Hill's Century Farm Sub AZ-14-012 PP-14-014CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
a WE RI ' !A ID�*,
In the Matter of the Request for Annexation and Zoning of 223.73 Acres of Land with an R-8
Zoning District; and Preliminary Plat Consisting of 685 Single -Family Residential Building Lots
and 43 Common/Other Lots on 221.8 Acres of Land for Hill's Century Farm Subdivision,
Generally Located on the North Side of E. Lake Hazel Road and the East Side of S. Eagle Road, by
Brighton Investments, LLC.
Case No(s). AZ -14-012; PP -14-014
For the City Council Hearing Date of November 18, 2014 (Findings on November 25, 2014)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of November 18, 2014, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of November 18, 2014, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of November 18,
2014, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of November 18, 2014, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of
Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -14-012; PP -14-014
-I-
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
Planning Department, the Public Works Department and any affected party requesting notice.
That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of November 18, 2014, incorporated by reference. The conditions are concluded to
be reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for annexation and zoning is hereby approved with the requirement of a
development agreement containing the provisions in the attached Staff Report for the hearing
date of November 18, 2014, attached as Exhibit A.
2. The applicant's request for preliminary plat is hereby conditionally approved per the conditions
in the attached Staff Report for the hearing date of November 18, 2014, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11-613-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-613-7E).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-613-7.A, the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 11-
6E -7C).
Notice of Two (2) Year Development Agreement Duration
The development agreement shall be signed by the property owner and returned to the City
within two (2) years of the City Council granting annexation and/or rezone (UDC 11-513-31)).
A modification to the development agreement may be initiated prior to signature of the
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -14-012; PP -14-014
-2-
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the City if filed prior to the end of the two (2) year approval period
(UDC 11 -5B -3F).
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff Report for the hearing date of November 18, 2014
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -14-012; PP -14-014
-3-
By action of the City Council at its regular meeting held on the 0?57 day of ,t
2014.
COUNCIL PRESIDENT CHARLIE ROUNTREE
COUNCIL VICE PRESIDENT KEITH BIRD
COUNCIL MEMBER DAVID ZAREMBA
COUNCIL MEMBER JOE BORTON
COUNCIL MEMBER LUKE CAVENER
COUNCIL MEMBER GENESIS MILAM
MAYOR TAMMY de WEERD
(TIE BREAKER)
Mayor
�,qtn ntrcbs?
Attest: ¢4�`
° °
z
(;ty of
®, ?P,?r)IAM
Jaycee Hormn yF SgkL
City Clerk
Weerd
VOTED
VOTED_ IM jK
VOTED— 6 I
VOTED
VOTED
VOTED
VOTED
Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney.
By. Dated:
Cit 'le c's O ice
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ- 14-012; PP -14-014
-4-
EXHIBIT A
STAFF REPORT Hearing Date: November 18, 2014 CM�**-EFIDIAN*�,-
TO: Mayor do City Council 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
I. 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.
H. 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.
of the subject AZ and PP requests.
a.
Summary of Commission Public Hearing:
i.
In favor: Mike Wardle, Brighton Corporation; David Turnbull Brighton Corporation
ii.
In opposition: Lani Wageman; Keith Miller
iii.
_Commenting: Howard Belodoff
iv.
Written testimony: Mike Wardle
v.
Staff presenting application: Sonya Watters
vi.
Other staff commenting on application: None
b.
Key
Issue(s) of Discussion by Commission:
i.
None
C.
Key
Commission Change(s) to Staff Recommendation:
i.
None
d.
Outstanding Issue(s) for City Council:
i.
Note: The Commission recommended approval of the AZ and PP with the understanding
that the overall lot count may increase with the proposed chanes to the plat (to be
submitted prior to the Council meeting).
The
Meridian
City Council heard these items on November 18, 2014 At the pub-ic h -ring the
Council
approved the subject AZ and PP reoue t
a Summary of City Council Public H__earing:
L In favor: Mike Wardle. Bri h onCorporation; Gordon Croft
L, In opposition• John Stamper
L< Commenting• None
iy ritten testimony None
y Staff presenting application: Sonya Watters
Hill's Century Farm Sub AZ -14-012; PP -14-014 PAGE 1
I DAI I I 11611
31
Other staff commenting
on apnlicati
a None
LL Key
Issues of Discussion
by Council:
i
None
e Ka
Council Changes to
Staff/Commission
Recommendatio
s
Add a condition requiring
signs to
be installed at the end of all stub &tre^t& st_at_in_o t_he_
streets will be extended
in the future
(see Exhibit B. condition #1.1.121.
Hi.
Modifications to the
conditions listed
in Exhibit B as detailed in the memo to the itv
Council from Staff
dated November
14. 2014 based on the revised Ulan& &n mittd by
the applicant included
in Exhibit
A
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ -14-
012 & PP -14-014, as presented in the staff report for the hearing date of November 18, 2014, with the
following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ -14-012
& PP -14-014, as presented during the hearing on November 18, 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:
S 1133233610, S 1133233700, S 1133427960, and S1133336000)
B. Owner(s):
Brighton Investments, LLC
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
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.
Hill's Century Farm Sub AZ -14-012; PP -14-014 PAGE 2
EXHIBIT A
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 (Commission); October 27.
and November 10. 2014 (Council)
C. Radius notices mailed to properties within 300 feet on: August 20, 2014 (Commission); October
23, 2014 (Council)
D. Applicant posted notice on site(s) on: September S, 2014 (Commission); November 7, 2014
(Council)
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.
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
Hill's Century Farm Sub AZ -14-012; PP -14-014 PAGE 3
EXHIBIT A
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):
• "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 du./acre in the MHDR designated area. The densi�yproposed in
the LDR and MDR designated areas is consistent with the Plan. The applicantproposes a
"step " down in density frons the MHDR to the MDR designation for the southern 40+/- acres
of the site.
Hilt's Century Farm Sub AZ -14-012; PP -14-014 PAGE 4
EXHIBIT A
• "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." (3.07.01E)
The proposed low to medium density single-family residential development should contribute
to the variety ofresidential 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." (3.06.01F)
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 UDC11-
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 front surrounding
properties; nor, are there anypathways proposed to adjacentparcels for future extension
and connectivity. Staff recommends pedestrian pathways are provided to adjacentparcels 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.
• "Evaluate the comprehensive impact of growth in all land use decisions (e.g., traffic impacts,
school enrollment and parks etc.)." (3.01.0 113)
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.
Hill's Century Farm Sub AZ- 14-012; PP -14-014 PAGE 5
EXHIBIT A
• "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 be 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 fi-om 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.
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.
Hill's Century Farm Sub AZ -14-012; PP -14-014 PAGE 6
EXHIBIT A
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 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
30'h 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 1 I -
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.
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 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
Hill's Century Farm Sub AZ -14-012; PP -14-014 PAGE 7
EXHIBIT A
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 I 1-3A-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
S. Newbridge Ave., collector streets, as proposed. Landscaping within the street buffer is required
to comply with the standards listed in UDC 1 I -313-7C. 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.
Hill's Century Farm Sub AZ -14-012; PP -14-014 PAGE 8
EXHIBIT A
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.
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
Hill's Century Farm Sub A7-14-012; PP -14-014 PAGE 9
EXHIBIT A
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 cast/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.
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 1 t -3A -6B and 11-3A-7.
Hill's Century Farm Sub AZ -14-012; PP -14-014 PAGE 10
EXHIBIT A
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:1 1/7/14) & Phasing Plan
4. Proposed Landscape Plan (dated: 11/17/14)
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 I 1
EXHIBIT A
A. Drawings
I. Vicinity/Zoning Map
-2-
EXHIBIT A
2. Future Land Use Map (FLUM)
-3-
EXHIBIT
3.Proposed PreliminaryPl(� J u21ZwkPaarPlan
-®-
b
§@!u!
P�
\k q
k�
\,
�
,
,
-®-
EXHIBIT A
DEVELOPMENT DATA
SITE DATA
TOTAL SITE AREA
223.7 ACRES
WILDING LOIS
685
GROSS DENSITY
3.06 UNITS/AC.
SITE ARCA LESS STREETS AND
COMMON AREA
12 e.0
NET DENSITY (LESS STREETS AND
COMMON LOIS)
5.52 UNITS/ACRE
0
H,
UAW
$:
W
O
in
Ia
�':0�
W
M G
Y
b
1O P
V
4
9
C
W 4
p-
P O
A
-5-
EXHIBIT A
4. Proposed Landscape Plan (dated: 11/17/14)
m
i. I .. I .,
xm.M�„. 'a'�e""ra"967�9OA'. mnnsw
�' �� � 'f9Y4�=i�e•Y«�lA •��
• •.. �39SIRV3�•'.�.....aa..�.
e
EXHIBIT A
•�.f1YAPFV �!M'.9
re ax�S=...gym_
NO v N
'smerv�e`�ec` s;ixc'r
-ma9-a>ua,:zr--
.%•'�i�`�:x-mv.-. bbd
��,g�r_:zxs�rnv
'imam
��ei+'�SEtF�'
Tn—
EXHIBIT A
5. Conceptual Building Elevations
-8-
EXHIBIT A
a
EXHIBIT A
io-
EXHIBIT A
11-
EXHIBIT A
6. J -U -B Engineers, Inc. — September 5, 2014 Technical Memorandum
1-U-14COMPANIES ® I s let ® I F.C.
J-110 [NOINRRRR, INe.
Technical Memorandum
DATE september5,2014
TO: Clint Dolsby, P.E.; Emily Skoro, P.E.
.FROM: Phil Krichboum, P.E.; Chris Webb, P,F.
SUBJECT: Master Plan Trunkshed Modification— Hill'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 Tan Mile Trunk.. The South Ten Mile Trunk Is composed of two branches, one on
each side of the Ten Mile Creek. This analysts looks at the Impacts of modifying which
service areas flow to each branch of the trunkline.
It. Service Area Routing Alternatives
Two alternatives were evaluated as described below and shown In Figure 1:
1. .Lake Hazel Road Alternative Blue highlighted. area in Figure 1
2. Eagle Road Alternative - Blue and purple highlighted areas In Figure 1.
Lake Hazel Road Alternotive
The 2010 Master Plan shows the area to the south of Luke Hazel Road being served by the
west branch of the South Ten Mlle Trunk, The service area to the south of Lake Hazel
Road flows Into master plan manhole MP -874, which has an Invertof 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 side of Ten Mlle 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.
a 2503ooth Beechwood Aeeooe S01te 201, Boise, ID 83709 p208-7767330 j20a-32{-9336 wwwvvje6,com
12-
EXHIBIT A
Page 2
FIGURE 1- SERVICE AREA ROUTING ALTERNATIVES
This alternative modifies the Lake Hazel Road Alternative by Including additional master
plan service areas. The master planned 104nchline in Eagle Road to the south of Lake
Hazel Road can be routed to the southern edge of the por
west side of Ton Mile Creek. Master plan manhole MP -85
connection is easily made to the stub described above
with proposed, invert of 2681.69,
III. Service Area Modifications
Three minor service area changes were made to
accommodate the proposed development and satisfy
:the Master Plan.
Change p1—Aportion 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..
w .lub.mm
13 -
J -V-9 ENGINEERS, Ina.
EXHIBIT A
Change #2 —The proposed development Includes about 27
acres on the west of Ten Mlle Creek that was originally
master planned to go to the west branch of the South Ten
Mlle Trunk.
Change N3-40 acres to the north of the proposed
development was originally master planned to be served
from the general area of the proposed development. The
topography is such that It can be served from€agle: 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 modlflcations were also Included
In this analysis.
IV. Impacts to Master Plan Pipe Sizes
oad Alternatl
In order to provide meet the design parameters for
master planned pipes for the east branch of the South
Ten Mlle Trunk the 15 -Inch trunk needs to be
extended another 750 feet down Eagle Road. The 32 -
.Inch trunk should be extended
another 700 feet to receive
flow from the portion of the
development on the west side
of Ten Mile Creek. The 10 -inch
trunk serving the southern
portion of the development
can be shortened. by about 650
feet and still provide sufficient
capacity and service depth for
the expanded southern area..
The 10 -Inch trunk serving the
northeast portion of the
development and the future
elementary school could be
reducedto an g -Inch line, but it
would be more difficult to
serve the future service area to
the east. The check line to the
future service area to the east
only. has 3 feet of cover If the
line Is reduced to 8 -Inch. If a
.w Jubxam
Page 3
-14-
J -U -a ENGINEERS, Ino
10 -inch line Is Installed, it may
require amore frequent
cleaning cycle due to the
possibility of low flows.
The reduction in Rows to the
west branch of the South Ten
Mlle Trunk results In reduced
pipes sizes as well, An 18 -Inch
trunk Is no longer needed for
the northern X mile of this
branch. A 15 -inch trunk Is now
sufficient. Figure 2 shows the
necessary pipe sizes for this
alternative.
Faela Road Alternative
This alternative further
reduces the trunk line size on.
the: western branch of the
South Ten Mlle Trunk to a 12 -
Inch. Theeastern branch
would need upslzed 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 S.
ID/VIIIl m.l
Page 4
V. Impacts to Other Developments Nearby
Several nearby developments are Impacted by the alternatives evaluated above, Including
Whltebark (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 Mlle trunkshed Is served by two branches, one on each side
of Ten Mlle 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 Mlle
Trunk going forward.
www.Iub.tom
-15-
1-U-BENGINEERS, Inc
EXHIBIT A
16-
Laza um
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 Luc="=lc : Street aesess to S. Eagle Road shall he esnq* ... ieteaas a A temporary access shall
be provided via Eagle Road near the northwest corner of the site until two (2) points of
permanent ingress/egress are constructed that meet the Fire Department's standards, tinless
S. Eagle Road AAuld`u ultimately .1. a the st
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.
c. Future development of this site shall be generally consistent with the preliminary plat and
conceptual building elevations submitted with this application included in Exhibit AA
d. 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.
e. 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.
f. 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 pfepefty-line OF th
adjaeent back of sidewalk,, whieh e vee is per e f estf ictivv or property line where there is no
adjacent sidewalk."
b. Add anew note calling out the common area lots and who will own and maintain them.
6. Adjust t the r ,..,t, e n bet n Bleek 36; r 7 Bl t 17 so t it meets h minimum 20 t
eet
required driveways in aeeerd • h UPC 11 cn 3D
17-
EXHIBIT A
Mufeh:son Street for _pedestFian a ss t. O Eagle Road to LFeak up the Ll._..L length, Y ,
aeeerd with UDC 11 6C 3D 3.. and for pedestrian ..... neet:_.:a_.
foot wide ee...monlot m4the.,..:e« path ithe vieinity fLot 13, Bleel
31 fe« peae.d«'..n aeeess to the ..e..th t., the sidewa4l. along D Take Hazel Read.
i. Extend E. Highlander Drive to the north boundary of the site along the east boundm:y of the
,.heel tet (Let- as proposed and provide the required street buffers and
both sides of E Highlander Drive). 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 common lot with a pedestrian access to the sidewalk along S. Eagle
Road should ultimately replace the street access.
j. The T ashinn St«eet aseess to O Eagle Read shall be eonstFueted as A temporary access shall
be provided via Eagle Road near the northwest corner of the site until two (2) points of
permanent ingress/egress are constructed that meet the Fire Department's standards -unless
waived by City n •, a apffffed by ACED. n, n, with a a
the g_Wlyal1
.1 1E _leng S. Eagle D,va .1..1...lti...tel.«..1.., the ,t.e,t .
t. A aa' I a ,1 a the pfopeFty to h neAh f futuFe
intereea�tectlyitj�
1. The pedestrian pathways within the development should be oriented toward providing access
to the school site.
in. A stub street is depieted on the plat at the nofth boundafy of the site that the applioan
pfeposes to move te Bleek 53 the fevised plat should refleet this ohange.
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. Devise the plan : aeeord .yith the « ,.
"e-i'ested to the plat Rend Ni 1.2 above.
Y r
Depict a minimum 20 -foot wide street buffer and 5 -foot wide detached sidewalk alon both
sides of E. Highlander Drive
b. Depict the 10 feet v4de m*lt; u pathway along the Tea *Hike Creek-, h micro -paths within
p cY,......,.J u su P
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 -3E -10C.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 11-313-
7C.5; revise plan accordingly and depict the edge of pavement on the plan.
18-
EXHIBIT A
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
11-313-12C 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.
i. PFOVide a patImey along the east side of the ereek from the miefe path be�weea Lots 68 an
70Week 69 noFth to the pedestrian bridge f ..,.,.
r ess to the _ ,._:__al 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.
1.1.12 Signs shall he installed at the end of all stub streets stating the streets will he extended in the
future.
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.
19-
EXHIBIT A
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 -3B -
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 -17B, 11-3G-3135
and 11 -3B -7C.
1.2.12 Comply with all subdivision design and improvement standards as set 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.
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 properly 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.
-20-
EXHIBIT A
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 11-6B-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
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 l.l.l.a.
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. Palatine 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.
in. 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.
21-
IAA"- -M. M.]
Additional 8 -inch diameter mains shall be required in the following locations:
o•. Provide an 8 -inch
diameter water main from E Highlander Drive to parcel #S 1133212450
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.
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.
-22-
EXHIBIT A
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.
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 ACHD. 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
-23-
EXHIBIT A
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.
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 -10C.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
7.1. Site Specific Conditions of Approval
7.1.1 Submit an updated traffic impact study for review after 463 lots have been final platted. ACHD
will not approve plans or sign any final plat which contains the 464 thlot until the updated traffic
impact study has been submitted and reviewed by staff.
7.1.2 If it is determined that the Eagle/Amity roundabout needs to be widened to a dual lane
roundabout after 463 lots have been final platted, then enter into a Cooperative Development
Agreement with the District to improve the Eagle/Amity intersection to a dual lane roundabout,
as listed in the District's Capital hnprovement Plan. ACHD will not approve plans or sign any
Ih
final plat which contains the 464 lot until the intersection is improved.
a. The Cooperative Development Agreement shall include the intersection design and
construction, as well as allocation of costs. ACED will only provide impact fee credit for impact
fee eligible costs of permanent intersection improvements consistent with CIP. The applicant
shall be responsible for all other project costs.
-24-
EXHIBIT A
7.1.3 In order to ensure the intersections and roadway segment will be improved when warranted, the
following items must be in place prior plans acceptance for the final plat necessitating the
improvements.
• Cooperative Development Agreement;
• Financial surety provided by the applicant meeting the terms of the Cooperative Development
Agreement;
• Full design and approved plans for the intersection;
• Dedication of all of the right-of-way (both ACHD and ITD) necessary to complete the
intersection project
7.1.4 If it is determined that either a single lane roundabout or a signal is warranted at the
Eagle/Taconic intersection, then improve the intersection prior to plans approval or signature of
m
any final plat which contains the 464 lot. To ensure either improvement (single lane roundabout
or signal) can be constructed in the future, dedicate additional right-of-way at the Eagle
Road/Taconic Drive intersection to accommodate the future construction of a single lane
roundabout consistent with the template shown as attachment 4.
7.1.5 Dedicate 23 additional feet of right-of-way to total 48 -feet of right-of-way from the centerline of
Eagle Road abutting the site. The right-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat for signature by the
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.
7.1.6 Construct a 5 -foot wide detached concrete sidewalk on Eagle Road abutting the site, as proposed.
The sidewalk shall be located a minimum of 41 -feet from the centerline of Eagle Road abutting
the site.
7.1.7 Widen the pavement on Eagle Road to provide a minimum pavement width of 17 -feet from
centerline plus a 3 -foot wide gravel shoulders abutting the site.
7.1.8 Construct a center left turn lane and a dedicated right turn lane on Eagle Road at the
Eagle/Taconic intersection. Coordinate the design of the turn lanes with District Development
Review staff.
7.1.9 Dedicate 25 additional feet of right-of-way to total 50 -feet of right-of-way from the centerline of
Lake Hazel Road abutting the site. The right-of-way purchase and sale agreement and deed must
be completed and signed by the applicant prior to scheduling the final plat for signature by the
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.
7.1.10 Widen the pavement on Lake Hazel Road to provide a minimum pavement width of 17 -feet from
centerline phis a 3 -foot wide gravel shoulders on Lake Hazel Road abutting the site.
7.1.11 Construct a 7 -foot wide detached concrete sidewalk on Lake Hazel Road abutting the site. The
sidewalk shall be located a minimum of 41 -feet from the centerline of Lake Hazel Road abutting
the site.
-25-
EXHIBIT A
7.1.12 Construct a center left turn lane on Lake Hazel Road at the Lake Hazel/Newbridge intersection.
Coordinate the design of the turn lane with District Development Review staff.
7.1.13 Construct Taconic Drive, to intersect Eagle Road at the half mile in alignment with Taconic Drive
on the west side of Eagle Road across from the site, as proposed.
7.1.14 Construct Newbridge Avenue, to intersect Lake Hazel Road, located approximately 1,770 -feet
east of Eagle Road and approximately 950 -feet west of the western driveway for the Nova Soccer
Club, as proposed. Redesign Newbridge Avenue to continue straight though the site.
7.1.15 Extend Highlander Drive to the northeast off of Taconic Drive, as proposed. Redesign Highlander
Drive to extend through the future school site and to stub to the north property line at the half -
mile. Install a temporary turnaround at the terminus of the Highlander Drive stub street if it
extends greater than 150 -feet in length. Install a sign at the terminus of Highlander Drive stating
that, "THIS IS DESINGATED COLLECTOR ROADWAY. THIS STREET WILL BE
EXTENDED AND WIDENDED IN THE FUTURE."
7.1.16 Construct the entry portion of Taconic Drive and Newbridge Avenue with a 10 -foot wide center
landscape island, one 21 -foot wide travel lane, one 25 -foot wide travel lane, vertical curb, gutter,
an 8 -foot wide planter strip and a 5 -foot wide detached concrete sidewalk within 87.5 -feet of
right-of-way, as proposed.
7.1.17 Plat the center landscape islands at right-of-way owned by ACHD. The applicant or the future
home owners association shall enter into a license agreement with ACED for any landscaping
proposed to be located within the center landscape islands.
7.1.18 Construct the remaining portions of Taconic Drive, Newbridge Avenue, and Highlander Drive as
36 -foot residential collector street section with vertical curb, gutter, an 8 -foot wide planter strip,
and 5 -foot wide detached concrete sidewalk within 63 -feet of right-of-way, as proposed.
7.1.19 Provide a temporary right-of-way easement to allow for the construction of a 24 -foot wide
temporary access road onto Eagle Road located approximately 900 -feet north of Taconic Drive.
The temporary right-of-way easement shall encumber the entire lot.
7.1.20 Release the temporary right-of-way easement and remove the 24 -foot wide temporary access road
onto Eagle Road after 2 points of ingress and egress meeting Meridian Fire Department Standards
have been constructed.
7.1.21 Construct all of the internal local streets as 33 -foot street section with rolled curb, gutter, an 8 -
foot planter strip, and a 5 -foot wide detached concrete sidewalk within 60 -feet of right-of-way, as
proposed.
7.1.22 Constrict the following 6 stub streets, as proposed. Install a sign at the terminus of each stub
street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
• Stub street to the north, located approximately 1,300 -feet east of Eagle Road (measured
centerline to centerline).
• Stub street to the north, Arispe Avenue, located approximately 2,800 -feet east of Eagle Road
(measured centerline to centerline).
• Stub street to the south, Tindaris Avenue, located approximately 500 -feet east of Eagle Road
(measured centerline to centerline).
• Stub street to the south, Stockport Avenue, located approximately 140 -feet west of the east
property line (measured property line to centerline).
26-
EXHIBIT A
• Stub street to the east, Woodville Street, located approximately 110 -feet south of the north
property line (measured property line to centerline)
• Stub street to the east, Gisborn Street, located approximately 740 -feet north of Eagle Road
(measured centerline to centerline).
7.1.23 Submit the bridge plans for the crossing of the Ten Mile Creek (Taconic Drive) for review and
approval for the phase requiring the bridge, prior to the pre -constriction meeting and final plat
approval.
7.1.24 Direct lot access is prohibited to Eagle Road, Lake Hazel Road, Taconic Drive, Newbridge
Avenue, and Highlander Drive and shall be noted on the final plat.
7.1.25 Payment of impacts fees are due prior to issuance of a building permit.
7.1.26 Comply with all Standard Conditions of Approval.
-27-
EXHIBIT A
7.2 Standard Conditions of Approval
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of
ADA compliance to District Development Review staff for review.
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 A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.7 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 (1-811-342-1585) 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.
7.2.8 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.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
-28-
EXHIBIT A
C. Legal Description & Exhibit Map for Annexation Boundary
June 18, 2014
Project No.; 14-031
9233 WEST STATE STREET 1 BOISE,1D83714 1 208.639.6939 1 FAX208.639.6930
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 comer -of said Section 33, which bears
N89°15'22"W a distance of 2,660.61 feet from a found brass cap marking the North 1/4 cornerof 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 comerof the South half of the Northwest
1/4 and being the POINT OF BEGINNING.
Thence following the northerly line ofsaid South 1/2 of the Northwest 114 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 ofsaid South 1/2 of the
Northwest 1/4 of said Section 33;
Thence leavingsaid northerly line and following the easterly line of said South 1/2 of the Northwest 1/4,
Soo"19'09"W a distance of 1,329.06 feetto a 5/8 -Inch rebar marking the Centerof said Section 33;
Thence leaving said easterly line and following the northerly line of the Southeast 1/4 of said Section 33,
589'40'23"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 theeasterly line of said West 1/2 of the Northwest 114 ofthe
Southeast 1/4 of said Section 33, S00°20'31"W a. distance of 1,326.64 feetto 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 cornerof 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 feetto 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 114,
500'19'09"W a distance of 1,329.12 feet to a found aluminium cap markingthe 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:
N31°54'53"W a distance of 389.70 feetto a point
N44°59'23"W a distance of 744.00 feet to a point;
N06°44'23"W a distance of 431.53 feetto 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 feetto a found 5/8 -inch rebar marking the Southwest corner of said North 1/2 of the Southwest 114 of
said Section 33;
ENGINEERS 1 SURVEYORS 1 PLANNERS
www.kmengilp.com
29-
EXHIBIT A
Thence leaving said approArnate centerline and following said southerly fine, 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;
Thence leaving said southerly line and following the westerly line of said North 1/2 of the Southwest 1/4,
NO(Y13'3Y'E a distance of 1,338.07 feet to a found 3/4 -Inch rebar marking the West 1/4 corner of said Section
33;
Thence leaving said westerly line and following the westerly line of said South 1/2 of the Northwest 114,
N00'13'130E a distance of 1,338.75 feet to 01e POINT OF BEGINNING.
Said parcel contains 223.733 acres, more or less, and Is subject to all edsting casements and/or right-of-way of
recardorlmptied.
(a !$ zo,q
-30-
EXHIBIT A
S89'1 5'22'E _26_60,61'
POINT OFCOMMENCEMENT y Y
NW COR SEC 33 UNPLATFED
— NORTH 1/4 COR
600'13. '
�� iJ367513'W ' I SECTION 33
I 589'2752"E�7—
II 2658.25' I
POINT OF BEGINNING
TOTAL REZONE A0; 223,735± S0019'09"W UNPLATFED
N00'13'13"E
1338.75' 1329.06' I
0
c
Em I APN:S1133233610 I
CURRENT ZONING: RUT I
91 PROPOSED ZONING: R6
REZONE A0'. 162.646±
O
li I
7N8!'9'_40'23'W
LEGEND I 663.92' F
ALUMINUM CAP
3/4—INCH REBAR 50011 29.10' N
N00'13'37"E / 1329,10' SOO'20'31"W �o
1338.07' ® 5/8 -INCH REBAR I 1326.64'
�I o
II CALCULATED POINT I APN:51133427960
�I ----= — ----REZONE BOUNDARY I CURRENT ZONING: RUT I
--SECTION LINE PROPOSED ZONING: R8 Y
25'REZONE AC 2023±
I — - - — ADJACEM BOUNDARY I f
--Rn-1.v— RIGHT-OF-WAY LINE N89'51'59"W
N89'51'59'W- - _ 1.661-.35' -
992.43' _ _
i(
NOB'44'23"W qPN: 51133336000 S89'53'16"E�
II 431.53 CURRENT ZONING: RUT I 663.39'
Ii UNPLATTEO PROPOSED ZONING: R8 I
I REZONE AC: 40.859± SOO'19'D9°W
1329.12'~ ; UNPLATTED
N44'59'23"W
h3m
ENGiNFfR9.50AVEYf10.5. PLANNERS
9233 WEST STATE STREET
DOM, IDAHO 91714
PHONE 120916396939
FM 120916196930
N 11'54'53')N 1 S89'56'e
CHI 369.70' `.f{ 981
Hazel Road
EXHIBIT -REZONE & ANNEXATION
BRIGHTON INVESTMENTS, LLC.
SHEET: S 1/2 NW 1/4, N 1/2 SW 1/4, W 1/2 NW 1/4 SE 1/4, PART OF 5 1/2 SW 1/4 I
1 OF 1 SECTION 30, T, 3 N., R. 1 E., B.M., ADA COUNTY, ID
31-
EXHIBIT A
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, the City Council 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;
The City Council 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;
The City Council 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.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The City Council finds that the proposed zoning amendment 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 ([IDC 11-511-3.E).
The City Council 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;
The City Council finds that the proposed plat is in substantial compliance with the
adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please
see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
-32-
EXHIBIT A
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The City Council finds that public services 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, the City Council finds that the subdivision will not require the
expenditure of capital improvement funds.
it. There is public financial capability of supporting services for the proposed
development;
The City Council finds there is public financial capability of supporting services for the
proposed development.
e. The development will not be detrimental to the public health, safety or general
welfare; and
The City Council finds the proposed development will not be detrimental to the public
health, safety or general welfare. ACHD considers road safety issues in their analysis.
-33-