Staff Report PZItem #4C, D: Hill's Century Farm (AZ -14.012; PP -14.014)
Application(s):
➢ Annexation & Zoning
➢ Preliminary Plat
Size of property, existing zoning, and location: This site consists of 221.8 acres of land, is currently zoned RUT in Ada County, and
is located at 5340 S. Eagle Road on the east side of S. Eagle Road, between E. Amity & E. Lake Hazel Roads.
Adjacent Land Use & Zoning:
North & South: Rural residential/agricultural properties, zoned RUT in Ada County
East: Rural residential/agricultural properties and soccer fields, zoned RUT in Ada County; and residential properties in
Rockhampton subdivision, zoned R-4 in Ada County
West: S. Eagle Road and rural residential/agricultural properties, zoned RUT in Ada County
History: None
Comprehensive Plan FLUM Designation: LDR: 3 or less d.u./acre (91+ acres); MDR: 3 to 8 d.u./acre (90+ acres); and MHDR: 8 to
15 d.u./acre (40+ acres)
Summary of Request: The applicant requests annexation & zoning of 223.73 acres of land with an R-8 zoning district. The density in
the LDR designated area is 3.0 d.u./acre (not including the school lot); the density in the MDR designated area is 3.1 d.u./acre; and the
density in the MHDR designated area is 3.5 d.0/acre. The applicant requests a "step" down in density from the MHDR to the MDR
designation for the southern 40+/- acres of the site. The proposed R-8 zoning accommodates the proposed densities with approval of a
"step" down in density for the MHDR portion.
The preliminary plat consists of 675 SFR building lots, 47 common area lots and 1 lot for a future elementary school on 221.8 acres of
land. The subdivision is proposed to develop in 16 phases as shown on the phasing plan. Secondary access is required for any portion
of the development with 30 homes or more. Development will commence at the NWC of the project adjacent to Eagle Road and is
anticipated to occur over the next 10 years.
Access is proposed via 3 access points from adjacent arterial streets; 2 from S. Eagle Road and 1 from E. Lake Hazel Road. The main
accesses are from Eagle via E. Taconic Drive & Lake Hazel via S. Newbridge Avenue; collector streets (east/west and north/south) are
proposed internally in accord with the Master Street Map. Staff & ACHD recommends the Lachlan Street access via Eagle Road is
constructed as a temporary access until 2 points of ingress/egress are constructed that meets the Fire Dept.'s standards; this area
should ultimately develop with building lots & and a common area lot with a pedestrian pathway to Eagle Road.
The plat depicts connections to existing stub streets in Rockhampton Subdivision and stub streets to adjacent undeveloped parcels for
future extension & interconnectivity.
A portion of this site lies within the Meridian Floodplain Overlay District. A floodplain permit application is required to be submitted,
reviewed and approved prior to any development within the overlay district.
There are currently no plans to widen S. Eagle Road or E. Lake Hazel Road, although turn lanes into and out of the subdivision are
proposed to be constructed by the developer within the extra ROW dedicated with this plat. The Capital Improvement Plan (CIP)
designates Eagle Road between Amity and Lake Hazel Roads to be widened to 5 lanes between 2022 and 2026; Lake Hazel between
Eagle & Cloverdale Roads is scheduled to be reconstructed & widened to 5 lanes between 2027 and 2031.
The Traffic Impact Study (TIS) recommends the installation of either a round -a -bout or a signal the Eagle/Taconic intersection. To
ensure there is sufficient right-of-way (ROW) to accommodate either improvement, ACHD recommends that additional ROW is
provided.
A landscape plan was submitted that depicts street buffers and open space in accord with UDC standards. Based on the area of the
plat minus the school lot, a minimum of 10% (21.36 acres) of qualified open space is required; a total of 12% (25 acres) is proposed
consisting of common lots, parkways, street buffers, and the Ten Mile Creek pathway corridor. Parkways are proposed throughout the
development along all streets.
The Ten Mile Creek runs along the southwest boundary of this site from Lake Hazel and extends through the site to Eagle Road. A
segment of the City's multi -use pathway system is proposed along the west side of the creek in accord with the Master Pathways Plan.
One site amenity is required for every 20 acres of development area; based on the area of the plat minus the school lot, a minimum of
10 amenities are required to be provided. The applicant proposes to provide a community center, tot lot playgrounds, exercises
stations, passive gathering space seating, a regional pathway, micro-paths, and land reserved for an elementary school.
A 6-foot tall solid fence is proposed to be constructed by the developer around the perimeter of the subdivision; no other fencing is
proposed. Fencing is required in accord with UDC standards adjacent to micropath connections to distinguish common from private
areas.
The applicant has submitted some typical sample building elevations for future homes in this development as shown. Building materials
are proposed to consist of architectural shingles and a mix of board and batten and lap siding and stucco with cultured stone wainscot.
Because homes on lots that back up to S. Eagle Road and E. Lake Hazel Road will be highly visible, staff recommends the rear or
sides of structures that face these streets incorporate articulation through changes in materials, color, modulation, and architectural
elements (horizontal and vertical) to break up monotonous wall planes and roof lines.
Written Testimony: Mike Wardle (in agreement wlstaff report)
Staff Recommendation: Approval wlconditions & a development agreement
Notes:
STAFF REPORT Hearing Date: October 16, 2014 ) wl IDIAN1�-,
(Continued from September 18, 2014
TO: Planning & Zoning Commission I D A H O
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: AZ -14-012; PP -14-014 — Hill's Century Farm Subdivision
L SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Brighton Investments, LLC, has submitted an application for annexation and zoning
(AZ) of 223.73 acres of land with an R-8 zoning district; and a preliminary plat (PP) consisting of 675
building lots, 47 common area lots, and 1 other (elementary school) lot on 221.8 acres of land for
Hill's Century Farm subdivision. See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of
approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers AZ -14-012 & PP -14-014, as presented in the staff report for the hearing date
of October 16, 2014, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers AZ -14-012 & PP -14-014, as presented during the hearing on October 16,
2014, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Numbers AZ -14-012 & PP -14-014 to the hearing date of (insert continued
hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 5340 S. Eagle Road on the east side of S. Eagle Road, midway between E.
Amity and E. Lake Hazel Roads, in Section 33, Township 3 North, Range 1 East. (Parcel No.'s:
S1133233610,S1133233700,S1133427960,and SI 133336000)
B. Owner(s):
Brighton Investments, LLC
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
Hill's Century Farm Sub AZ -14-012; PP -14-014 PAGE 1
B & L Idaho 2, LLC
P.O. Box 8126
Boise, ID 83707
C. Applicant(s):
Same as owners
D. Representative:
Michael D. Wardle, Brighton Corporation
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation and zoning and preliminary plat. A public hearing is
required before the Planning & Zoning Commission and City Council on this matter, consistent
with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: September 1, and 15, 2014
C. Radius notices mailed to properties within 300 feet on: August 20, 2014
D. Applicant posted notice on site(s) on: September 8, 2014
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of rural residential/agricultural properties,
zoned RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Rural residential/agricultural properties, zoned RUT in Ada County
2. East: Rural residential/agricultural properties and soccer fields, zoned RUT in Ada County;
and residential properties in Rockhampton subdivision, zoned R-4 in Ada County
3. South: Rural residential/agricultural properties, zoned RUT in Ada County
4. West: S. Eagle Road and rural residential/agricultural properties, zoned RUT in Ada County
C. History of Previous Actions: None
D. Utilities:
1. Location of sewer: A new sanitary sewer trunk extension is being proposed by this developer
as part of this project. This trunk will be installed in Amity and Eagle Roads per the
approved modifications to the Sanitary Sewer Master Plan.
2. Location of water: Water mains intended to provide service to the subject property currently
exists S. Eagle Road.
3. Issues or concerns: With each phase of development, a separate modeling analysis of the
water systems will be required to ensure that adequate fire flows can be provided.
E. Physical Features:
1. Canals/Ditches Irrigation: The Ten Mile Creek and several smaller irrigation ditches cross
this site.
Hill's Century Fane Sub AZ -14-012; PP -14-014 PAGE 2
2. Hazards: Staff is not aware of any hazards that exist on this property.
4. Flood Plain: A portion of this site lies within the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
Land Use: The subject property is designated Low Density Residential (LDR) (91+/- acres), Medium
Density Residential (MDR) (90+/- acres), and Medium High Density Residential (MHDR) (40+/ -
acres) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan (see Exhibit A.2).
LDR designated areas allow for the development of single-family homes on large lots where
urban services are provided. Uses may include single-family homes at gross densities of 3
dwelling units or less per acre. Density bonuses may be considered with the provision of public
amenities such as open space, pathways, or land dedicated for public services.
MDR designated areas allow smaller lots for residential purposes within City limits. Uses may
include single-family homes at gross densities of 3 to 8 dwelling units per acre. Density bonuses
may be considered with the provision of public amenities such as open space, pathways, or land
dedicated for public services.
MHDR designated areas allow for the development of a mix or relatively dense residential
housing types including townhouses, condominiums, and apartments. Residential gross densities
should range from 8 to 15 dwelling units per acre, with a target density of 12 units per acre. These
are relatively compact areas within the context of larger neighborhoods and are typically located
around or near mixed use commercial or employment areas to provide convenient access to
services and jobs for residents. Developments need to incorporate high quality architectural
design and materials and thoughtful site design to ensure quality of place and should also
incorporate connectivity with adjacent uses and area pathways, attractive landscaping and
individual project identity.
The FLUM also designates a future school site on this property. Accordingly, the proposed plat
depicts an 8.2 acre lot at the northeast corner of the site for a future elementary school in accord with
the Joint School District's facility plans.
Transportation: East/west and north/south residential collector streets are designated on the Master
Street Map (MSM) across this site at the half mile sections. The proposed plat depicts E. Taconic
Drive as a collector street connecting from S. Eagle Road at the west boundary to E. Lake Hazel Road
at the south boundary via S. Newbridge Avenue; E. Highlander Drive extends from Taconic Drive as
a collector street and stubs to the west boundary of the future school site.
Highlander Dr. is depicted on the plat to extend to the east boundary of the plat in the future through
the school site. Because the adjacent land further to the east is already developed with residential lots,
it is not feasible for the collector street to extend to Cloverdale Road as anticipated on the MSM.
Therefore, staff and ACHD recommend the collector street (E. Highlander Drive) is extended to
the north boundary of the site along the east boundary of the school lot to extend to Amity Road
in the future.
The MSM designates Lake Hazel Road as a residential mobility arterial. As such, it is a major
roadway that is focused on traffic operations and efficiencies as well as pedestrian safety. A transit
route is not currently planned for Lake Hazel; however, with the planned densities and land uses
along this corridor and its' ultimate connection to the Boise airport, it's possible that Lake Hazel will
someday be a transit route.
Policies: Staff finds the following Comprehensive Plan policies to be applicable to this application
and apply to the proposed use of this property (staff analysis in italics):
Hill's Century Farm Sub AZ -14-012; PP -14-014 PAGE 3
• "In residential areas, other residential densities will be considered without requiring a
Comprehensive Plan Amendment. However, the density can only be changed one "step" (i.e.,
from low to medium, not low to high, etc.)."
The applicant proposes a gross density of 3.0 dwelling units per acre (d. u./acre)in the LDR
designated area, not including the area for the school lot; 3.1 d. u./acre in the MDR
designated area; and 3.5 d. u./acre in the MHDR designated area. The density proposed in
the LDR and MDR designated areas is consistent with the Plan. The applicant proposes a
"step " down in density from the MHDR to the MDR designation for the southern 40+/- acres
of the site.
• "Support a variety of residential categories (low-, medium-, medium-high 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." (3.07.01 E)
The proposed low to medium density single-family residential development should contribute
to the variety of residential uses that exist in this area which consist of low, medium and rural
residential densities and agricultural uses.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.02C)
Street buffer landscaping is required adjacent to arterial and collector streets within and
adjacent to the proposed development, in accord with the standards listed in UDC 11 -3B -7C.
Separate permits shall be obtained for signage and fencing. Fencing shall comply with the
standards listed in UDC 11-3A-7.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.0IF)
The proposed development should be compatible with adjacent residential uses in
Rockhampton subdivision to the east and adjacent rural residential/agricultural uses.
• "Require common area in all subdivisions." (3.07.02F)
The proposed plat depicts common area in accord with the requirements listed in UDC1l -
3G-3.
• "Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets). (3.03.020)
The proposed plat depicts connections to existing stub streets to the east for interconnectivity.
New stub streets to adjacent undeveloped parcels are also proposed on the plat.
• "Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system." (3.03.03B)
There are no existing pedestrian connections to the subject property from surrounding
properties; nor, are there any pathways proposed to adjacent parcels for future extension
and connectivity. Staff recommends pedestrian pathways are provided to adjacent parcels for
future interconnectivity between subdivisions.
• "Develop pathways to connect Meridian with Boise, Nampa, Kuna, and Eagle." (6.01.02C)
A segment of the City's multi -use pathway system is designated on the Master Pathways Plan
on a portion of this site along the west side of the Ten Mile Creek, which will eventually
connect with Boise's and Ada County's pathway systems.
Hill's Century Farm Sub A7--14-012; PP -14-014 PAGE 4
• "Evaluate the comprehensive impact of growth in all land use decisions (e.g., traffic impacts,
school enrollment and parks etc.)." (3.01.0113)
Staff has received a letter from COMPASS detailing how the proposed project meets or does
not meet the goals of Communities in Motion, the region's long range transportation plan.
The letter highlights that the current assumptions in the long range transportation plan did
not anticipate this level of growth in this area by 2040. If this area continues to grow at the
current rate, the City should work with COMPASS to track this growth and make sure that it
is reflected in the next update to the long range transportation plan.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.0 IF)
City services will he extended with the development of the site in accord with UDC 11-3A-21.
Analysis: The applicant proposes to develop 675 single-family residential detached homes on the site
at an overall gross density of 3.16 dwelling units per acre in accord with the LDR and MDR FLUM
designations for this site with a "step" down in density for the area designated MHDR. Staff feels a
"step" down in density for the southern portion of the site is appropriate in this case because:
1. The adjacent property to the southeast of this site (currently used for soccer fields) is designated
for MDR uses and Rockhampton Subdivision to the east of the site is developed with medium
density lots.
2. The location of the Ten Mile Creek creates a natural transition in zoning and future uses in this
area. The creek will buffer the proposed MDR uses from the future MHDR uses on the west side
of the creek.
A school site is incorporated into the plat as anticipated on the FLUM. The proposed collector street
network is consistent with the MSM. For these reasons, staff finds the proposed development is
consistent with the Comprehensive Plan.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
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. The medium
density residential (R-8) district allows a maximum gross density of 8 dwelling units per acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for
single-family detached dwellings is a principal permitted use in the R-8 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-6 for the R-8 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Tables 11-2A-6 for the R-8 zoning district.
E. Off -Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
Hill's Century Farm Sub AZ -14-012; PP -14-014 PAGE 5
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Annexation & Zoning
The applicant has applied to annex and zone a total of 223.73 acres of land with an R-8 zoning
district. As discussed above in Section VII, staff feels the proposed zoning is consistent with the
corresponding FLUM designations and policies in the Comprehensive Plan.
The applicant proposes to develop 675 single-family residential homes on the site and has
reserved an 8.2 acre lot for a future elementary school at the northeast corner of the site as
anticipated on the FLUM for this area.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed and rezoned. The property is contiguous to land that has
been annexed into the City and is within the Area of City Impact boundary.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA is required as a provision of annexation with the provisions
included in Exhibit B.
Based on the FLUM designations for this site and the provision for a "step" down in density for
the MHDR designated area of the site, Staff finds the proposed R-8 zoning is appropriate for this
property as discussed above in Section VII.
2. Preliminary Plat
The proposed plat consists of 675 single-family residential building lots, 47 common area lots,
and 1 other (elementary school) lot on 221.8 acres of land in a proposed R-8 zoning district. The
overall gross density for the subdivision is 3.16 d.u./acre. The average lot size in the proposed
development is 8,839 square feet.
The subdivision is proposed to develop in 16 phases as shown on the phasing plan in Exhibit A.3.
Development will commence at the northwest corner of the project on Eagle Road and is
anticipated to occur over the next 10 years.
The Fire Department is requiring a secondary access to be provided for Phases 4 and 6, west of
the Ten Mile Creek (shown as Blocks 11 thru 15), prior to issuance of building permits for the
30`h home. All other phases show a secondary access that will need to be provided for any phase
that reaches 30 homes or more. The second access will need to be in place prior to issuance of the
30th building permit for homes in that phase.
Dimensional Standards: Development of this site is required to comply with the dimensional
standards listed in UDC Table 11-2A-6 for the R-8 district .Staff has reviewed the proposed plat
and found it to be in compliance with those standards except for a few lots that do not meet the
street frontage requirements; staff recommends these lots are revised to comply with the
minimum standards as noted in Exhibit B.
Block Length: The plat is required to comply with the block length standards listed in UDC 11-
6C -3F. Staff has reviewed the proposed plat and found it to be in compliance with these
requirements except for Block 12, in which staff recommends a pathway is added to break up the
block length.
Existing Structure(s): There are two existing dwellings on the eastern portion of this site that are
proposed to be removed. These structures should be removed prior to City Engineer signature on
the final plat phase in which they are located.
Hill's Century Fane Sub AZ -14-012; PP -14-014 PAGE 6
Access: There are 3 access points proposed for this development via adjacent arterial streets, S.
Eagle Road and E. Lake Hazel Road. The main accesses are from Eagle Road via E. Taconic
Drive near the mid mile section and E. Lake Hazel Road via S. Newbridge Avenue, both
proposed collector streets. Direct lot access to S. Eagle Road, E. Lake Hazel Road and internal
collector streets (E. Taconic Dr., E. Highlander Dr. and S. Newbridge Ave.) is prohibited.
Access to arterial streets is limited in accord with the provisions listed in UDC 11-3A-3. Because
an access is proposed near the mid mile section on S. Eagle Road that is consistent with the
MSM, staff and ACHD recommends the proposed Lachlan Street access to the north is
constructed as a temporary access until 2 points of ingress/egress are constructed that meets the
Fire Department's standards. The applicant is allowed to request a waiver to this provision per
City code. If Lachlan is approved as a temporary access, a pedestrian access should ultimately
replace the street access.
The Traffic Impact Study (TIS) recommends the installation of either a round -a -bout or a signal
the Eagle/Taconic intersection. To ensure there is sufficient right-of-way (ROW) to accommodate
either improvement, ACHD recommends that additional ROW is provided.
There are currently no plans to widen S. Eagle Road or E. Lake Hazel Road, although turn lanes
into and out of the subdivision are proposed to be constructed by the developer within the extra
ROW dedicated with this plat. The Capital Improvement Plan (CIP) designates Eagle Road
between Amity and Lake Hazel Roads to be widened to 5 lanes between 2022 and 2026; Lake
Hazel between Eagle & Cloverdale Roads is scheduled to be reconstructed & widened to 5 lanes
between 2027 and 2031.
Stub Streets: Two connections to existing local stub streets in Rockhampton subdivision are
proposed at the east boundary. Three other local stub streets are proposed to adjacent
undeveloped parcels for future extension and connectivity.
A collector street (E. Highlander Dr.) is depicted as a stub street at the west boundary of the
school site for future extension to the east boundary. Per the analysis above in Section VII, staff
recommends the collector street stub to the north instead, along the east boundary of the
school lot for future connection to Amity Road.
A stub street is depicted on the plat at the north boundary of the site that the applicant proposes to
move to Block 5; the revised plat should reflect this change.
Transit: Based on a letter received from COMPASS, the proposed density of 3+/- dwelling units
(d.u.) per acre will not have transit supportive densities (7 d.u./acre). The proposed project is not
adjacent to any proposed fixed route transit services.
Utilities: Street lighting is required to be installed within the development in accord with the
City's adopted standards, specifications and ordinances. All development is required to connect
to the City water and sewer system unless otherwise approved by the City Engineer in accord
with UDC 11-3A-21.
Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in
the subdivision as proposed in accord with UDC 11-3A-15.
Storm Drainage: A storm drainage system is required for the development in accord with the
City's adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City in accord with UDC 11-3A-18.
Landscaping: A landscape plan was submitted with this application for the area proposed to be
platted as shown in Exhibit A.4. A 25 -foot wide street buffer is required along S. Eagle Road, an
arterial street; a 35 -foot wide street buffer is required along E. Lake Hazel Road, an entryway
corridor; and a 20 -foot wide street buffer is required along E. Taconic Dr., E. Highlander Dr., and
Hill's Century Farm Sub AZ -14-012; PP -14-014 PAGE 7
S. Newbridge Ave., collector streets, as proposed. Landscaping within the street buffer is required
to comply with the standards listed in UDC 11 -3B -7C. Landscaping within the common areas is
required in accord with the standards listed in UDC 11 -3G -3E.
The unimproved street right-of-way along Eagle and Lake Hazel Roads appears to be greater than
10 feet from the edge of pavement to edge of sidewalk; this area is required to have a 10 -foot
wide compacted gravel shoulder meeting ACHD's construction standards and should be
landscaped with lawn or other vegetative groundcover in accord with UDC 11 -3B -7C.5. The
landscape plan should be revised to comply with this requirement.
Staff has reviewed the landscape plan for compliance with the landscaping standards listed in the
UDC and found the plan to be in general compliance with these standards except as noted in this
section and in Exhibit B.
Tree Mitigation: There were several existing trees on the site that have been or are proposed to
be removed. The applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an
appointment to confirm mitigation requirements prior to removal of any trees on the site.
Open Space: A minimum of 10% qualified open space is required to be provided for this
development in accord with UDC 11 -3G -3A.1. Based on the area of the preliminary plat (221.8 -
8.2 acres for the school lot = 213.6 acres), a total of 21.36 acres of qualified open space is
required to be provided as set forth in UDC 11 -3A -3B. A total of 25 acres (or 12%) is proposed in
accord with this requirement consisting of common lots, parkways, arterial buffers and the Ten
Mile Creek pathway corridor.
Site Amenities: One site amenity is required to be provided for every 20 acres of development
area, per UDC 11 -3G -3A.2, in accord with the standards listed in UDC 11 -3G -3C. Based on the
area of the preliminary plat (221.8 - 8.2 acres for the school lot = 213.6 acres), a minimum of 10
amenities are required to be provided. Amenities should consist of a mix of quality of life,
recreation, pedestrian or bicycle circulation system, and/or transit stops.
The applicant proposes 5 activity areas ranging from 1 to 3 acres in size which provide the
opportunity for the required amenities. Potential amenities within these activity areas include a
community center, tot lot playgrounds, exercise stations, passive gathering space seating, a
regional pathway, micro -paths, etc. The applicant proposes that the provision of the school lot
whether donated or sold should count toward at least one amenity and staff agrees. The applicant
also requests they are allowed to determine the specific amenities with submittal of the final plat
application.
Staff recommends that specific amenities are identified at this time as proposed; however, in the
future, amenities may be substituted provided they are comparable with those approved with the
preliminary plat.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A
minimum 5 -foot wide detached sidewalk is required along S. Eagle Road, an arterial street, and
E. Taconic Dr., E. Highlander Dr., and S. Newbridge Ave., all collector streets; a 7 -foot wide
detached sidewalk is required along E. Lake Hazel Road, an arterial street, with a 6 -foot wide
buffer zone, per the South Meridian Transportation Plan; and 5 -foot wide attached sidewalks are
required along internal local streets (detached are allowed).
The landscape plan depicts 5 -foot wide detached sidewalks throughout the development. The
sidewalk along Lake Hazel Road should be revised as noted above.
Parkways: Parkways are proposed throughout the development in accord with UDC 11-3A-17
and should be landscaped in accord with UDC 11 -3A -17E and 11 -3B -7C.
Hill's Century Farm Sub AZ -14-012; PP -14-014 PAGE 8
The applicant is proposing fewer trees than required within the parkways adjacent to local and
collector streets; however, the missing trees are accounted for in the common open space areas.
The landscape architect states that putting all of the required trees within the parkways would be
too dense with the allowance for site vision triangles, storm water seepage beds, and utility
services. Staff agrees with the relocation of these trees as proposed.
Pathways: There is a segment of the City's regional pathway designated on the Master Pathways
Plan for this site along the Ten Mile Creek. The proposed landscape plan depicts a pathway along
the west side of the creek terminating south of Lot 23, Block 11 where there isn't enough width
for the pathway to continue on this site. Pathway landscaping is required to be provided in accord
with the standards listed in UDC 11 -3B -12C; the landscape plan shall be revised accordingly.
A pedestrian bridge is proposed over the creek between Lots 13 & 14 and 41 & 42, Block 11
along with pathways leading to the bridge. A micro -path is also proposed between Lots 68 and
70, Block 11 for access to the creek. Staff recommends a pathway is constructed along the east
side of the creek north to the pedestrian bridge for access to the regional pathway.
Where the regional pathway connects to E. Taconic Drive, Staff recommends the pathway extend
west to the Eagle/Taconic intersection. This change should create a safer pedestrian crossing
across Eagle Road and connect to the future pathway along the west side of Eagle Road that will
continue to the north and then follow the Ten Mile Creek to the west.
The regional pathway is required to be illuminated with a 4 -foot tall bollard style or other
appropriate lighting source, unless otherwise waived by the Director per UDC 11 -3A -8H.
For increased interconnectivity to the north, staff recommends the applicant consider adding
another micro -path at the northeast boundary of the site. Additionally, staff recommends the
pedestrian pathways within the development should be oriented toward providing access to the
school site, north/south rather than east/west.
Pathways within common areas and the pedestrian bridge need to be depicted on the landscape
plan; they are not currently.
Waterways: The Ten Mile Creek, a natural waterway, crosses the southwest boundary of this site
and is required to be left open as a natural amenity and not be piped or otherwise covered. There
are also several smaller irrigation ditches that cross this site that are required to be piped unless
left open as a water amenity of linear open space, or the requirement is waived by City Council in
accord with UDC 11 -3A -6A.
Floodplain: A portion of this site lies within the Meridian Floodplain Overlay District. A
floodplain permit application is required to be submitted, reviewed and approved prior to any
development within the overlay district.
Building Elevations: The applicant has submitted some typical sample building elevations for
future homes in this development, included in Exhibit A.S. Building materials are proposed to
consist of architectural shingles and a mix of board and batten and lap siding and stucco with
cultured stone wainscot.
Because homes on lots that back up to S. Eagle Road and E. Lake Hazel Road will be highly
visible, staff recommends the rear or sides of structures on lots that face these streets incorporate
articulation through changes in materials, color, modulation, and architectural elements
(horizontal and vertical) to break up monotonous wall planes and roof lines.
Fencing: A 6 -foot tall solid fence is proposed to be constructed by the developer around the
perimeter of the subdivision; no other fencing is proposed.
Hill's Century Farm Sub AZ -14-012; PP -14-014 PAGE 9
The UDC requires the developer to install fencing adjacent to micropath connections to
distinguish common from private areas in accord with the standards listed in UDC 11 -3A -7A.7.
Fencing adjacent to all pathways and common open space is required to be open vision if 6 feet in
height or if closed vision fencing is proposed, the height is restrict to 4 feet. The landscape plan
should be revised accordingly.
Fencing along natural waterways such as the Ten Mile Creek shall not prevent access to the
waterway.
All fencing should comply with the standards listed in UDC 11 -3A -6B and 11-3A-7.
Traffic Impact Study (TIS): A TIS was completed for this development by Horrocks Engineers
and submitted to ACHD for review.
In summary, Staff recommends approval of the proposed annexation and preliminary plat request
for this site with a development agreement and the recommended conditions listed in Exhibit B of
this report in accord with the findings contained in Exhibit C.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Future Land Use Map (FLUM)
3. Proposed Preliminary Plat (dated: July 2014, stamped/signed 8/20/14) & Phasing Plan
4. Proposed Landscape Plan (dated: July 2014)
5. Conceptual Building Elevations
6. J -U -B Engineers, Inc. — September 5, 2014 Technical Memorandum
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
Hill's Century Farm Sub AZ -14-012; PP -14-014 PAGE 10
A. Drawings
1. Vicinity/Zoning Map
Exhibit A Page 1
2. Future Land Use Map (FLUM)
Exhibit A Page 2
3. Proposed Preliminary Plat (dated: July 2014, stamped/signed 8/20/14) & Phasing Plan
Exhibit A Page 3
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6. J -U -B Engineers, Inc. — September 5, 2014 Technical Memorandum
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JOU a NNe1NLaae, INC.
Technical Memorandum
DATE: September 5, 2014
TO: Clint Dolsby, P.E.; Emily Skoro, P.E.
FROM: Phil Krichbaum, P.E.; Chris Webb, P.E.
1-U•B COMPANIES ® I1&00 I NN
SUBJECT: Master Plan Trunkshed Modification - HIR's Century Farm
I. Background
The City recently reviewed the Hill's Century Farm development application. City policy
dictates that new developments extend sewer to and through their property. The
application shows a preliminary sewer layout throughout the development with stubs out
to the development boundaries, per City policy. Proposed inverts on the southern
boundary of the development appear adequate to serve additional master plan service
areas not designated In the 2010 Master Plan.
A large portion of this development falls within the southeastern most service area of the
South Ten Mile Trunk. The South Ten Mile Trunk Is composed of two branches, one on
each side of the Ten Mlle Creek. This analysis looks at the impacts of modifying which
service areas flow to each branch of the trunkiine.
ll. Service Area Routing Alternatives
Two alternatives were evaluated as described below and shown In Figura 1:
1. Lake Hazel Road Alternative - Blue highlighted area M Figure 1
2. Eagle Road Alternative -Blue and purple highlighted areas in Figure 1
Lake Hazel Road Alternative
The 2010 Master Plan shows the area to the south of lake Hazel Road being served by the
west branch of the South Ten Mile Trunk. The service area to the south of lake Hazel
Road flows Into master plan manhole MP -874, which has an invert of 2690.04. The stub
on the southern edge of the proposed development abutting Lake Hazel Road shows an
Invert of 2688.82, lower than master plan Invert located 430 feet to the west. This stub
could serve the master plan service area on the south side of lake Hazel Road.
A small section of the development is located on the west sloe of Ten Mile Creek. The
stub on the southern edge of this part of the development has a preliminary invert of
2681.69, lower than the nearest master plan Invert (MP -868 - 2684.14). This stub could
provide service for the master plan service area on the northeast corner of lake Hazel
Road and Eagle Road.
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FIGURE 1 — SERVICE AREA ROUTING ALTERNATIVES
Eagle Road Alternative
This alternative modifies the Lake Hazel Road Alternative by including additional master
plan service areas. The master planned 10 -inch line in Eagle Road to the south of Lake
Hazel Road can be routed to the southern edge of the portion of the development on the
west side of Ten Mile Creek. Master plan manhole MP -856 has an invert of 2686.66. A
connection is easily made to the stub described above
with a proposed invert of 2681.69. Change #1
III. Service Area Modifications
Three minor service area changes were made to 1
accommodate the proposed development and satisfy `
the Master Plan.
Change #1 —A portion of the service area to the south of------� -
Lake Hazel Road was combined with the service area on -
the northeast corner of Lake Hazel Road and Eagle Road. --
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Change #2 - The proposed development includes about 27
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acres on the west of Ten Mile Creek that was originally
Change #2
master planned to go to the west branch of the South Ten
Mile Trunk.
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Change #3 - 40 acres to the north of the proposed
development was originally master planned to be served
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from the general area of the proposed development. The
of Ten Mile Creek. The 10 -inch
topography is such that it can be served from Eagle Road to'�-
the north of the proposed development.
A previous analysis for the Nesting Swan development '
looked at modifications to the service area to the north of --
Amity Road. These modifications were also included
in this analysis.
IV. Impacts to Master Plan Pipe Sizes -
Lake Hazel Road Alternative
In order to provide meet the design parameters for _ '_ ; ;--;
master planned pipes for the east branch of the South
Ten Mile Trunk the 15 -inch trunk needs to be Change #3
extended another 750 feet down Eagle Road. The 12- '
inch trunk should be extended
another 700 feet to receive
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flow from the portion of the
development on the west side
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trunk serving the southern
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portionof the development
can be shortened by about 650
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feet and still provide sufficient
capacity and service depth for
the expanded southern area.
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The 10 -inch trunk serving the
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development and the future
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reduced to an 8 -inch line, but it
would be more difficult to
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serve the future service area to
the east. The check line to the
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only has 3 feet of cover if the FIGURE 2 — LAKE HAZEL ROAD ALTERNATIVE PIPE SIZES
line is reduced to 8 -inch. If a
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10 -inch line is installed, it may
require a more frequent
cleaning cycle due to the
possibility of low flows.
The reduction in flows to the
west branch of the South Ten
Mile Trunk results in reduced
pipes sizes as well. An 18 -inch
trunk is no longer needed for
the northern Y. mile of this
branch. A 15 -inch trunk is now
sufficient. Figure 2 shows the
necessary pipe sizes for this
alternative.
Eagle Road Alternative
Page 4
This alternative further
reduces the trunk line size on
the western branch of the
South Ten Mlle Trunk to a 12- FIGURE 3 — EAGLE ROAD ALTERNATIVE PIPE SIZES
inch. The eastern branch
would need upsized through the final Messina Meadows phase to an 18 -inch trunk. The
15 -inch trunk would also need to be extended well into the proposed development as
shown in Figure 3.
V. Impacts to Other Developments Nearby
Several nearby developments are impacted by the alternatives evaluated above, including
Whitebark (on-site), Southern Highlands, Messina Meadows and Nesting Swan. The
sewer for most of these has been designed and some are currently under construction.
Sewer that has already been installed may drive the decision for the current alternative
evaluation. Record drawings, if available, should be obtained and reviewed to determine
the size and inverts of constructed pipes.
VI. Summary
The proposed sewer has sufficient depth to serve a significant area beyond the current
master plan. Serving the additional area would require changes to master plan pipe sizes
downstream. The South Ten Mile trunkshed is served by two branches, one on each side
of Ten Mile Creek. Changing which trunk serves the most southeasterly service areas
affects pipe sizes on both branches.
After review, the City has selected the Lake Hazel Road Alternative as the preferred
option. This alternative (see Figure 2) will serve as the Master Plan for the South Ten Mile
Trunk going forward.
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
City within two (2) years of the City Council granting annexation. The DA shall, at minimum,
incorporate the following provisions:
a. Direct lot access to S. Eagle Road and E. Lake Hazel Road, arterial streets, and E. Taconic
Drive, E. Highlander Drive, and S. Newbridge Avenue, internal collector streets, is prohibited
in accord with UDC 11-3A-3.
b. The Lachlan Street access to S. Eagle Road shall be constructed as a temporary access until
two (2) points of permanent ingress/egress are constructed that meet the Fire Department's
standards, unless waived by City Council and approved by ACHD. A pedestrian access to the
sidewalk along S. Eagle Road should ultimately replace the street access.
c. Provide a pedestrian bridge over the Ten Mile Creek as proposed for access to the regional
pathway by residents on the east side of the creek.
d. Future development of this site shall be generally consistent with the preliminary plat and
conceptual building elevations submitted with this application included in Exhibit A.4.
e. The rear or sides of homes on lots that face S. Eagle Road and E. Lake Hazel Road shall
incorporate articulation through changes in materials, color, modulation, and architectural
elements (horizontal and vertical) to break up monotonous wall planes and roof lines.
f. A 10 -foot wide multi -use pathway is required to be constructed along the west side of the Ten
Mile Creek in accord with the Pathways Master Plan and should extend west to the S. Eagle
Road/E. Taconic Street intersection.
g. A minimum of 10 site amenities shall be provided within the development and should be
comparable to the following: a community center, tot lot playgrounds, exercise stations,
passive gathering space seating, micro -paths, and a regional pathway. The provision of the
school lot whether donated or sold is allowed to count toward one amenity. Specific
amenities shall be determined with submittal of each final plat application.
1.1.2 The preliminary plat included in Exhibit A.3 dated July 2014 (stamped 8/20/14) shall be revised
prior to the City Council meeting as follows:
a. Revise note #2 as follows: "... Setbacks shall be measured from the pr-epeFty line or- the
adjacent back of sidewalk, .,.h iehever- is more fest.." tine or property line where there is no
adjacent sidewalk."
b. Add a new note calling out the common area lots and who will own and maintain them.
c. Adjust the frontage on Lot 4, Block 36; Lot 7, Block 17 so that it meets the minimum 20 feet
required for common driveways in accord with UDC 11 -6C -3D.2.
d. Add front, side and rear lot dimensions where missing in Blocks 11, 14, and 15.
e. Widen the street frontage on Lot 4, Block 12 to meet the minimum 50 -feet requirement listed
in UDC Table 11-2A-6.
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f. Widen the street frontage on Lot 68, Block 11 to meet the minimum 30 -feet requirement
listed in UDC 11 -2A -3B.
g. Add a minimum 15 -foot wide common lot for a pathway within Block 12 in the vicinity of E.
Murchison Street for pedestrian access to S. Eagle Road to break up the block length, in
accord with UDC 11-6C-3F.3a, and for pedestrian connectivity.
h. Add a minimum 15 -foot wide common lot with a micro -path in the vicinity of Lot 12, Block
31 for pedestrian access to the south to the sidewalk along E. Lake Hazel Road.
i. Extend E. Highlander Drive to the north boundary of the site along the east boundary of the
school lot (Lot 36, Block 36) and provide the required street buffers and sidewalks.
j. The Lachlan Street access to S. Eagle Road shall be constructed as a temporary access until
two (2) points of permanent ingress/egress are constructed that meet the Fire Department's
standards, unless waived by City Council and approved by ACRD. A common lot with a
pedestrian access to the sidewalk along S. Eagle Road should ultimately replace the street
access.
k. An additional pedestrian connection is recommended to the property to the north for future
interconnectivity.
1. The pedestrian pathways within the development should be oriented toward providing access
to the school site.
m. A stub street is depicted on the plat at the north boundary of the site that the applicant
proposes to move to Block 5; the revised plat should reflect this change.
1.1.3 The landscape plan included in Exhibit A.3 dated July 2014 shall be revised prior to the City
Council as follows:
a. Revise the plan in accord with the revisions requested to the plat in condition #1.1.2 above.
b. Depict the 10 -foot wide multi -use pathway along the Ten Mile Creek, the micro -paths within
the common lots, and the pedestrian bridge on the plan.
c. Contact Elroy Huff, City Arborist, at 888-3579 to make an appointment for inspection of
existing trees on the site to determine if mitigation is required. If mitigation is required for
any existing trees on the site that are proposed to be removed, such information shall be
included on the plan in accord with UDC 11-3B-1OC.5.
d. The unimproved street right-of-way along S. Eagle and E. Lake Hazel Roads appears to be
greater than 10 feet from the edge of pavement to edge of sidewalk. This area is required to
have a 10 -foot wide compacted gravel shoulder meeting ACHD's construction standards and
should be landscaped with lawn or other vegetative groundcover in accord with UDC 11 -3B -
7C.5; revise plan accordingly and depict the edge of pavement on the plan.
e. Where the regional pathway crosses E. Taconic Drive, the pathway shall extend west to the
Eagle/Taconic intersection for a safe crossing at Eagle Road.
f. Pathway landscaping is required to be provided in accord with the standards listed in UDC
11 -3B -12C along the regional and micro -pathways on the site; details should be depicted on
the plans.
g. The regional pathway is required to be illuminated with a 4 -foot tall bollard style or other
appropriate lighting source, unless otherwise waived by the Director per UDC 11 -3A -8H.
h. Provide a 7 -foot wide detached sidewalk along E. Lake Hazel Road with a 6 -foot wide buffer
zone between the curb and sidewalk, per the South Meridian Transportation Plan.
-13-
i. Provide a pathway along the east side of the creek from the micro -path between Lots 68 and
70, Block 69 north to the pedestrian bridge for access to the regional pathway.
1.1.4 An exhibit shall be submitted with each final plat application for lots accessed by a common
driveway showing the setbacks, building envelope, and orientation of the lots and structures in
accord with UDC 11 -6C -3D.7.
1.1.5 A perpetual ingress/egress easement shall be filed with the Ada County Recorder, which shall
include a requirement for maintenance of a paved surface capable of supporting fire vehicles and
equipment in accord with UDC 11 -6C -3D.8.
1.1.6 Construction of common driveways shall comply with the standards listed in UDC 11 -6C -3D.
1.1.7 A floodplain permit application is required to be submitted, reviewed and approved prior to any
development within the overlay district.
1.1.8 The Ten Mile Creek, a natural waterway, is required to be left open as a natural amenity and not
be piped or otherwise covered.
1.1.9 The developer shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11 -3A -6B.
1.1.10 The regional pathway is required to be constructed in accord with the Pathways Master Plan.
1.1.11 All of the existing structures on the site shall be removed prior to City Engineer signature on the
final plat in the phase in which they are located.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC
Table 11-2-A-6.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Construct on -street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-313-6 and MCC 9-1-28.
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11 -3B -5J.
1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-313-
7C.
1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11 -3B -
11C.
1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11 -3A -17E, 11-3G-3135
and 11-313-7C.
1.2.12 Comply with all subdivision design and improvement standards asset forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
-14-
1.2.13 Protect any existing trees on the subject property that are greater than four -inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-313-13 and UDC 11-313-14.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11 -3G -3F1.
1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site.
1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.3.5 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11 -5C -3B. A surety agreement may be accepted for other improvements in accord with
UDC 11 -5C -3C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-613-3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11 -6B -
7B (if applicable).
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension
as set forth in UDC 11-613-7.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
2. PUBLIC WORKS DEPARTMENT
2.1 SITE SPECIFIC CONDITIONS OF APPROVAL
2.1.1 The applicant has proposed modifications to the Public Works Department's 2010 Sanitary Sewer
Master Plan, and as a result an analysis was conducted by the Public Works Department's
-15-
consultants, J -U -B Engineers, Inc., to determine the efficacy of that proposal. A Technical
Memorandum was supplied to the public Works Department by J -U -B that details two
Alternatives for service area and routing, and of those two Alternatives, the Public Works
Department has selected Alternate 1 "Lake Hazel Road Alternative". A copy of the J -U -B
Technical Memorandum has been included as Exhibit #6 herein. The applicant shall be required
to design and construct the sanitary sewer systems serving this development in accordance with
Alternate 1 "Lake Hazel Road Alternative".
2.1.2 Water service to this development is master planned to come from mains that would need to be
constructed from the existing mains in South Eagle Road. Due to fire flow requirements the
applicant will need upsize certain mains, as well as construct additional mains. Those particular
main sections are as follows:
12 -inch diameter mains shall be required in the following locations:
a. From S. Eagle Rd to S. Palatinao Ave. in E. Lachlan Blvd. or through the pedestrian
access if this section of Lachlan is eliminated per 1. 1. La.
b. From S. Wayland Ave. to S. Hill Farm Ave. in E. Lachlan St.
c. From S. Tavistock Ave. to S. Newbridge Ave. in E. Lachlan St.
d. From S. Terri Ave. to the east end of the Highlander Dr., and then north to the north
terminus of the new roadway along the east side of Lot 36, Block 36.
e. From E. Highlander Dr. to E. La Grange St. in S. Terri Ave.
f. From S. Eagle Rd. to S. Woodville Dr. in E. Taconic Dr.
g. From E. Taconic Dr. to S. Wayland Way. in S. Palatino Ave.
h. From E. La Grange St. to S. Pinland Ave. in S. Woodville Dr. & St.
i. From E. Auckland St. to E. Woodville St. in S. Pinland Ave.
j. From S. Stockenham Ave. to S. Arispe Ave. in E. Tevoit St.
k. From E. Berghan St. to E. Lake Hazel Road in S. Newbridge Ave.
1. From S. Eagle Rd. to S. Newbridge Ave. in E. Lake Hazel Rd.
m. From S. Eagle Rd. to S. Newbridge Ave. in E. Lake Hazel Rd.
n. Construct a flush line to the Ten Mile Creek at the in E. Taconic Dr. crossing.
Additional 8 -inch diameter mains shall be required in the following locations:
o. Through Common Lot 21, Block 36 to the north subdivision boundary.
p. From S. Eagle Rd. to S. Palatino Way through a new pedestrian access traversing through
the southern end of Block 12 or from S. Wayland Way to S. Hill farm Way through the
planned pedestrian access.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. 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.
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2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a
single utility, or 30 -feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.2.7 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.
2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District and the Final Plat for this subdivision shall be recorded, prior to applying for building
permits.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro -
paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
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2.2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.13 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.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 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.
2.2.18 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.
2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACRD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
3. POLICE DEPARTMENT
3.1 The Police Department did not submit comments on this application.
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4. FIRE DEPARTMENT
4.1 Phases 4 and 6, west of the Ten Mile Creek (shown as Blocks 11 thru 15), will need to provide a
secondary access at permit for home #30. All other phases show a secondary access that will need
to be provided for any phase that reaches 30 homes or more. That second access will need to be in
place prior to home permit #30 of that phase.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments on this application.
6. PARKS DEPARTMENT
6.1 The applicant shall contact Elroy Huff, City Arborist, at 888-3579 to coordinate mitigation for
existing trees on the site that are proposed to be removed, in accord with UDC 11-3B-1OC.5.
6.2 A 10 -foot wide segment of the City's regional pathway system is required to be constructed along
the west side of the Ten Mile Creek in accord with the Master Pathways Plan.
6.3 Where the regional pathway crosses E. Taconic Drive on the north side, the pathway shall extend
west to the Eagle/Taconic intersection rather than extending north to Eagle Road as shown.
7. ADA COUNTY HIGHWAY DISTRICT
Comments have not yet been received from ACHD on this project.
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C. Legal Description & Exhibit Map for Annexation Boundary
kin
9233 WEST STATE STREET ! 901SE, ID 83714 1 208.639.6939 1 FAX 208.639.6930
June 18, 2014
Project No.: 14-031
LEGAL DESCRIPTION FOR
PARCEL ANNEXATION AND REZONE
A parcel of land being the West 1/2 of Section 33 and the West 1/2 of the Northwest 1/4 of the Southeast 1/4
of Section 33, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho and being more particularly
described as follows!
Commencing at a found aluminum cap marking the Northwest corner of said Section 33, which bears
N89`SS'22"W a distance of 2,660.61 feet from a found brass cap marking the North 1/4 corner of said Section
33;
Thence following the westerly boundary of the Northwest 1/4 of the Northwest 1/4, S00°13'13"W a distance
of 1,338.75 feet to a found 3/4 -inch rebar marking the Northwest corner of the South half of the Northwest
1/4 and being the POINT OF BEGINNING.
Thence following the northerly line of said South 1/2 of the Northwest 1/4 of said Section 33, S89°27'52"E a
distance of 2658.25 feet to a found 5/8 -inch rebar marking the Northeast corner of said South 1/2 of the
Northwest 1/4 of said Section 33;
Thence leaving said northerly line and following the easterly line of said South 1/2 of the Northwest 1/4,
S00`19'09"W a distance of 1,329.06 feet to a 5/8 -inch rebar marking the Center of said Section 33;
Thence leaving said easterly line and following the northerly line of the Southeast 1/4 of said Section 33,
S89°40'23"E a distance of 663.92 feet to a found 5/8 -inch rebar marking the Northeast corner of the West 1/2
of the Northwest 1/4 of the Southeast 1/4 and being the Northwest corner of Rockhampton Subdivision No.
10, records of Ada County, Idaho in Book 87 at Pages 10,003.10,004;
Thence leaving said northerly line and following the easterly line of said West 1/2 of the Northwest 1/4 of the
Southeast 1/4 of said Section 33, S00°20'31"W a distance of 1,326.64 feet to a point on the westerly line of
Rockhampton Subdivision No. 15, records of Ada County, Idaho in Book 92 at Pages 10,949-10,950, and being
the Southeast corner of said West 1/2 of the Northwest 1/4 of the Southeast 1/4 of said Section 33;
Thence leaving said easterly line and said westerly line, and following the southerly line of said West 1/2 of the
Northwest 1/4 of the Southeast 1/4, N89°53'16"W a distance of 663.39 feet to a found 5/8 -inch rebar marking
the Northeast corner of the South 1/2 of the Southwest 1/4;
Thence leaving said southerly line and following the easterly line of said South 1/2 of the Southwest 1/4,
S00°19'09"W a distance of 1,329.12 feet to a found aluminum cap marking the South 1/4 of said Section 33;
Thence leaving said easterly line and following the southerly line of the Southwest 1/4 of Section 33,
589'56'25"W a distance of 981.92 feet to a point on the approximate centerline of Ten Mile Creek;
Thence leaving said southerly line and following said approximate centerline the following three (3) courses:
N11"54'53"W a distance of 389.70 feet to a point;
N44"59'23"W a distance of 744.00 feet to a point;
N08°44'23"W a distance of 431.53 feet to a point on the southerly line of the North 1/2 of the
Southwest 1/4 of said Section 33;
Thence leaving said approximate centerline and following said southerly line, N89°51'59"W a distance of
992.43 feet to a found 5/8 -inch rebar marking the Southwest corner of said North 1/2 of the Southwest 1/4 of
said Section 33;
ENGINEERS I SURVEYORS ( PLANNERS
www.kmengilp.com
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S_89_15'22"E 2660.61'
POINT OF COMMENCEMENT
NW COR SEC 33 UNPLATTED
-- -- --� NORTH IJ4COR
S00*13'13"W '
I$ 1338.75' 689,27,52"E 1 SECTION 33
i7
1 2658.25' 1
POINT OF BEGINNING
1 TOTAL REZONE AC: 223.735± sOO'19'o9"w UNPLATTED
N00'13'13"E 1329.06'
1338.75'
m I
m I) APN:S1133233610
'u I CURRENT ZONING: RUT 1
PROPOSED ZONING: R8
REZONE AC: 162.646± HN89*40*23V
1� LEGEND I 663.62 I
ALUMINUM CAP SOO'19'09 w N
NOD* 13'37"E ® 3/4-INCH RE13AR 1329.10' S00'20'31"W c
1338.07' 0 5/8-INCH REBAR 1 1326.64'1 0
CALCULATED POINT I APN: S1133427960 1 0
REZONE BOUNDARY CURRENT ZONING: RUT
- - - SECTION LINE I PROPOSED ZONING: RS i
REZONE AC: 20.23±
2' - - ADJACENT BOUNDARY I f
cr
w• w• RIGHT-OF-WAY LINE N89'51'59"W 1
- 1661.35'
992.43'
( S89'53'161
N08'44'23"w
APN: S1133336000( fi63.39' I
i 431.53' CURRENT ZONING: RUT
i UNPLATTED PROPOSED ZONING: RB �4y) I
I REZONE AC: 40:859± Soo, 19'09"W 1
1329.12' i UNPLATTED
N44'59'23"W__,-"♦ ( i
744.00' I
. I
am N N11'54'53W S89'56'25'W 1
Cn 389.70' 981.92' 1 I
norevomm
ENGINEERS. SURVEYORS. PLANNERS
9233 WEST STATE STREET
BOISE, IDAHO 53714
PHONE )208) 639.6939
FAX {209) 639.6930
E. Lake Hazel Road
EXHIBIT B - REZONE & ANNEXATION
BRIGHTON INVESTMENTS, LLC.
DATE: 6,1944
PROJECT: 14.031
SHEET: S 1/2 NW 1/4, N 1/2 SW 1/4, W 1/2 NW 1/4 SE 1/4, PART OF S 1/2 SW 1/4
1 OF 1 SECTION 30, T. 3 N., R. 1 E., B.M., ADA COUNTY, ID
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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, 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 annex the subject property with an R-8 zoning district and
proposes a gross density of 3.16 dwelling units per acre consistent with the FLUM
designation of LDR, MDR and a "step" down in density for the MHDR designated area.
Therefore, Staff finds that the proposed map amendment complies with the provisions of the
Comprehensive Plan and should be compatible with adjacent residential and agricultural uses
and the soccer fields to the east (see section VII above for more information).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment to the R-8 zoning district is consistent with the
purpose statement for the residential districts as detailed in Section VIII above.
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. City utilities will be extended at the expense of the applicant. Staff
recommends that the Commission and Council consider any oral or written testimony that
may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-513-3.E).
Staff finds annexing this property with an R-8 zoning district is in the best interest of the
City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the
Comprehensive Plan
Comprehensive Plan
information.
proposed plat is in substantial compliance with the adopted
in regard to land use, transportation, and circulation. Please see
Policies and Goals, Section VII, of the Staff Report for more
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b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because City water and sewer and any other utilities will be provided by the development
at their own cost, Staff finds that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See 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
platting of this property 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 consider any public testimony that may be presented when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Staff is unaware.
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