NE'/4 and the South'/2 of Section 28, T. 4N., RAW.. B.M., Ada County, Idaho more particularly described as follows: Commencing at the Southeast corner of the said Section 28 from which the South '/4 corner of said Section 28 bears North 89°16'45" West, 2635.36 feet; thence along the South boundary of the said Section 28 North 89°16'45" West, 1317.68 feet; thence North 00037'35" East, 1719.49 feet to the REAL POINT OF BEGINNING; thence North 89°22'25" West, 170.00 feet; thence South 00°37'35" West, 11.16 feet; thence North 89°16'15" West, 407.24 feet; thence North 14°24'06" West, 111.19 feet; thence North 24°00'23" West, 108.06 feet; thence North 12°01'46" East, 50.23 feet; thence North 77°58'14" West, 80.00 feet; thence North 84*07'40" West, 162.61 feet; thence North 89'16'15" West, 263.21 feet; thence North 65°18'18" West, 55.00 feet to a point on a curve; thence 141.29 feet along the arc of a curve to the right, said curve having a radius of 300.00 feet, a delta angle of 26°59'04", and a long chord bearing South 38*11,14" West, 139.99 feet to a point of reverse curvature; thence 250.07 feet along the arc of a curve to the left, said curve having a radius of 600.00 feet, a delta angle of 23°52'46", and a long chord bearing South 39°44'23" West, 248.26 feet to a point of tangency; thence South 27°48'00" West, 329.66 feet to a point on a curve; thence 233.82 feet along the arc of a curve to the left, said curve having a radius of 500.00 feet, a delta angle of 26°47'37", and a long chord bearing North 75°35'49" West, 231.69 feet to a point of tangency; thence North 88°59'37" West, 463.31 feet; 60307l60307-R4.DOC Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 thence North 01 °0023" East. 1140.07 feet; thence South 89° 14'34" East, 433,55 feet; thence North 64°03'54" East, 27.64 feet; thence South 86°53'48" East, 189.53 feet; thence North 89014'51" East, 20.04 feet; thence South 70°27'50" East, 25.64 feet, - thence South 81'00'03" East, 36.69 feet; thence South 88'50'13" East, 85.57 feet; thence South 86°14'58" East, 63,62 feet; thence North 89°18'37" East, 45.49 feet; thence South 78*07'47" East, 19.68 feet; thence North 53°0544" East, 16.53 feet to a point on the North -South centerline of said Section 28; thence along said North -South centerline North 00°43'42" East, 24.35 feet to the CIA corner of said Section 28; thence continuing along said North -South centerline North 00'43'58" East, 625.84 feet; thence leaving said North -South centerline South 77°58'14" East, 1338.14 feet; thence North 00°36'34" East, 293.64 feet; thence South 89°31'36" East, 175.03 feet, - thence South 00028'24" West, 230.00 feet; thence South 89°31'36" East, 1136.30 feet to a point on the East boundary of the said Section 28; thence along said East boundary South 00°29'02" West, 214.51 feet; thence North 89°20'59" West, 1312.34 feet; thence South 00°36'34" West, 215.00 feet; 60307t60307-R4.DOC Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 thence South 00`37'35" West. 916.26 feet to the REAL POINT OF BEGINNING. Containing 69.72 acres. more or less. REV4EN! ,p¢jp�OVA� BY DEB 2 2 2008 M WORKS 0 P'f- 60307/60307-R4.DOC Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 Lars �Q� SV3a D"02 G35pXlyd l 9N/Y3�AIt servo sac a R 0 Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 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-4, R-8 and R-15 zoning districts. Staff finds that the proposed zoning map amendment does not comply with the applicable provisions of the comprehensive plan (see Section 8 above). B. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that proposed 30 acre Preliminary Plat would comply with the established regulations and purpose statement of the R-8 zoning district, however the remainder of the acreage is not being evaluated for conformance as no development is being proposed due to the lack of city services and the forthcoming SH 16 alignment study. The Comprehensive Plan states limiting annexations and new developments within the McDermott Road area until a plan is approved that specifies the SH 16 right-of-way locations and associated right-of-way acquisition needs. The UDC purpose statement states that a connection to the City of Meridian water and sewer systems is a requirement for all residential districts. Therefore, staff finds that the proposed map amendment does not comply with the regulations of the proposed district. 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 11-5B-3.E). The overall density proposed in the R-4, R-8 and R-15 districts generally complies with the anticipated density for this area (see Section 8 of the staff report for more information). However, Staff finds that all essential services are not available to a majority of the subject site until the Can -Ada lift station is constructed; except for the 30 acre parcel proposed for development along W. McMillan Road and N. Black Cat Road. Further, without a detailed plan for the remaining 288 acres it is difficult to determine if this annexation is in the best interest of the City. Staff believes this is not a logical expansion of the City limits at this time. Therefore, staff finds that Annexation and Zoning of this property to R-4, R-8 and R-15 would not be in the best interest of the City. Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2008 2. Preliminary Plat Findings: A. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed 30 acre preliminary plat is in substantial compliance with the adopted Comprehensive Plan, if the subject lands are annexed. 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 30 acre preliminary plat proposed for development. 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 fmds that the subdivision will not require the expenditure of capital improvement funds. D. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., police, fire, ACHD, etc.) to determine this fmding. (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 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. 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