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Southridge Estates Sub RZ-14-007 PP-14-017CITY OF MERIDIAN AM-""-11 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of the Request for Rezone of 3.05 Acres of Land from R-15 to TN -R, 1.67 Acres from R-4 to R-8, and, 0.83 of an Acre from R-8 to R-4; and Preliminary Plat Consisting of 168 Single - Family Residential Building Lots and 32 Common/Other Lots on 48.56 Acres of Land in the R-4, R- 8, and TN -R Zoning Districts for Southridge Estates Subdivision by DBTV Southridge Farm, LLC. Case No(s). RZ-14-007; PP -14-017 For the City Council Hearing Date of: July 21, 2015 (Findings on December 1, 2015) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of July 21, 2015, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of July 21, 2015, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of July 21, 2015, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of July 21, 2015, 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. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Cleric and then a copy served by the Clerk upon the applicant, the Community Development Department, the Public Works Department and any affected party requesting notice. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-14-007; PP -14-017 - 1 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of July 21, 2015, 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 a rezone is hereby approved per the provisions in the Staff Report for the hearing date of July 21, 2015, attached as Exhibit A. 2. The applicant's request for a preliminary plat is hereby approved per the conditions of approval in the Staff Report for the hearing date of July 21, 2015, 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 -6B -7B). 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- 613-7C). 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 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-14-007; PP -14-017 - 2 - 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 July 21, 2015 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-14-007; PP -14-017 -3 - By action of the City Council at its regular meeting held on the day ofte'' 2015. COUNCIL PRESIDENT CHARLIE ROUNTREE VOTED ►/1 y COUNCIL VICE PRESIDENT KEITH BIRD VOTED IAZ -- COUNCIL MEMBER DAVID ZAREMBA VOTED COUNCIL MEMBER JOE BORTON VOTED COUNCIL MEMBER LUKE CAVENER VOTED COUNCIL MEMBER GENESIS MILAM VOTED MAYOR TAMMY de WEERD VOTED (TIE BREAKER) Mayor Ta de Weerd r n Attest: %' City Of E 1)]-I��;�.�� nBC AHO y laye v v e H an z` City Clerk -u"' `R`'� Copy served upon Applicant, The Planning Division, Public Works Department and City Attorney. By: Dated: tD / /c;b City Cler 's Offi e CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-14-007; PP -14-017 - 4 - EXHIBIT A Southridge Estates Sub RZ-14-007; PP-14-017 PAGE 1 STAFF REPORT Hearing Date: July 21, 2015 TO: Mayor & City Council FROM: Sonya Watters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: RZ-14-007; PP-14-017 – Southridge Estates Subdivision I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, DBTV Southridge Farm, LLC, has submitted an application for rezone (RZ) of 3.05 acres of land from R-15 to TN-R; 1.67 acres from R-4 to R-8; and, 0.83 of an acre from R-8 to R-4. A preliminary plat (PP) is also proposed consisting of 167 168 single-family residential building lots and 32 common/other lots on 48.56 acres of land in the R-4, R-8, and TN-R zoning districts for Southridge Estates Subdivision. See Section IX of the staff report for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed RZ 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. The Meridian Planning & Zoning Commission heard these items on November 20 and December 4, 2014; January 15, February 5, March 5, May 7, June 4 and 18, 2015. At the public hearing on June 18, 2015, the Commission moved to recommend approval of the subject RZ and PP requests. a. Summary of Commission Public Hearing: i. In favor: Jason Densmer ii. In opposition: None iii. Commenting: Steve Prizbos iv. Written testimony: Jason Densmer 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. None The Meridian City Council heard these items on July 21, 2015. At the public hearing, the Council approved the subject RZ and PP request. a. Summary of City Council Public Hearing: i. In favor: Jason Densmer ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Sonya Watters vi. Other staff commenting on application: None EXHIBIT A Southridge Estates Sub RZ-14-007; PP-14-017 PAGE 2 b. Key Issues of Discussion by Council: i. None c. Key Council Changes to Staff/Commission Recommendation i. None III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Numbers RZ-14- 007 & PP-14-017, as presented in the staff report for the hearing date of July 21, 2015, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to deny File Numbers RZ-14-007 & PP-14-017, as presented during the hearing on July 21, 2015, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Numbers RZ-14-007 & PP-14-017 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 south of W. Overland Road between S. Linder Road and S. Ten Mile Road, in Section 23, Township 3 North, Range 1 West. (Parcel No.’s: S1223142035; S1223131220; S1223120934; S1223212404) B. Owners: DBTV Southridge Farm, LLC 209 W. Main Street Boise, Idaho 83702 Corey Barton Homes, Inc. 1977 E. Overland Road Meridian, ID 83642 C. Applicant: DBTV Southridge Farm, LLC 209 W. Main Street Boise, Idaho 83702 D. Representative: Jason Densmer, The Land Group 462 E. Shore Drive, Ste. 100 Eagle, Idaho 83616 E. Applicant's Statement/Justification: Please see applicant’s narrative for this information. V. PROCESS FACTS A. The subject application is for rezone 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. EXHIBIT A Southridge Estates Sub RZ-14-007; PP-14-017 PAGE 3 B. Newspaper notifications published on: November 3, and 17, 2014 (re-noticed on November 17, and December 1, 2014; February 16 and March 2, 2015; May 18 and June 1, 2015) (Commission); June 29, and July 13, 2015 (City Council) C. Radius notices mailed to properties within 300 feet on: October 23, 2014 (re-noticed on November 14, 2014; February 2, 2015; and May 14, 2015) (Commission); June 25, 2015 (City Council) D. Applicant posted notice on site(s) on: November 7, 2014 (updated on November 19, 2014; and April 27, 2015) (Commission); July 10, 2015 (City Council) VI. LAND USE A. Existing Land Use(s) and Zoning: This site consists of vacant/undeveloped land, zoned R-4, R-8, R-15 and TN-R. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Future single-family residential properties in Southridge Subdivision No. 1, zoned R-8 and TN-R; and vacant/undeveloped property, zoned RUT in Ada County and TN-C 2. East: N. Linder Road and future single-family residential properties in Fall Creek Subdivision, zoned R-8. 3. South: Rural residential properties in Aspen Cove and Ariel Estates subdivisions, zoned RUT in Ada County 4. West: Ridenbaugh Canal and vacant/undeveloped land, zoned R-2, R-4, and R-15. C. History of Previous Actions (staff narrative in italics):  In 2006, this property was annexed (AZ-06-031) with the larger Southridge development and zoned R-4, R-8, R-15 and TN-R with a development agreement (DA), recorded as Instrument No. 107074205. A preliminary plat (PP-06-031) was also approved at that time (Southridge Subdivision). The preliminary plat has since expired.  In 2008, the DA was modified (MDA-08-004), recorded as Instrument No. 111102269. This modification eliminated the mega lot concept and associated concept plan, and replaced them with a new master concept plan and property boundary adjustment record of survey.  In 2012, the DA was modified (MDA-12-009) again, recorded as Instrument No. 113077158. This modification replaced the original and amended DA with a new updated agreement.  The northwest portion of this site proposed to be zoned TN-R is governed by a separate DA, recorded as Instrument No. 111099621, approved with the Southridge Apartments project (RZ-11-002).  A property boundary adjustment (PBA-14-012) application was recently tentatively approved that will create a new parcel boundary at the northwest corner of the site consistent with the boundary of the proposed plat. The applicant is in the process of completing the items needed for final approval. The tentatively approved Record of Survey is included in Exhibit A.4. D. Utilities: 1. Location of sewer: Sanitary sewer mains intended to provide service to the subject property currently exist adjacent to this development. 2. Location of water: Water mains intended to provide service to the subject property currently exists adjacent to this development. EXHIBIT A Southridge Estates Sub RZ-14-007; PP-14-017 PAGE 4 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 Ridenbaugh Canal runs along the southern and western boundaries of the site; a few smaller irrigation ditches also cross this site. 2. Hazards: Staff is not aware of any hazards that exist on this property. 4. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District. VII. COMPREHENSIVE PLAN POLICIES AND GOALS The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates the majority of this site as Medium Density Residential (MDR) with a smaller 3-acre portion designated Medium- High Density Residential (MHDR). 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. 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 applicant is proposing an overall gross density of 3.43 dwelling units per acre (d.u./acre) with densities ranging between 2.22, 3.74 and 5.91 d.u./acre respectively between the R-4, R-8 and TN-R zoned areas. The gross densities proposed in the MDR designated area lie within the desired range of 3 to 8 d.u./acre; however, the gross density proposed in the MHDR is below the desired range of 8 to 15 d.u./acre. Because a multi-family development (apartments) is conceptually approved to the northwest of this site adjoining the MHDR designated area, staff feels the overall density for this area will be consistent with the density desired in MHDR areas. Additionally, the net density of the MHDR designated area is 10.3 d.u./acre. 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):  “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-medium density development will contribute to the variety of residential uses that exist in this area which consists of rural residential densities to the south in Aspen Cove and Ariel Estates subdivisions, future medium density to the north in the first phase of Southridge and future low density to the east across S. Linder Road in Fall Creek Subdivision. EXHIBIT A Southridge Estates Sub RZ-14-007; PP-14-017 PAGE 5  “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 (S. Linder Road) and collector streets (S. Spanish Fork Way) 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 density (3.43 d.u./acre) proposed with this development and transition in lot sizes should be compatible with adjacent rural residential properties to the south in Aspen Cove and Ariel Estates subdivisions.  “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 north in the Southridge Subdivision No. 1 and provides a stub street for a future bridge over the Ridenbaugh Canal to the west for future extension and interconnectivity.  “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 Ridenbaugh Canal and along Linder Road. The plat depicts a segment of the multi-use pathway within common area along the frontage of Block 3 and along the west side of S. Linder Road. This pathway will eventually extend to the west across the Ridenbaugh Canal and to the north and south along Linder Road and to the east across Linder Road along Kodiak Drive, eventually connecting with pathway systems in adjacent jurisdictions.  “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 will be extended with the development of the site in accord with UDC 11-3A-21. 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; the medium density residential (R-8) district allows a maximum gross density of 8 dwelling units per acre. Per UDC 11-2D-1C, the purpose of the TN-R district is to provide for a variety of residential land uses including attached and detached single-family residential, duplex, townhouse, and multi- family. A TN-R district includes open spaces and promotes pedestrian activity through well designed and varied streetscapes that also provide for the safe and efficient movement of vehicular traffic. Most dwellings should be accessed from alleys. The maximum density of the EXHIBIT A Southridge Estates Sub RZ-14-007; PP-14-017 PAGE 6 TN-R district is 15 units per acre. The minimum density is 8 units per acre. Density should decrease away from the center and closer to conventional residential districts. The TN-R district should be generally located adjacent to a TN-C district, along a transit corridor, or within a mixed use neighborhood. B. Schedule of Use: UDC Tables 11-2A-5 and 11-2A-6 list the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 and R-8 zoning district, respectively. 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 both the R-4 and R-8 zoning districts. UDC Tables 11-2D-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the TN-R 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 TN-R zoning district. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Tables 11-2A-5, 11-2A-6 and 11-2D-2 for the R-4, R-8 and TN-R zoning districts respectively. D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC Tables 11-2A-5, 11-2A-6 and 11-2D-2 for the R-4, R-8 and TN-R zoning districts respectively. 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. Rezone The applicant has applied to rezone 3.05 acres of land from R-15 to TN-R; 1.67 acres from R-4 to R-8, and 0.83 of an acre from R-8 to R-4. As discussed above in Section VII, staff feels the proposed zoning is generally consistent with the corresponding FLUM designations and policies in the Comprehensive Plan. The proposed rezone to R-4 and R-8 will clean up the existing zoning boundaries in accord with the proposed preliminary plat. The proposed rezone to TN-R will increase the area of the existing TN-R zoned area. The proposed TN-R district requires a minimum of two (2) housing types, including but not limited to, single-family dwellings, townhouses, and multi-family dwellings on any subdivision submittal. The applicant is proposing single-family detached dwellings on “zipper” lots with the subject plat; alley loaded lots were approved with the first phase of development for variety. Per the UDC, TN-R districts should be located adjacent to TN-C zoned property, along a transit corridor, or within a mixed use neighborhood. The area proposed to be zoned TN-R is located adjacent to TN-C zoned property to the northeast and is accessed via S. Spanish Fork Way, a collector street that provides access via W. Overland Road and S. Linder Road. While the design of this development is not a true mixed use neighborhood, the overall area does contain a mix in densities and styles of single-family homes (i.e. alley accessed, zipper lots, and standard detached designs), with apartments planned to the northwest and commercial and office uses planned to the northeast along with a library and an elementary school. For these reasons, staff feels the TN-R zoning is appropriate for a portion of the site as proposed. EXHIBIT A Southridge Estates Sub RZ-14-007; PP-14-017 PAGE 7 The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be rezoned. The property was annexed into the City in 2006. Development of this site is governed by two separate development agreements (DA) as noted in Section VI above. The DA recorded as Instrument No. 111099621 for the northwest portion of the site proposed to be zoned TN-R requires modification of the agreement to update the conceptual site plan to include a development plan for the subject area. This modification is required prior to or concurrent with Council approval of the subject RZ and PP applications. Development of the remainder of the site is required to be consistent with the provisions of the DA recorded as Instrument No. 113077158. A provision of the DA requires Council approval of plans that propose specific and detailed architectural guidelines that address (at a minimum) variety in structures within a block, building mass, building materials, rooflines, colors, and architectural styles. These plans should be submitted and approved by Council prior to or concurrent with the subject RZ and PP applications. 2. Preliminary Plat A preliminary plat (PP) is proposed consisting of 167 168 single-family residential detached building lots and 32 common/other lots on 48.56 acres of land in the R-4 (50 building lots on 22.10 acres), R-8 (66 building lots on 17.66 acres), and TN-R (52 building lots on 8.80 acres) zoning districts. The subdivision is proposed to develop in 5 phases as shown on the phasing plan in Exhibit A (phase 1 was previously platted at the north boundary of this site). The overall gross density for the subdivision is 3.43 d.u./acre with a range of densities from 2.22, 3.74 and 5.91 d.u./acre respectively between the R-4, R-8 and TN-R zoned areas, generally consistent with the MDR and MHDR future land use designations for this site. Property Boundary Adjustment (PBA): A property boundary adjustment application was recently tentatively approved that will create a new parcel boundary at the northwest corner of the site consistent with the boundary of the proposed plat (see the Record of Survey included in Exhibit A.4). The applicant is in the process of completing the items needed for final approval; final approval of the PBA is required to be obtained prior to approval of the Findings for the subject applications. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Tables 11-2A-5, 11-2A-6 and 11-2D-2 for the R-4, R-8 and TN-R zoning districts respectively. Staff has reviewed the proposed plat and found it to be in compliance with the aforementioned standards. The net density of the area proposed to be zoned TN-R is 10.3 d.u./acre consistent with the net density of 8-15 d.u./acre required by UDC Table 11-2D-6. Block & Cul-de-sac Lengths: The plat is required to comply with the block length standards listed in UDC 11-6C-3F and the cul-de-sac length standard of 450 feet. Block faces should not be longer than 750 feet, without an intersecting pedestrian connection. Block 3, which abuts the Ridenbaugh Canal along the south boundary, far exceeds the maximum block face allowed; aAll other blocks comply with UDC standards. The face of Block 3 measures approximately 1,350 feet; Council can approve a block face up to 1,200 feet in length where block design is constrained by site conditions such as a large waterway and/or irrigation facility. The plat should be revised so Block 3 complies with the UDC standard. A cul-de-sac is proposed at the end of Street G that complies with UDC standards. Existing Structure(s): There are no existing structures on this site. EXHIBIT A Southridge Estates Sub RZ-14-007; PP-14-017 PAGE 8 Transportation: A Traffic Impact Study (TIS) was prepared for the overall Southridge site in 2006 based on the preliminary plat proposed at that time. Supplemental information was provided in 2007 to support the Overland Road re-alignment. ACHD did not require a new or updated TIS with the proposed plat. ACHD is requiring the applicant to widen S. Linder Road where it abuts the site to a minimum pavement width of 17 feet from centerline plus a 3-foot wide gravel shoulder, and construct a 7- foot wide detached sidewalk. No additional right-of-way is required. The applicant is required to design the extension of Street A over the Ridenbaugh Canal and to provide a road trust deposit for half of the construction. Street A will be constructed when the parcel to the west develops. Transit: The proposed project is not adjacent to any planned transit centers per the Valley Connect map. However, the DA for the Southridge development requires at least one transit stop to be provided at the southwest corner of Overland and Linder Roads with development of the village center, unless determined by the transit authority that the location is not suitable for a transit stop. Access: Access is proposed from W. Overland Road and S. Linder Road, both arterial streets, via S. Spanish Fork Way, a collector street, and S. Spanish Sun Way and W. American Fork Drive, both local streets, constructed with Phase 1. Direct lot access via W. Overland Road, S. Linder Road and S. Spanish Fork Way is prohibited; a note should be placed on the final plat accordingly. Stub Streets: The proposed plat depicts connections to existing stub streets constructed in phase 1 and stub streets to adjacent undeveloped parcels to the north and to the west for future extension and connectivity in accord with the approved conceptual development plans for this site. Common Driveways: The plat depicts five (5) common driveways within this development. All common driveways are required to be constructed in accord with the standards listed in UDC 11- 6C-3D. Common driveways are allowed to be a maximum of 150 feet in length, unless otherwise approved by the Fire Department. The Fire Department has reviewed and approved the proposed common driveways and is requiring the eastern four (4) driveways to be revised to comply with the 150 foot length requirement (measured from the edge of right-of-way); or, provide a Fire Department approved turn around at the end of the driveways if they exceed 150 feet. An exhibit map is required to be submitted that depicts the setbacks, building envelope, and orientation of the lots and structures. Landscaping: A landscape plan was submitted with this application, included in Exhibit A.3. A 25-foot wide street buffer is required along S. Linder Road, an arterial street; and a 20-foot wide street buffer is required along S. Spanish Fork Way, a collector street, and shall be planted in accord with the standards listed in UDC 11-3B-7C. Landscaping is required to be provided along the multi-use pathway in accord with the standards listed in 11-3B-12C. Landscaping is required within common areas in accord with the standards listed in UDC 11-3G- 3E. Staff has reviewed the landscape plan for compliance with the landscaping standards listed in the UDC and found the plan to be in compliance with these standards. All street buffer landscaping adjacent to Linder Road is required to be installed with the first development application, per requirement of the DA. EXHIBIT A Southridge Estates Sub RZ-14-007; PP-14-017 PAGE 9 Tree Mitigation: There are no existing 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 (48.56 acres), a total of 4.86 acres of qualified open space is required to be provided as set forth in UDC 11-3A-3B. A total of 5.31 acres (or 11+/-%) is proposed in accord with this requirement consisting of the multi-use pathway corridor, parkways, common area, and half of the street buffer along Linder Road. 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 (48.562 acres), a minimum of 2 amenities are required to be provided. The applicant proposes a segment of the City’s multi-use pathway through this site and along S. Linder Road; and a picnic area as one amenityies and states in their application narrative that amenities will be provided within the overall Southridge development in accord with the provisions of the DA as follows: a community clubhouse, pool area, and tot lot; and any other amenities required by the Commission and/or Council at the public hearings. Based on the area (166+/- acres) encompassed by the DA to be developed by CBH Homes, a minimum of 8 site amenities would be required for the overall development; the proposed multi-use pathway, picnic area, and future clubhouse, pool and tot lot to be constructed on the parcel to the west only account for half 5 of the 8 required amenities. Therefore, staff recommends the applicant identify at the Commission hearing provide a minimum of 3 other site amenities for the overall development area governed by the DAat least one other amenity for this site. Parkways: Parkways are required to be constructed and landscaped in accord with the standards listed in UDC 11-3A-17, Table 11-2D-6 and 11-3B-7C. Parkways are proposed throughout the development. UDC 11-A-17E requires that parkways planted with class II trees be a minimum 8-feet wide. The parkways along S. Spanish Fork Way are below the required 8 feet in width; the plat and landscape plan should be revised accordingly. Pathways: There is a segment of the City’s regional pathway designated on the Master Pathways Plan on this site along the north side of the Ridenbaugh Canal and along the west side of S. Linder Road. The plat depicts a 10-foot wide multi-use pathway along the frontage of Block 3 and along the west side of S. Linder Road consistent with the Pathways Plan. The pathways should be constructed in accord with the standards listed in the Master Pathways Plan and landscaped in accord with the standards listed in UDC 11-3B-12C. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. Five-foot wide detached sidewalks are proposed along internal local streets throughout the development. A 10-foot wide sidewalk/pathway is proposed along the south side of Streets A and C and along S. Linder Road in accord with the Master Pathways Plan. Waterways: The UDC (11-3A-6A) requires all irrigation ditches, laterals, canals and drains to be piped or otherwise covered unless they are proposed to be used as a water amenity or linear open space in which case they may remain open. City Council may waive this requirement if it finds that the public purpose requiring such will not be served and public safety can be preserved; or, for large capacity facilities. The Ridenbaugh Canal is a large facility that runs along the south and west boundaries of this site; the applicant requests a waiver from Council to allow the canal to remain open in accord EXHIBIT A Southridge Estates Sub RZ-14-007; PP-14-017 PAGE 10 with UDC 11-3A-6A.3. Staff is supportive of allowing the Ridenbaugh to remain open, provided fencing is constructed (see Fencing section below). All other irrigation ditches that cross the site are required to be piped. Floodplain: This site is not within the Meridian Floodplain Overlay District. 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): In accord with UDC 11-3A-15, an underground PI system is required to be provided to each lot in the subdivision, as proposed. 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. Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-6B and 11- 3A-7. Fencing is not depicted on the proposed landscape plan. The applicant should provide permanent perimeter fencing, and fencing to contain construction debris on site and prevent windblown debris from entering adjacent properties, in accord with the Comprehensive Plan. If the Ridenbaugh Canal is left open, is should 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 said canal. Building Elevations: The applicant has not submitted photos building elevations and design guidelines for homes proposed within this development, which satisfies. The the DA requiresment that prior to signature of the final plat for each phase of development, the applicant shall submit and obtain Design Review approval (if established); or, submit and obtain for City Council approval (or a DA modification) of plans that propose specific and detailed architectural guidelines for this development and that address (at a minimum) variety in structures within a block, building mass, building materials, rooflines, colors, and architectural styles. Because design review is not established for single-family detached homes, Staff recommends that conceptual building elevations in compliance with this provision are submitted with the subject application for review and approval by Council during the public hearing process. In summary, Staff recommends approval of the proposed rezone and preliminary plat request with the 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: 11/14/14 12/8/14) & Phasing Plan 3. Proposed Landscape Plan (dated: 10/1/14 11/14/14) 4. Tentatively Approved Record of Survey 5. Existing Approved Conceptual Development Plans for this Site 6. Common Driveway Exhibit EXHIBIT A Southridge Estates Sub RZ-14-007; PP-14-017 PAGE 11 B. Agency & Department Comments/Conditions C. Legal Description & Exhibit Map for Rezone Boundary D. Required Findings from Unified Development Code EXHIBIT A Exhibit A Page 1 A. Drawings 1. Vicinity Map EXHIBIT A Exhibit A Page 2 2. Proposed Preliminary Plat (dated: 11/14/14 12/8/14) & Phasing Plan EXHIBIT A Exhibit A Page 3 EXHIBIT A Exhibit A Page 4 EXHIBIT A Exhibit A Page 5 3. Proposed Landscape Plan (dated: 10/1/14 11/14/14) EXHIBIT A - 2 - EXHIBIT A - 3 - EXHIBIT A - 4 - 4. Tentatively Approved Record of Survey EXHIBIT A - 5 - 5. Existing Approved Conceptual Development Plans for this Site EXHIBIT A - 6 - 6. Common Driveway Exhibit EXHIBIT A - 7 - EXHIBIT A - 8 - EXHIBIT A - 9 - EXHIBIT A - 10 - B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval 1.1.1 The preliminary plat included in Exhibit A.2 dated 11/14/14 12/8/14 shall be revised as follows: a. Block 3 exceeds the maximum block face allowed of 1,200 feet per UDC 11-6C-3F. The plat shall be revised to comply with this requirement. b. The common driveways on Lots 8, 16, 24, and 32, Block 3 shall be revised to comply with the maximum length allowed for common driveways of 150 feet per UDC 11-6C-3D (measured from the edge of right-of-way); or, provide an approved turn around at the end of the driveways. c. The parkways along S. Spanish Fork Way shall be revised to comply with the minimum width requirement of 8 feet in accord with UDC 11-3A-17E and Table 11-2D-6. 1.1.2 The landscape plan included in Exhibit A.3 dated 10/1/14 11/14/15 shall be revised as follows: a. The applicant should provide permanent perimeter fencing, and fencing to contain construction debris on site and prevent windblown debris from entering adjacent properties, in accord with the Comprehensive Plan. b. The Ridenbaugh Canal 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 said canal, if left open and not piped. c. Include linear feet of parkways and required/proposed number of trees within the project calculations table. d. Provide a minimum 5.31 acres of qualified open space as proposed. Include detailed calculations demonstrating compliance with the qualified open space requirements listed in UDC 11-3G-3B. e. The R-15 zoning district column should be removed from the Zoning Requirements table as there is no R-15 zoning proposed. f. Include changes required to the preliminary plat in condition #1.1.1 that affect the landscape plan. g. Depict the proposed picnic area amenity on the plan. 1.1.3 All street buffer landscaping adjacent to Linder Road, including the multi-use pathway, is required to be installed with the first development application, per requirement of the Development Agreement. 1.1.4 The Ridenbaugh Canal is required to be piped in accord with UDC 11-3A-6A, unless waived by City Council as set forth in UDC 11-3A-6A.3. 1.1.5 An exhibit shall be submitted with each final plat application prior to the City Council meeting 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. Done, see Exhibit A.6. 1.1.6 A perpetual ingress/egress easement for the common driveways 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. 1.1.7 Construction of common driveways shall comply with the standards listed in UDC 11-6C-3D. EXHIBIT A - 11 - 1.18 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. 1.1.9 The regional pathway is required to be constructed in accord with the Master Pathways Plan as depicted on the landscape plan. 1.1.10 A minimum of two (2) site amenities shall be provided for this development including a segment of the City’s multi-use pathway as depicted on the plans and a picnic area as proposed by the applicant, in accord with UDC 11-3G-3. The applicant shall identify one additional amenity at or prior to the Commission hearing. 1.1.11 The applicant shall obtain final approval of the property boundary adjustment (PBA-14- 012) application prior to City Council approval of the Findings for the subject application. Done 1.1.12 Prior to City Council approval of the subject rezone and preliminary plat, the existing development agreement (recorded as Instrument No. 111099621) for Southridge Apartments shall be modified to update the conceptual development plan consistent with the layout of the proposed plat. Done 1.1.13 Prior to City Council approval of the subject rezone and preliminary plat, the applicant shall submit plans that propose specific and detailed architectural guidelines that address (at a minimum) variety in structures within a block, building mass, building materials, rooflines, colors, and architectural styles in accord with provision #6.3.13 in the DA (recorded as Instrument No. 113077158). 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-4, R-8, and TN-R zoning districts listed in UDC Tables 11-2-A-5, 11-2A-6, and 11-2D-2 respectively. 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. 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. EXHIBIT A - 12 - 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. 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 Water service to this development is master planned to come from mains that would need to be constructed from the existing mains adjacent to the north and from proposed mains to the easy EXHIBIT A - 13 - and west. Due to fire flow and redundancy requirements, the applicant will need to 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. In S. Spanish Fork Way from the existing main at the intersection of W. Heavy Timber to Street A. b. In Street A from the intersection of S. Spanish Fork Way to the west subdivision boundary at the crossing of the Ridenbaugh Canal. Additional 8-inch diameter mains shall be required in the following locations: c. From the terminus of Street C to S. Linder Road via Aspen Cove Drive. 2.1.2 Due to the elevation differentials in this development, the applicant shall be required to submit an engineered master grading and drainage plan for approval by the Community Development Department prior to signature on the final plat by the City Engineer. This plan shall establish, at a minimum; the finish floor elevation of each building lot, the finish grade elevations of the rear lot corners, the drainage patterns away from each building pad, the drainage patterns of the overall blocks, and any special swales or subsurface drainage features necessary to control and maintain storm water drainage. Applicant's engineer shall consult the 2012 International Residential Code when establishing the finish floor elevations and drainage patterns away from the building pads. 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. EXHIBIT A - 14 - 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 feat ures 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 EXHIBIT A - 15 - approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer’s expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 3. POLICE DEPARTMENT 3.1 The Police Department did not submit comments on this application. 4. FIRE DEPARTMENT 4.1 To increase emergency access to the site a minimum of two points of access will be required for any portion of the project which serves more than 30 homes, as set forth in International Fire Code Section D107.1. The two entrances should be separated by no less than ½ the diagonal measurement of the full development as set forth in International Fire Code Section D104.3. The applicant shall provide a stub street to the property to the (west/east/north/south). 4.2 The streets that are shown at 29 feet back of curb to back of curb will be restricted to parking on one side of the street and will need to be posted as such. 4.3 The common driveways on Lots 8, 16, 24, and 32, Block 3 shall be revised to comply with the maximum length allowed for common driveways of 150 feet per UDC 11-6C-3D; or, provide an approved turn around at the end of the driveways if they exceed 150 feet. 5. REPUBLIC SERVICES 5.1 Republic Services has no comments on this application. 6. PARKS DEPARTMENT 6.1 The applicant shall design and construct the multi-use pathway consistent with the location and specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise approved by the Parks and Recreation Director. 6.2 Prior to City Engineer signature on the final plat, the applicant shall depict a public access easement for the multi-use pathway on the final plat. 6.3 The applicant shall have an ongoing obligation to maintain all pathways. EXHIBIT A - 16 - 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Enter into a Development Agreement (DA) identifying that when the parcel to the west of the canal develops that the bridge crossing of the Ridenbaugh Canal will be constructed. The DA shall be in place and all conditions of the DA satisfied prior to signature of the first final plat within Southridge Estates Subdivision. 7.1.2 Provide a preliminary design for the bridge crossing to show that grades will work as part of plan approval for Street A. 7.1.3 Construct a 10-foot wide detached concrete pathway on Linder Road abutting the site. Locate the pathway a minimum of 42-feet from the centerline of Linder Road abutting the site. Provide a permanent right-of-way easement for the 10-foot wide concrete pathway if it is placed outside of the dedicated right-of-way. 7.1.4 Widen Linder Road to a minimum pavement width of 17-feet from centerline plus a 3-foot wide gravel shoulder abutting the site. 7.1.5 Construct a 24-foot wide bulb-out on Spanish Fork Way at Heavy Timber, as proposed. 7.1.6 Construct Spanish Fork Way as a 36-foot residential collector street section with vertical curb, gutter, and 5-foot detached (or 7-foot attached) concrete sidewalks. 7.1.7 Construct Street F as a 29-foot street section with rolled curb, gutter, and an 8-foot planter strip within 42-feet of right-of-way; construct 5-foot wide detached concrete sidewalk in an easement, as proposed. 7.1.8 Construct Streets I and J as 34-foot street sections with rolled curb, gutter, an 8-foot wide planter strip, and a 5-foot wide detached concrete sidewalk within 60-feet of right-of-way, as proposed. 7.1.9 Construct Street A, Street B, Street C, Street G, Heavy Timber, Farmington, Knotty Pine, and Woodhouse streets as 36-foot street sections with rolled curb, gutter, and an 8-foot wide planter strip within 50-feet of right-of-way; construct 5-foot wide detached concrete sidewalks within easements, as proposed. 7.1.10 Construct 24-foot wide bulb-outs at Woodhouse, Knotty Pine, and Farmington streets at their intersection with Heavy Timber, as proposed. 7.1.11 Construct a 10-foot wide detached sidewalk on the south side of Street C and the southeast side of Street A between Street C and the Ridenbaugh Canal, as proposed. 7.1.12 Construct one cul-de-sac turnaround with a 55-foot radius at the terminus of Street G, as proposed. 7.1.13 Construct Street B to intersect Spanish Fork Way, located approximately 180-feet north of Street A and 490-feet south of Heavy Timber, as proposed. 7.1.14 Construct one stub street to the north, Street A, located at the sites northwest property line, as proposed. Install sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 7.1.15 Construct one stub street to the west, Street A, located approximately 670-feet north of the south property line, as proposed. Install sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” EXHIBIT A - 17 - 7.1.16 Design the extension of Street A over the Ridenbaugh Canal and to provide a road trust deposit for half of the construction. Street A would then be constructed when the parcel to the west develops. 7.1.17 Construct one 30-foot wide driveway onto Street A, located approximately 530-feet south of Street, as proposed. 7.1.18 Construct four 30-foot wide driveways onto Street C located 300, 570, 840, and 1,00-feet west of Street G, as proposed. 7.1.19 Pave all 5 driveways their full width at least 30-feet into the site beyond the edge of pavement. 7.1.20 Provide permanent right-of-way easement for all of the detached sidewalks proposed to be located outside of the right-of-way. 7.1.21 Direct lot access to Linder Road and Spanish Fork Way is prohibited and shall be noted on the final plat. 7.1.22 Payment of impacts fees are due prior to issuance of a building permit. 7.1.23 Comply with all Standard Conditions of Approval. 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. T he 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. EXHIBIT A - 18 - 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 th e ACHD Commission. EXHIBIT A - 19 - C. Legal Description & Exhibit Map for Rezone Boundary EXHIBIT A - 20 - EXHIBIT A - 21 - EXHIBIT A - 22 - EXHIBIT A - 23 - EXHIBIT A - 24 - D. Required Findings from Unified Development Code 1. Rezone 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 rezone portions of the subject property to R-4, R-8 and TN-R zoning districts consistent with the FLUM designations of MDR and MHDR for the site (see section VII above for more information). Therefore, the City Council finds the proposed map amendment complies with the applicable provisions of the Comprehensive Plan. 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 is consistent with the purpose statement for the applicable 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 (UDC 11-5B-3.E). This finding does not apply as the request is for a rezone, not annexation. 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. 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.) EXHIBIT A - 25 - 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. d. 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 based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.). (See Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and The City Council is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis.