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PZ - Staff ReportDecatur Estates AZ-15-002; PP-15-004 PAGE 1 STAFF REPORT Hearing Date: April 16, 2015 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: AZ-15-002; PP-15-004 – Decatur Estates I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, 4345 Linder Road, LLC, has submitted an application for annexation and zoning (AZ) 39.76 acres of land with an R-4 zoning district; and a preliminary plat (PP) consisting of 99 building lots and 12 common lots on 39.76 acres of land in the R-4 zoning district for Decatur Estates Subdivision. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Numbers AZ-15-002 & PP-15-004, as presented in the staff report for the hearing date of April 16, 2015, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers AZ-15-002 & PP-15-004, as presented during the hearing on April 16, 2015, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Numbers AZ-15-002 & PP-15-004 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 4345 N. Linder Road, in the NE ¼ of Section 35, Township 4 North, Range 1 West. (Parcel No.: S0435141800) B. Owners: 4345 Linder Road, LLC 13967 W. Wainwright Drive, Ste. 102 Boise, Idaho 83713 C. Applicant: Same as Owner Decatur Estates AZ-15-002; PP-15-004 PAGE 2 D. Representative: Becky McKay, Engineering Solutions, LLP 1029 N. Rosario Street, Ste. 100 Meridian, ID 83642 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for annexation and zoning and preliminary plat. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: March 30 and April 13, 2015 C. Radius notices mailed to properties within 300 feet on: March 26, 2015 D. Applicant posted notice on site(s) on: April 6, 2015 VI. LAND USE A. Existing Land Use(s) and Zoning: The annexation area consists of a vacant agricultural property zoned RUT in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Single-family residential properties in Bridgetower Crossing subdivision and a church, zoned R-4 and L-O respectively 2. East: N. Linder Road; single-family residential properties in Baldwin Park subdivision, zoned R-8; and vacant land with a shop, zoned L-O 3. South: Single-family residential properties in Watersong Estates subdivision, zoned R-8 4. West: Single-family residential properties in Bridgetower Crossing subdivision, zoned R-4 C. History of Previous Actions: None D. Utilities: 1. Location of sewer: Sanitary sewer mains intended to provide service to the proposed development currently exist adjacent to the proposed development. 2. Location of water: Water mains intended to provide service to the proposed development currently exist adjacent to the proposed development. 3. Issues or concerns: Applicant shall be required to loop the proposed water system to the existing water mains adjacent to the proposed development. E. Physical Features: 1. Canals/Ditches Irrigation: The White Drain (aka Nourse Lateral) crosses the southwest corner of this property; some smaller irrigation ditches also cross this site. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District. Decatur Estates AZ-15-002; PP-15-004 PAGE 3 VII. COMPREHENSIVE PLAN POLICIES AND GOALS The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Medium Density Residential (MDR). 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 (d.u./acre). The applicant proposes to develop this 39.76 acre site with 99 single-family detached structures at a gross density of 2.49 dwelling units per acre (d.u./acre) and a net density of 3.82 d.u./acre, which is below the density desired in MDR designated areas. The Comprehensive Plan allows for other residential densities to be considered without requirement an amendment to the Plan; however, the density can only be changed one “step”. The applicant requests a “step” down in density from MDR to Low Density Residential (LDR) as allowed in the Comprehensive Plan without an amendment to the FLUM. The reason for the request is the need for larger lot sizes to accommodate their desired product. Some of their product incorporates an RV garage which requires a larger lot. The LDR designation allows for the development of single-family homes on large lots where urban services are provided. Uses may include single-family homes at gross densities of 3 dwelling units or less per acre. Staff finds the density proposed by the applicant with the preliminary plat is consistent with the density desired in LDR designated areas. The City Council should consider the applicant’s request for a step down in density for this property. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics ): • “Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi-family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development.” (3.07.03B) The proposed single-family detached dwellings will contribute to the variety of housing types available within the City. Staff is unaware if the proposed dwellings will be owner occupied or rentals. • “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) City services are available and will be extended by the developer to the proposed lots upon development of the site in accord with UDC 11-3A-21. • “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) The proposed single-family detached dwellings should be compatible with existing surrounding single-family residential detached dwellings and the existing church to the north. • “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 preliminary plat depicts a gross density of 2.49 d.u./acre in an MDR designated area. The applicant proposes a “step” down in density from the MDR to the LDR designation for this site, which allows for single-family homes at gross densities of 3 dwelling units or less per acre. Approval of the step down in density as requested will allow the applicant to construct homes that include a garage for RV storage which will contribute to the variety of Decatur Estates AZ-15-002; PP-15-004 PAGE 4 housing available within the City and will allow residents to store their RV’s in an enclosed storage area on their own property. • “Require common area in all subdivisions.” (3.07.02F) The proposed plat depicts a total of 5.02 acres (or 12.63%) of qualified open space in accord with the requirements listed in UDC11-3G-3. • “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 this site along the south side of the White Drain which connects to existing segments of the pathway to the west and south and will eventually connect with Boise’s and Ada County’s pathway systems. • “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 from the north and south for interconnectivity. • “Support infill of vacant lots in substantially developed, single-family areas at densities similar to surrounding development.” (3.07.02I) The subject property is adjacent to existing low density homes and larger lot sizes to the north and west in Bridgetower Crossing Subdivision and similar density homes and lot sizes in Watersong Estates Subdivision to the south. Staff believes the proposed “step” down in density will be consistent and compatible with abutting low density residential properties to the north and west, and provide a transition to the medium density residential properties on this site south of the White Drain and the residences in Watersong Estates and the residences to the east across Linder Road. Therefore, in accord with the above reasons, staff believes 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 low-density residential (R-4) district allows a maximum gross density of 4 dwelling units per acre. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-5 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the site for single- family detached dwellings is a principal permitted use in the R-4 zoning district. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Tables 11-2A-5 for the R-4 zoning district. D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC Table 11-2A-5 for the R-4 zoning district. E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family dwellings. Decatur Estates AZ-15-002; PP-15-004 PAGE 5 IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. Annexation & Zoning The applicant has applied for annexation and zoning of 39.76 acres of land with an R-4 zoning district. As discussed above in Section VII, staff believes the proposed zoning is consistent with the policies in the Comprehensive Plan as noted above with a “step” down in density. The applicant proposes to develop 99 new single-family residential detached homes on 39.76 acres of land as shown on the preliminary plat included in Exhibit A.2. 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 as a provision of annexation with the provisions included in Exhibit B. 2. Preliminary Plat The proposed plat consists of 99 building lots and 12 common lots on 39.76 acres of land in a proposed R-4 zoning district (see Exhibit A.2). The property is proposed to develop in 4 phases, starting at the north boundary, as shown on the plat. The gross density for the subdivision is 2.49 d.u./acre with a net density of 3.82 d.u./acre. The average lot size is 11,413 square feet. Existing Structures: There are no existing structures on this site. Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC 11-2A-3 and Table 11-2A-5 for the R-4 district and. Staff has reviewed the proposed plat and found it to be in compliance with those standards, except for Lot 28, Block 5 which should have a minimum street frontage of 60 feet. Block Length: The plat is required to comply with the block length standards listed in UDC 11- 6C-3F. Staff has reviewed the proposed plat and found it to be in compliance with the aforementioned standards, except for the portion of Block 5 that lies along the north side of the White Drain, which exceeds the 750 foot length requirement. The UDC allows for Council to approve block lengths up to 1,200 feet where the block design is constrained by a large waterway/irrigation facility such as the White Drain in this case. Because the multi-use pathway is required to be located on the south side of the White Drain, it’s not feasible to include a pedestrian pathway to break up the block length as allowed by the UDC. Therefore, Staff recommends Council approve the block length as proposed at approximately 950 feet in length. Access: Access is proposed for this site via one access from N. Linder Road and via the extension of existing stub streets from Bridgetower Crossing (N. Marche Ave. & N. Penngrove Way) and Watersong Estates (N. Watersong Way). The entry street (W. Monument Drive) off of N. Linder Road aligns with W. Monument Drive on the east side of Linder. Streets: All of the proposed streets depicted on the plat are public. A total of 48-feet of right-of- way is proposed to be dedicated to ACHD from the centerline of Linder Road abutting the site and the pavement is required to be widened to 17 feet from centerline where it doesn’t currently exist. Additionally, the entry road (W. Monument Drive) travel lanes should be widened Decatur Estates AZ-15-002; PP-15-004 PAGE 6 from 12 feet to 20 feet around the center planter island in accord with ACHD and the Fire Departments standards . Traffic Impact Study (TIS): A TIS was not required by ACHD for this development. Parking: Off-street parking is required on each residential lot in accord with the standards listed in UDC 11-3C-6. Because of the reduced street sections proposed on the plat, parking is restricted to one side of Ashton Street and no on-street parking is allowed on Penngrove Way, per ACHD and the Fire Department. Signage should be installed accordingly. 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 N. Linder Road, an arterial street, per UDC Table 11-2A- and is required to be landscaped in accord with the standards listed in UDC 11-3B-7C. A 30-foot wide buffer is depicted on the plans in excess of this requirement. The buffer width along N. Linder Road should be measured from the back of curb per UDC 11-3B-7C.1a(2); or, the ultimate curb location as determined by ACHD if future road widening is anticipated; revise plans accordingly. Landscaping within the common areas is required in accord with the standards listed in UDC 11- 3G-3E. The landscape plan complies with these standards. Landscaping is required along all pathways in accord with the standards listed in UDC 11-3B- 12C. Pathway landscaping is depicted on the plan along all micropaths within the development; however, no landscaping is depicted along the multi-use pathway adjacent to the White Drain. The landscape plan should be revised to comply with this requirement; if the Irrigation District does not allow landscaping within their easement, provide an additional 5 feet outside of the easement for landscaping. Tree Mitigation: If there are any existing trees on the site that 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. The landscape plan incorrectly notes that there are no existing trees on the site. Parkways: Six-foot wide parkways are proposed in all areas where detached sidewalks are proposed. The UDC (11-3A-17) requires root barriers to be constructed with 6-foot wide parkways. An alternative would be to provide 8-foot wide parkways, which allows the planting of Class II trees without root barriers. The landscape plan should be revised to either include root barriers or 8-foot wide parkways in accord with the standards listed in UDC 11-3A- 17E. 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 (39.76 acres), a minimum of 3.98 acres of qualified open space is required to be provided as set forth in UDC 11-3A-3B. A total of 5.02 acres (or 12.63%) of qualified open space is proposed consisting of parkways along local streets, ½ the street buffer along N. Linder Road, and internal common open space areas which appears to comply with this requirement. Detailed calculations should be depicted on the landscape plan submitted with the final plat applications that demonstrate compliance with the qualified open space requirements listed in UDC 11-3G- 3B. Site Amenities: All developments consisting of five acres of more are required to provide a minimum of one site amenity; one additional site amenity is required for each additional 20 acres per UDC 11-3G-3A.2, in accord with the standards listed in UDC 11-3G-3C. Decatur Estates AZ-15-002; PP-15-004 PAGE 7 Based on the area of the preliminary plat (39.76 acres), staff recommends a minimum of 2 qualified site amenities are provided. The applicant proposes to provide playground equipment within the central common area on Lot 6, Block 6, a segment of the City’s multi-use recreational pathway and pathways through internal common areas in accord with this requirement. Pathways: The Pathways Master Plan depicts a regional pathway on this site along the south side of the White Drain. The applicant proposes to provide the extension of the regional pathway within this site and connect to the existing pathway to the west in Bridgetower Crossing Subdivision. The pathway in Bridgetower stops short a little ways from the property line; the applicant should connect the two segments of the pathway with consent from the Bridgetower Crossing subdivision Homeowner’s Association. A recreational pathway easement for the pathway is required to be submitted to the Park’s Department, approved by City Council and recorded. The applicant should coordinate the location and details of the easement with Jay Gibbons, Park’s Department (888-3579). Four-foot tall bollard lighting, or other appropriate lighting source, is required along all pathways through common areas that are not visible from a public street as set forth in UDC 11-3A-8H. The landscape plan should be revised to include lighting along pathways in accord with this requirement. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. The applicant proposes to construct 5-foot wide detached sidewalks throughout the development, except for along Ashton Drive which will have an attached sidewalk. Utilities: 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. An 8-inch sewer main line is located within N. Marche Avenue in Bridgetower Crossing Subdivision and a 15-inch sewer main (White Drain Trunk) is located along the south boundary. A 12-inch water main is located in N. Linder Road, and 8-inch water mains are located within N. Marche Avenue, N. Watersong Way, and in the N. Penngrove Way. Water connections will need to be made in N. Linder Road, Watersong Way, Marche Avenue, and N. Penngrove Way, thereby looping the water system. Street lighting is required to be installed within the development in accord with the City’s adopted standards, specifications and ordinances. 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. PI is proposed to be provided from the Mattlock #29 Lateral of the Settler’s Irrigation District. A pump station will be located at the southeast corner of the development with an overflow to the White Drain. Storm Drainage: A storm drainage system is required for the development in accord with the City’s adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City in accord with UDC 11-3A-18. Stormwater is proposed to be accommodated onsite through the use of underground seepage beds. Waterways: There are some irrigation ditches that cross this site and the White Drain runs along the southwest corner of the site within a 70-foot wide Settler’s Irrigation District easement. The UDC (11-3A-6) requires all irrigation ditches, laterals, canals and drains to be piped unless left open as a water amenity (as defined in UDC 11-1A-1) or linear open space. The City Council may waive this requirement for large capacity facilities. The applicant requests a waiver from Council to allow the White Drain to remain open due to its large capacity and proposes to provide a bridge over the drain for a vehicle/pedestrian crossing. Decatur Estates AZ-15-002; PP-15-004 PAGE 8 Floodplain: This property does not lie within the Meridian Floodplain Overlay District. Building Elevations: The applicant has submitted 5 conceptual sample building elevations for future homes in this development, included in Exhibit A.4. Building materials appear to consist of a mix of horizontal lap siding and stucco with shake shingle and stone accents. Because homes on lots that back up to N. Linder Road will be highly visible, staff recommends the rear or sides of structures on lots that face the street incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. Fencing: All fencing should comply with the standards listed in UDC 11-3A-6B and 11-3A-7. The landscape plan depicts existing vinyl fence along the north and west sides of the development. Six-foot tall vinyl privacy fence is proposed to be constructed by the developer along the south boundary of the site; no other fencing is proposed. Per UDC 11-3A-7A.7, the developer is responsible to construct fencing adjacent to micropath connections to distinguish common from private areas. Additionally, per UDC 11-3A-6B, the White Drain is required to be fenced with an open vision fence at least 6 feet in height and having an 11-guage, 2-inch mesh or other construction, equivalent in ability to deter access to the waterway. The landscape plan should be revised to include these requirements. Fencing adjacent to all interior pathways and common open space is restricted to 4 feet in height if closed vision material is used or 6 feet in height if open vision material is used. 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 Map 2. Proposed Preliminary Plat (dated: 2/26/15) 3. Proposed Landscape Plan (dated: 1/6/15) 4. Conceptual Building Elevations (dated: 11/16/14) 5. Conceptual Development Plan (dated: 9/17/14) B. Agency & Department Comments/Conditions C. Legal Description & Exhibit Map for Annexation Boundary D. Required Findings from Unified Development Code Exhibit A Page 1 A. Drawings 1. Vicinity Map Exhibit A Page 2 2. Proposed Preliminary Plat (dated: 2/26/15) Exhibit A Page 3 3. Proposed Landscape Plan (dated: March 2015) - 2 - 4. Conceptual Building Elevations (dated: 11/16/14) - 3 - - 4 - - 5 - 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 N. Linder Road, an arterial street, is prohibited in accord with UDC 11- 3A-3. b. Future development of this site shall be generally consistent with the preliminary plat and building elevations depicted in Exhibit A and the revisions noted in the staff report. c. A 10-foot wide multi-use pathway and associated landscaping shall be constructed along the south side of the White Drain in accord with the Pathways Master Plan. The applicant shall connect the pathway on this site to the existing segment of the pathway in Bridgetower Crossing Subdivision to the west with consent from the Bridgetower Crossing Subdivision’s Homeowner’s Association. The existing segment of the pathway on the Bridgetower Crossing property stops short a little way from the property line. d. The applicant shall obtain a waiver from City Council to UDC 11-3A-6A in order for the White Drain to remain open and not be piped due to the large capacity of the facility. If a waiver is not obtained, the waterway is required to be piped. e. The developer shall provide a minimum of 5.02 acres (or 12.63%) of qualified open space within the development in accord with the standards listed in UDC 11-3G-3B. f. The developer shall provide playground equipment within the central common area on Lot 6, Block 6, a segment of the City’s multi-use recreational pathway and pathways through internal common areas as depicted on the landscape plan in Exhibit A.3 in accord with the qualified site amenity requirements listed in UDC 11-3G-3C. 1.1.2 The preliminary plat included in Exhibit A.2, dated 2/26/15, shall be revised as follows: a. Revise the street frontage on Lot 28, Block 5 to comply with the minimum street frontage of 60 feet in the R-4 district, per UDC Table 11-2A-5. b. Widen the travel lanes around the planter island on W. Monument Drive to 20-feet, per ACHD and Fire Department standards. 1.1.3 The landscape plan included in Exhibit A.4, dated March 2015, shall be revised as follows: a. If 6-foot wide parkways are provided within the development, depict root barriers in accord with the standards listed in UDC 11-3A-17E; or, increase the width of the parkways to 8 feet (root barriers are not required with 8-foot wide parkways) . b. The buffer width along N. Linder Road should be measured from the back of curb per UDC 11-3B-7C.1a(2); or, the ultimate curb location as determined by ACHD if future road widening is anticipated; revise accordingly. c. Include fencing adjacent to all micropath connections to distinguish common from private areas, per UDC 11-3A-7A.7. Fencing adjacent to all interior pathways and common open - 6 - space is restricted to 4 feet in height if closed vision material is used or 6 feet in height if open vision material is used. d. The White Drain is required to be fenced with an open vision fence at least 6 feet in height and having an 11-guage, 2-inch mesh or other construction, equivalent in ability to deter access to the waterway in accord with UDC 11-3A-6B. e. If any of the existing trees on the site 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. Any existing trees proposed to be retained on-site should be noted on the plan. f. Include detailed calculations that demonstrate compliance with the qualified open space requirements listed in UDC 11-3G-3B. g. Landscaping is required adjacent to the multi-use pathway along the south side of the White Drain in accord with the standards listed in UDC 11-3B-12C. If the Irrigation District will not allow landscaping within their easement, provide an additional 5 feet outside of the easement for landscaping. h. Depict 4-foot tall bollard lighting, or other appropriate lighting source, along all pathways through common areas that are not visible from a public street as set forth in UDC 11-3A-8H. 1.1.4 A 14-foot wide recreational pathway easement is required to be provided along the south side of the White Drain for the multi-use pathway. The applicant shall coordinate with Jay Gibbons, Park’s Department (208-888-3579), on the location of the easement. The easement should be submitted to the Park’s Department for approval by the City Council and subsequent recordation, prior to signature on the final plat by the City Engineer. 1.1.5 Connect the pathway between Bridgetower… 1.1.5 The rear or sides of structures on lots that face N. Linder 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. 1.1.6 The applicant shall submit a detail of the playground equipment proposed on Lot 6, Block 6 with the final plat application for the second phase of development. 1.1.7 Parking is restricted to one side of Ashton Street and no on-street parking is allowed on Penngrove Way, per ACHD and the Fire Department due to the reduced street sections proposed on the plat. Signage shall be installed accordingly. 1.1.8 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. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC Table 11-2-A-5. 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 11-3B-6 and MCC 9-1-28. - 7 - 1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J. 1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family dwellings. 1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 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-17E, 11-3G-3B5 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 11-3B-13 and UDC 11-3B-14. 1.3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. 1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. 1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 1.3.5 The applicant shall have an ongoing obligation to maintain all pathways. 1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 1.4 Process Conditions of Approval 1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-5C-3C. - 8 - 1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary plat as set forth in UDC 11-6B-3C2. 1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B- 7B (if applicable). 1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension as set forth in UDC 11-6B-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 Applicant shall shall be required to connect to the existing 8-inch sewer main line is located within N. Marche Avenue in Bridgetower Crossing Subdivision and the 15-inch sewer main (White Drain Trunk) is located along the south boundary. 2.1.2 Applicant shall be required to connect to the existing 12-inch water main located in N. Linder Road, and the 8-inch water mains located within N. Marche Avenue, N. Watersong Way, and in the N. Penngrove Way, thereby looping the water system into all available locations. 2.1.3 The applicant shall be required to add or modify street lights at the following locations: 1. Add a streetlight at the intersections of N Oldfield Way and W Monument Drive 2. The streetlight shown between Lots 6&7, Block 2, needs to be moved closer to the W. Astonte St and N Penngrove Way intersection. 3. Add a streetlight at the pathway in the cul-de-sac on W Decatur Dr. and N Oldfield Way, the spacing between lights at this location is not to City standards. 4. Type 1 lighting shall be required along the frontage of the development along Linder Road. Plan requirements can be found in section 6-5 of the Improvement Standards for Street Lighting at http://www.meridiancity.org/public_works.aspx?id=272 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 - 9 - 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. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 2.2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can’t be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro- paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 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. - 10 - 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 light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found on the city of meridian Public Works Department’s website at http://www.meridiancity.org/public_works.aspx?id=272. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. 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. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. POLICE DEPARTMENT 3.1 The Police Department has no comment on this application. 4. FIRE DEPARTMENT 4.1 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.4 & D103.6. 4.2 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.3 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical - 11 - clearance of 13’6 as set forth in International Fire Code Section 503.2.1. 4.4 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J. 4.5 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface. Streets less than 26’ in width shall have no on-street parking; streets less than 32’ in width shall have parking only on one side. These measurements shall be based on the drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of 13’ 6”. The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2. 4.6 The entry road (W. Monument Drive) should be widened from 12 feet to 20 feet around the planter island in accord with ACHD and the Fire Departments standards . 5. REPUBLIC SERVICES 5.1 Republic Services has no comments on this application. 6. PARKS DEPARTMENT 6.1 Meridian's adopted Pathways Master Plan indicates a multi-use pathway along the White Drain. The developer shall construct a 10 foot wide multi-use pathway and connect to the existing multi- use pathways in Bridgetower Crossing No. 13 and Watersong Estates. 6.2 Prior to City Engineer signature on the final plat, the applicant shall provide a pedestrian pathway easement covering the required multi-use pathway along the White Drain for signature and recordation by the City. 6.3 The applicant shall have an ongoing obligation to maintain all pathways. - 12 - 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Dedicate 48-feet of right-of-way from the centerline of Linder Road abutting the site, as proposed. 7.1.2 Construct a 5-foot wide detached concrete sidewalk located a minimum of 42-feet from the centerline of Linder Road abutting the site, as proposed. Provide a permanent right-of-way easement if public sidewalks are placed outside of the dedicated right-of-way. 7.1.3 Widen the pavement on Linder Road to 17-feet from centerline where is does not currently exist. 7.1.4 Construct one roadway onto Linder Road, Monument Drive centerline to centerline with Monument Street on the east side of Linder Road across from the site. 7.1.5 Construct the entry portion of Monument Drive with two 12-foot travel lanes, a 12-foot wide center landscape island, vertical curb, gutter, a 6-foot wide planter strip, and a 5-foot wide detached concrete sidewalk. Obtain written fire department approval for the 12-footwide travel lanes or redesign the entry portion of Monument Drive to provide two 20-foot wide travel lanes. 7.1.6 Dedicate the 12-foot wide center landscape island as right-of-way owned by ACHD. Enter into a license agreement with ACHD for any landscaping proposed to be placed within the center landscape island. 7.1.7 Construct Ashton Drive as a 29-foot street section with rolled curb, gutter, and a 5-foot wide attached concrete sidewalk within 50-feet of right-of-way, as proposed. Parking is restricted on one side of Ashton Drive. Coordinate a signage program with ACHD Development Review staff. 7.1.8 Extend Penngrove Way into the site as a 25-foot wide minor local street, with vertical curb and gutter within 27-feet of right-of-way and a 5-foot wide attached concrete sidewalk along the west side of Penngrove Way within a 7-foot sidewalk easement. Parking is restricted on both sides of Penngrove Way; coordinate a signage program with District Development Review staff. 7.1.9 Construct all other internal local streets, including the extensions of Marche and Watersong Way, as 33-foot street sections with rolled curb, gutter, a 6-foot wide planter strip, and a 5-foot wide detached concrete sidewalk within 56-feet of right-of-way. 7.1.10 Other than access specifically approved, as part of this application direct lot access to Linder Road is prohibited and shall be noted on the final plat. 7.1.11 Payment of impacts fees are due prior to issuance of a building permit. 7.1.12 Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approval 7.2.1 All irrigation facilities shall be relocated outside of the ACHD right-of-way. 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. - 13 - 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. - 14 - C. Legal Description & Exhibit Map for Annexation Boundary - 15 - - 16 - 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 39.76 acre property with an R-4 zoning district and develop 99 new single-family residential homes. Staff finds that the proposed map amendment complies with the provisions of the Comprehensive Plan with a step down in density as requested by the applicant and should be compatible with adjacent residential and church uses (see section VII above for more information). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the proposed map amendment to the R-4 zoning district is consistent with the purpose statement for the residential districts as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning map amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant. Staff recommends that the Commission and Council consider any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). Staff finds annexing this property with an R-4 zoning district is in the best interest of the City. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; Staff finds that the 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 . - 17 - b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Commission’s or Council’s attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware.