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CC - PZ Recs / Staff Report to CCCopperbrook Sub – AZ, PP H-2015-0029 PAGE 1 STAFF REPORT Hearing Date: March 15, 2016 TO: Mayor & City Council FROM: Sonya Watters, Associate City Planner 208-884-5533 SUBJECT: Copperbrook Subdivision – AZ, PP (H-2015-0029) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Hayden Homes Idaho, LLC, has submitted an application for annexation and zoning (AZ) of 51.45 acres of land with an R-8 zoning district. A preliminary plat (PP) is also proposed consisting of 199 building lots and 8 common lots on 51.45 acres of land in the proposed R-8 zoning district for Copperbrook 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. The Meridian Planning & Zoning Commission heard these items on February 4 and 18, 2016. At the public hearing on February 18, 2016, the Commission moved to recommend denial of the subject AZ and PP requests. a. Summary of Commission Public Hearing: i. In favor: Casey Ketterling, Applicant’s Representative ii. In opposition: None iii. Commenting: None iv. Written testimony: John Carpenter, Applicant’s Representative v. Staff presenting application: Sonya Watters vi. Other staff commenting on application: None b. Key issue(s) of Public Testimony: i. None c. Key Issues of Discussion by Commission: i. Location of the multi-use pathway (along the creek vs. McMillan Road); ii. Too many outstanding issues to determine at this time with the future extension of SH- 16 and existing site conditions; d. Commission Change(s) to Staff Recommendation: i. The Commission recommended denial of this project to the City Council based on it not being in the best interest of the City at this time. e. Outstanding Issue(s) for City Council: i. Whether or not it’s appropriate to annex and approve a development plan for this property at this time with the future impacts to this site from the SH-16 extension and existing site conditions. III. PROPOSED MOTION Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2015-0029, per the Commission’s recommendation and as presented during the hearing on March 15, 2016, for the following reasons: (You should state specific reasons for denial) Copperbrook Sub – AZ, PP H-2015-0029 PAGE 2 Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2015- 0029, as presented during the hearing on March 15, 2016, with the following modifications: (Add any proposed modifications). Continuance I move to continue File Number H-2015-0029 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 4725 N. McDermott Road, in the NE ¼ of Section 32, Township 4 North, Range 1 East. (Parcel Number: S0432110400) B. Owners: Gerald Schwisow 4725 N. McDermott Rd. Meridian, ID 83642 C. Applicant: Hayden Homes Idaho, LLC 1406 N. Main St., Ste. 114 Meridian, Idaho 83642 D. Representative: John Carpenter, T-O Engineers, Inc. 332 N. Broadmore Way Nampa, ID 83687 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: January 18 and February 1, 2016 (Commission); February 22 and March 7, 2016 (City Council) C. Radius notices mailed to properties within 300 feet on: January 14, 2016 (Commission); February 22, 2016 D. Applicant posted notice on site(s) on: February 3, 2016 (Commission); March 8, 2016 (City Council) VI. LAND USE A. Existing Land Use(s) and Zoning: The annexation area consists of one rural residential/agricultural property, zoned RUT in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: W. McMillan Road and rural residential/agricultural property, zoned RUT in Ada County Copperbrook Sub – AZ, PP H-2015-0029 PAGE 3 2. East: N. McDermott Road and property in the development process (residential homes and a public park) zoned R-8 and R-15 3. South: Rural residential and agricultural property, zoned RUT in Ada County 4. West: Rural residential and agricultural property, zoned RUT in Ada County C. History of Previous Actions: None D. Utilities: 1. Location of sewer: The sewer system for the proposed development will connect to an existing sewer manhole in McDermott Road. 2. Location of water: A 12-inch water main is proposed to be extended from The Oaks Subdivision on McMillan Road to service this site. A connection to the water main in W. Torana Ct. to the required water main in McDermott Road will also be required. 3. Issues or concerns: This development is subject to paying the Oaks Lift Station reimbursement fees, as well as paying for the costs of the future upgrade of the lift station. E. Physical Features: 1. Canals/Ditches Irrigation: There are some irrigation ditches that cross this site and the Five Mile Creek runs off-site along the southern boundary of the site. 2. Hazards: Staff is unaware of any hazards that exist on this site. 3. Flood Plain: A portion of this site along the southern boundary lies within the Meridian Floodplain Overlay District. 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 51.45 acre site with 199 single-family detached structures at a gross density of 4.33 dwelling units per acre (d.u./acre), which is within the density desired in MDR designated areas; this density is calculated without the 5.78 acre property (Lot 12, Block 1) where the existing home is located. With the inclusion of Lot 12, Block 1, the gross density is 3.9 d.u./acre. 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 applicant proposes to develop single-family detached homes in this development most of which will have front facing garages with some alley loaded garage units for variety. 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. Copperbrook Sub – AZ, PP H-2015-0029 PAGE 4  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) There are three existing rural residential/agricultural properties to the south and one to the west of this site. Although higher density, the proposed residential development should be compatible with these residential uses.  “Require common area in all subdivisions.” (3.07.02F) A total of 5.15 acres (or 10%) of qualified open space is required to be provided in accord with the requirements listed in UDC 11-3G-3. The amount of qualified open space proposed is below the required amount; not all of the common area proposed is “qualified”.  “Require new urban density subdivisions which abut or are proximal to existing low density residential land uses to provide landscaped screening or transitional densities with larger, more comparable lot sizes to buffer the interface between urban level densities and rural residential densities.” (3.05.02F). The proposed plat does not provide a transition in density or landscaped screening to the rural parcels to the west and south.  “Improve and protect creeks throughout commercial, industrial and residential areas.” (5.01.01E) The Five Mile Creek exists off-site along the southern boundary of the site. The developer shall ensure that it is protected during development.  “Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow.” (3.03.03C) The proposed plat does not depict any stub streets (except for the collector street along the west boundary per ACHD’s MSM) to the south for future interconnectivity with the three properties south of the creek. The Idaho Transportation Department’s (ITD’s) corridor study for the extension of SH-16 depicts a north/south access road ¼ mile west of N. McDermott Road for access to those properties that currently have access via N. McDermott Road; however, none is proposed.  “Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc.” (3.05.02C) Street buffer landscaping is required along W. McMillan Road, an arterial street; and N. McDermott Road, an entryway corridor; and N. McCrosson Avenue, a collector street, in accord with the standards listed in UDC 11-3B-7C. A street buffer is shown along McCrosson and McMillan Roads but not along the existing McDermott Road; because McDermott is an existing street and SH-16 is not in a funded plan, a street buffer is required to be constructed with development along McDermott Road. Fencing is depicted on the landscape plan and should comply with the standards listed in UDC 11-3A-7. Separate permits shall be obtained for signage and fencing.  “Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system.” (3.03.03B) The landscape plan depicts a micro-path connection to the south boundary of the site which will connect with the multi-use pathway staff recommends is constructed along the north side of the creek; a pedestrian bridge is needed to cross the Five Mile Creek for access and interconnectivity to the south. Copperbrook Sub – AZ, PP H-2015-0029 PAGE 5 Staff recommends this pathway is either relocated further to the west to break up the length of Block 1 on the south side of W. Torana Drive in accord with the block length standards listed in UDC 11-6C-3F; or, another pathway is provided in addition to the one proposed to comply with block length standards.  “Coordinate with irrigation districts to implement the proposed pathway network along irrigation canals, ditches, creeks, and easements.” (6.02.02C) Staff recommends the applicant coordinate with NMID to construct a 10-foot wide multi-use pathway off-site along the north side of the Five Mile Creek.  “Encourage and promote the development of an interchange at the intersection of McDermott Road/SH 16 Road extension and I-84 by ITD.” (3.03.02I) The proposed plat depicts 300 feet of future right-of-way along the east side of the property adjacent to N. McDermott Road for future extension of SH 16.  “Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D) The existing home on this site currently has driveway accesses via N. McDermott Road, an arterial street. The UDC (11-3A-3A) requires any property that currently takes direct access to an arterial street to reconfigure the site circulation plan to take access from a local street within the development.  “Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets). (3.03.020) There are no existing stub streets to this property; the adjacent properties are rural residential/agricultural in nature. The proposed plat depicts a collector street along the west boundary of the site for future extension to the south in accord with the Master Street Map; no other stub streets are proposed at the south boundary.  “Evaluate the comprehensive impact of growth in all land use decisions (e.g., traffic impacts, school enrollment and parks etc.).” (3.01.01B) Staff has received a letter from COMPASS detailing how the proposed project meets or does not meet the goals of Communities in Motion, the regions long range transportation plan. The letter highlights that the current assumptions in the long range transportation plan did not anticipate very much growth in this area by 2040. If this area continues to grow at the current rate, the City should work with COMPASS to track this growth and make sure that it is reflected in the next update to the long range transportation plan (Reference COMPASS’s comments for specifics on this application). VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian comprehensive plan. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. The medium density residential (R-8) district allows a maximum gross density of 8 dwelling units per acre. B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-6 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the site for single- family detached dwellings is a principal permitted use in the R-8 zoning district. Copperbrook Sub – AZ, PP H-2015-0029 PAGE 6 C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Tables 11-2A-6 for the R-8 zoning district. D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC Table 11-2A-6 for the R-8 zoning district. E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. Annexation & Zoning The applicant has applied for annexation and zoning of 51.45 acres of land with an R-8 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. The applicant proposes to develop 199 new single-family residential detached homes on 51.45 acres of land as shown on the preliminary plat included in Exhibit A.2. Conceptual building elevations were submitted for future homes within the development, included in Exhibit A.4. The legal description submitted with the application, included in Exhibit C, shows the boundary 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 depicts 199 building lots and 8 common lots on 51.45 acres of land in a proposed R-8 zoning district (see Exhibit A.2). The property is proposed to develop in 9 phases, starting near the east boundary of the site and working west with the last phase being the large lot where the existing home is located (see phasing plan in Exhibit A.2). The gross density for the subdivision is 3.9 d.u./acre (4.3 d.u./acre not including the lot for the existing home). The minimum property size is 4,000 square feet (s.f.) with an average property size of 5,900 s.f. excluding the existing house. Existing Structures: There is an existing home and associated outbuildings on the site that are proposed to remain on Lot 12, Block 1, which is designated on the plat for future right-of-way for the construction of SH 16. When SH 16 is extended, all of the structures will be removed. All existing structures that are proposed to remain with subdivision of the property must comply with the setback standards of the R-8 district per UDC Table 11-2A-6; or be removed prior to City Engineer signature on the final plat. Staff has reviewed the footprint of the existing home and outbuildings shown on the preliminary plat and they appear to comply with the setback requirements of the R-8 district except for one of the outbuildings, a 3-sided animal shelter, which appears to be about 25+/- feet from the existing right-of-way of McDermott Road; this building will encroach within the 35-foot wide street buffer required along N. McDermott Road and should be removed. The applicant requests Council approval for all of the structures to remain until SH 16 is extended. Copperbrook Sub – AZ, PP H-2015-0029 PAGE 7 A letter submitted by ITD in regard to this application notes that if structures are allowed to remain on the site until the extension of SH-16, it will increase costs to taxpayers to remove these structures. Out-Parcel (Evan’s Property): The out-parcel at the north boundary of the subdivision owned by the Evan’s (Parcel #S0432110050) has been verified to be an original parcel of record as defined by UDC 11-1A-1. Staff has encouraged the applicant to include this parcel in the proposed subdivision but they are unable to reach the owner of the property. A common lot is proposed between W. Los Flores Street and the Evan’s parcel. At staff’s request, the applicant submitted a conceptual development plan that shows how the Evan’s parcel, as well as the property south of it, may redevelop in the future with 3 building lots and a street buffer along W. McMillan Road (see Exhibit A.5). Staff recommends a note is added to the plat that this lot is non-buildable until such time as the Evan’s property redevelops at which time it may be included with that property and developed with residential lots. It should not be a common lot or be counted toward the qualified open space but should be landscaped in the interim of it redeveloping. Staff also recommends that a sidewalk is constructed along the frontage of the out-parcel with consent from the property owner. Dimensional Standards: Development of this site is required to comply with the dimensional standards listed in UDC 11-2A-3 and Table 11-2A-6 for the R-8 district. Staff has reviewed the proposed plat and found it to be in compliance with these standards, except for Lot 64, Block 1, which is required to have a minimum street frontage of 50 feet and the lots in Block 7 which do not depict square footages of the lots. Block Length: The plat is required to comply with the block length standards listed in UDC 11- 6C-3F. The face of Block 1 on the south side of W. Torana Avenue is approximately 1,000 feet long which exceeds the 750 foot maximum allowed; however, because it abuts a large waterway/irrigation facility (Five Mile Creek) it’s allowed to extend up to 1,200 feet with City Council approval. All other blocks comply with this standard. Traffic Impact Study (TIS): A TIS was required by ACHD for this development and prepared by Thompson Engineers. A summary of the TIS is included in ACHD’s staff report. Access/Stub Streets: One access is proposed via W. McMillan Road, the arterial street along the north boundary of the site, and another is proposed via N. McCrosson Avenue, the collector street proposed along the west boundary of the site. No stub streets exist to this property and none are proposed to adjacent properties. The applicant also proposes to retain the existing accesses via N. McDermott Road for the existing home until such time as the home is removed and/or SH-16 is extended. With development of the property, the UDC (11-3A-3) requires all subdivisions to provide local street access to any use that currently takes direct access from an arterial or collector street. The applicant requests a waiver from Council for the existing accesses via N. McDermott Road to remain until such time as the home is removed and SH-16 is constructed; approval from ACHD is also required. Direct lot access via N. McCrosson Avenue and N. McDermott Road, both collector streets, and W. McMillan Road, an arterial street is prohibited. ITD’s SH-16 corridor study depicts a north/south street between McMillan and Ustick Roads at the quarter mile between McDermott and McCrosson for connectivity and access to the adjacent properties to the south (Parcel No.’s S0432110565, S0432141800, and S0432110500). This street is intended to provide access to the properties south of the creek that currently take access via N. McDermott Road; when SH-16 is extended they will no Copperbrook Sub – AZ, PP H-2015-0029 PAGE 8 longer have access to McDermott. Without this access (or an alternative access) these properties will be landlocked. A north/south street is not depicted on the plat as shown on the corridor study. In lieu of a north/south street, the applicant should present an alternative access plan to ITD for approval prior to Council approval of the subject application. The Fire Department requires a secondary emergency access to be provided for over 30 homes (see condition #4.12 in Exhibit B). The first phase final plat should not include more than 30 building lots (as proposed) without an emergency access being provided. Streets: All of the proposed streets depicted on the plat are public. Alleys: Alleys are proposed for access to the alley loaded garage units. All alleys shall be constructed in accord with the standards listed in UDC 11-6C-3B.5. Common Driveways: The applicant is proposing 6 common driveways in this project. All common driveways should comply with the standards listed in UDC 11-6C-3D. Staff has reviewed the dimensions of the common driveways depicted on the plat and they are consistent with these standards. Unless limited by a significant geographical feature, or separated by a minimum 5-foot wide landscaped common lot, all properties that abut a common driveway shall take access from the driveway. A perpetual ingress/egress easement is required to 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. For any plats using a common driveway, the setbacks, building envelope, and orientation of the lots and structures are required to be shown on the preliminary plat and/or as an exhibit with the final plat application. Parking: Off-street parking is required on each residential lot in accord with the standards listed in UDC 11-3C-6. Landscaping: A 35-foot wide street buffer is required along N. McDermott Road, an entryway corridor; a 25-foot wide street buffer is required along W. McMillan Road, an arterial street; and a 20-foot wide street buffer is required along N. McCrosson Avenue, a collector street. Landscaping shall be installed in accord with the standards listed in UDC 11-3B-7C. A landscape plan was submitted for the area proposed to be platted as shown in Exhibit A.3. A street buffer is not depicted along McDermott as required; the plan should be revised accordingly. Street buffers are proposed along McMillan and McCrosson in accord with UDC standards and also along future SH-16 (Lot 11C, Block 1). A 35-foot wide common lot (Lot 11C, Block 1) is also proposed between N. Sleeping Deer Avenue and the lot where the existing home is proposed to remain which will serve as the street buffer along SH-16 when it is extended in the future. A 6-foot tall vinyl fence is proposed between this lot and the lot where the existing home is located; staff recommends this fence is not constructed as it will eventually be on the front side of the street buffer rather than the back as required by the UDC and will need to be relocated or removed. Landscaping within the common areas is required in accord with the standards listed in UDC 11- 3G-3E. The landscape plan appears to comply with all of the aforementioned standards. Copperbrook Sub – AZ, PP H-2015-0029 PAGE 9 Tree Mitigation: Mitigation is required for all existing trees 4-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement, in accord with UDC 11-3B-10C.5. The landscape plan states that no existing trees are proposed to be removed. Parkways: Parkways are not proposed within this development. 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 (51.45 acres), a minimum of 5.15 acres of qualified open space is required to be provided as set forth in UDC 11-3A-3B. It appears some of the open space does not count toward qualified open space per the standards listed in UDC 11-3G-3; prior to the Council meeting, the applicant should submit detailed calculations and/or a revised plan that demonstrates compliance with this requirement. In order for the stormwater drainage swale shown on Lot 83C, Block 1 to count toward qualified open space it must be constructed in accord with the standards listed in UDC 11-3B-11C. 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. Based on the area of the preliminary plat (51.45 acres), a minimum of two qualified site amenities are required. The applicant proposes to provide a sand volleyball court in the storm drainage lot at the southwest corner of the site (Lot 83C, Block 1) and a large common area for an open sports play field (Lot 23C, block 1). Staff recommends if a volleyball court is provided that it is relocated more centrally within the development and not within a drainage area. The large common area counts toward qualified open space but does not qualify as a site amenity. The segment of the multi-use pathway system that staff recommends is provided with this development does count as a qualified amenity. Staff recommends a minimum of one (1) other qualified site amenity is provided. Pathways: The Pathways Master Plan depicts a regional pathway running along the north side of the Five Mile Creek along the south boundary, extending north through this site to McMillan Road, continuing to the east across McDermott Road and the future SH-16. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. Five- foot wide detached sidewalks are required along N. McCrosson Avenue, N. McDermott Road and W. McMillan Road, collector and arterial streets; and 5-foot wide attached sidewalks are proposed along local streets within the development in accord with UDC standards. 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. The sewer system for the proposed development will connect to an existing sewer manhole in McDermott Road and will require a 20-foot utility easement through Lot 12, Block 1. A 12-inch water main is proposed to be extended from The Oaks Subdivision on McMillan Road to service this site. A connection to the water main in W. Torana Ct. to the required water main in McDermott Road will also be required. Main lines will be provided through the subdivision to the west end of the property for future expansion. Street lighting is required to be installed within the development in accord with the City’s adopted standards, specifications and ordinances. Copperbrook Sub – AZ, PP H-2015-0029 PAGE 10 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. Irrigation water will be provided by Settler’s Irrigation District from an existing irrigation lateral at the north boundary of the property. Individual lot service will be provided by a pump station in Lot 23C, Block 1. Overflow will discharge into the Nampa Meridian Irrigation District’s (NMID) Five Mile Drain at the southern boundary of the site. The applicant states they are applying for an irrigation water right for the secondary connection. Settler’s provides water, while NMID controls the Five Mile 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. Storm water is proposed to be routed through curb and gutter to disposal facilities onsite. Historic storm runoff will be discharged to the Five Mile Drain. Excess storm runoff will be contained onsite by retention facilities and seepage beds confined within the common lots. Waterways: 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. There are some irrigation ditches that cross this site that are required to be piped. The Five Mile Creek, a natural waterway, runs off-site along the southern boundary of this site. The creek should be protected during development of the site. Floodplain: A portion of this property along the south boundary lies within the Meridian Floodplain Overlay District. Prior to any development occurring in the Overlay District, a floodplain permit application, including hydraulic and hydrologic analysis is required to be completed and submitted to the City and approved by the Floodplain Administrator per MCC 10-6. The applicant states that a draft report was completed by Karl Gebhardt that determines that the floodplain is contained within the Five Mile drain and does not affect this property. A copy of the study needs to be submitted to the City, including development plans which illustrate that there is no development in the overlay district (floodplain + 10’), as the current effective FEMA map illustrates the unstudied area is larger than Mr. Gebhardt’s study. Building Elevations: The applicant has submitted elevations for 5 different styles of homes within the development as shown in Exhibit A.4. Building materials consist of horizontal lap siding with shake accents in the gables with optional masonry accents on the front elevation. Because the rear or side of homes on lots that face N. McCrosson Avenue, W. McMillan Road and future SH-16, collector streets and a state highway, will be highly visible, staff recommends the rear or sides of structures on these lots 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. Six foot tall vinyl privacy fencing and 5-foot tall wrought iron fencing is depicted on the landscape plan. Staff recommends open vision fencing is installed along the entire perimeter of the common area on Lot 23C, Block 1 to distinguish private from common area; fencing is only shown around a portion of the area currently. Staff feels that annexation and development of this property may be premature at this time because of the desire to retain the existing home and outbuildings and access to McDermott Road, the future extension of SH-16 along the frontage of this site on McDermott Road, the inability to include the out-parcel within the development and possibly not provide a sidewalk across the frontage of the property along McMillan, and the lack of a north/south street across Copperbrook Sub – AZ, PP H-2015-0029 PAGE 11 the creek for access to the properties to the south. Staff only recommends approval of this project, if the applicant complies with the conditions in Exhibit B; otherwise, staff recommends the application is denied. X. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Proposed Preliminary Plat (dated: 1/6/16) & Phasing Plan 3. Proposed Landscape Plan (dated: 1/6/16) 4. Conceptual Building Elevations & Materials 5. Conceptual Redevelopment Plan for the Evan’s Property (Out-Parcel) B. Agency & Department Comments/Conditions C. Legal Description & Exhibit Map for Annexation Boundary D. Required Findings from Unified Development Code - 2 - A. Drawings/Other 1. 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Proposed Preliminary Plat (dated: 1/6/16) & Phasing Plan - 4 - 3. Proposed Landscape Plan (dated: 1/6/16) - 5 - - 6 - 4. Conceptual Building Elevations & Materials - 7 - - 8 - - 9 - 5. Conceptual Redevelopment Plan for the Evan’s Property (Out-Parcel) - 10 - 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. The site shall be developed generally consistent with the preliminary plat, landscape plan and building elevations (design and construction materials) shown in Exhibit A. b. Provide a construction bid and surety for110% of the amount of the bid to the City for half the cost of construction of a pedestrian bridge over the Five Mile Creek prior to signature on the final plat for the phase that contains the pathway – shown as Phase 2 on the phasing plan in Exhibit A.2. c. Construct a sidewalk along W. McMillan Road off-site along the frontage of the Evans property (Parcel No. S0432110050) with approval from the property owner. It would be preferable for the developer to obtain this property and include it in the development. d. Construct a 10-foot wide multi-use pathway off-site along the north side of the Five Mile Creek from the west boundary of the site to the future SH-16 street buffer on Lot 11C, Block 1 and extend the pathway north within the street buffer to W. McMillan Road and east to the McMillan/McDermott intersection. e. The access driveways via N. McDermott Road for the existing home shall be removed and access provided internally within the subdivision, unless approval is obtained from ACHD and a waiver to UDC 11-3A-3 is approved by City Council for the existing accesses to remain. f. The existing home on Lot 12, Block 1 is required to hook up to City water & sewer service within 60 days of services becoming available per MCC 9-1-4. g. As the developer is not proposing to provide a north/south street at the quarter mile as planned in the Idaho Transportation Department’s SH-16 corridor study for access to the properties south of the Five Mile Creek upon the extension of SH-16, the developer shall obtain approval of an alternative access plan from ITD prior to Council action on the proposed preliminary plat. h. A portion of this property along the south boundary lies within the Meridian Floodplain Overlay District. Prior to any development occurring in the Overlay District, a floodplain permit application, including hydraulic and hydrologic analysis is required to be completed and submitted to the City and approved by the Floodplain Administrator per MCC 10-6. A draft report was completed by Karl Gebhardt that determines that the floodplain is contained within the Five Mile drain and does not affect this property. A copy of the study needs to be submitted to the City, including development plans which illustrate that there is no development in the overlay district (floodplain + 10’), as the current effective FEMA map illustrates the unstudied area is larger than Mr. Gebhardt’s study. i. The rear or sides of structures on lots facing N. McCrosson Avenue, W. McMillan Road and future SH-16 incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. - 11 - j. A three hundred foot (300’) wide right-of-way strip (Lot 12, Block 1) shall remain open across the frontage of this site on N. McDermott Road measured from the east property line of the subdivision (west right-of-way boundary of N. McDermott Road) for future right-of- way for the extension of SH-16. 1.1.2 The preliminary plat included in Exhibit A.2, dated 1/6/16, is approved with the following changes: a. Provide a minimum of 10% (5.15 acres) of qualified open space within the development in accord with the requirements listed in UDC 11-3G-3B; include a calculations table demonstrating compliance. b. Provide a 35-foot wide street buffer along N. McDermott Road, an entryway corridor, as set forth in UDC Table 11-2A-6. c. A minimum 5-foot wide landscaped common lot or a significant geographical feature is required for all properties that abut a common driveway but aren’t taking access via the common driveway, per UDC 11-6C-3D.5. d. Modify plat note #4 to remove, “. . . except Lot 12 Block 1.” e. Delete plat note #6 that states the existing home is allowed to remain on well and septic. f. Modify plat note #7 as follows, “Lots 20, & 21 & 22, 6766 & 67, 77 & 78, Block 1 and Lots 21-23, 30-32, & 37-39, Block 4 shall have a 20 foot wide shared drive easement as shown for the purposes of ingress/egress.” g. Lot 64, Block 1 needs to be revised to comply with the minimum street frontage of 50 feet. h. Depict the square footages of the lots within Block 7. i. Provide internal local street access to Lot 12, Block 1 in accord with UDC 11-3A-3A. j. Include a note stating that Lot 12, Block 1 is reserved for future right-of-way for the extension of SH-16. The width of Lot 12, Block 1 shall be 300 feet measured from the east property line of the subdivision (west right-of-way boundary of N. McDermott Road). k. Staff recommends a note is added to the plat that Lot 6C, Block 1 is non-buildable until such time as the Evan’s property (Parcel #S0432110050) redevelops at which time it may be included with that property and developed with residential lots. It shall not be a common lot or be counted toward the qualified open space and must be landscaped in the interim of it redeveloping. l. The face of Block 1 along the south side of W. Torana Drive exceeds the maximum block length allowed of 750 feet. The plan shall be revised to comply with the block length requirements listed in UDC 11-6C-3F, unless Council approves the block length of 1,000+/- feet as proposed. 1.1.3 The landscape plan included in Exhibit A.3, dated 1/6/16, shall be revised as follows: a. Provide a minimum of 10% (5.15 acres) of qualified open space within the development in accord with the requirements listed in UDC 11-3G-3B; submit a revised plan at least 10 days prior to the City Council meeting that demonstrates compliance with the minimum requirements. b. Depict a 10-foot wide multi-use pathway off-site along the north side of the Five Mile Creek from the west boundary of the site to Lot 11C, Block 1 and then extending north through Lot 11C, Block 1 to McMillan Road and then east to the McMillan/McDermott intersection in accord with the standards listed in UDC 11-3A-8 and the Pathways Master Plan. Landscaping is required in accord with the standards listed in UDC 11-3B-12C. c. The Five Mile Creek along the south boundary of the site is labeled incorrectly as the Nine Mile Creek; revise accordingly. d. Include the entire boundary of the plat on the plan (i.e. Lot 12, Block 1 and N. McDermott Road). e. Provide a 35-foot wide street buffer along N. McDermott Road, landscaped in accord with the standards listed in UDC 11-3B-7C. - 12 - f. A minimum 5-foot wide landscaped common lot or a significant geographical feature is required for all properties that abut a common driveway but aren’t taking access via the common driveway, per UDC 11-6C-3D.5. g. Provide a minimum of two (2) qualified site amenities within the development, one of which being a segment of the City’s regional pathway system, in accord with UDC 11-3G-3. h. Provide 5-foot tall wrought iron fencing around the entire common area on Lot 23C, Block 1 to distinguish common from private areas. i. Remove the fence shown on the common lot line between Lots 11C and 12, Block 1. 1.1.4 Prior to signature on the first final plat for the second phase of development (as shown on the phasing plan in Exhibit A.2) by the City Engineer, the applicant shall submit a public access easement from NMID to Jay Gibbons, Park’s Department, for the multi-use pathway along the north side of the Five Mile Creek for approval by City Council and subsequent recordation. 1.1.5 An emergency access shall be provided for any development over 30 building lots in accord with Fire Department condition #4.12 below. The first final plat shall not exceed 30 building lots without an emergency access. 1.1.6 Sidewalks are required along all public streets as set forth in UDC 11-3A-17. Five-foot wide detached sidewalks are required along W. McMillan Road, an arterial street; and N. McCrosson Avenue and N. McDermott Road, both collector streets. Five foot wide attached or detached sidewalks are required along local streets within the development. 1.1.7 Any existing structures that are not contained within a lot or that do not comply with the setback requirements of the R-8 zoning district per UDC Table 11-2A-6, shall be removed prior to City Engineer signature on the final plat. An exhibit shall be submitted with the final plat application demonstrating compliance with setback requirements for any existing structures that are proposed to remain. 1.1.8 All common driveways shall comply with the standards listed in UDC 11-6C-3D. A perpetual ingress/egress easement is required to 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. A recorded copy of said easement shall be submitted to the Planning Division of the Community Development Department prior to signature of the final plat by the City Engineer. 1.1.9 The setbacks, building envelope, and orientation of the lots and structures on lots accessed by a common driveway are required to be shown on the preliminary plat and/or as an exhibit with the final plat application in accord with UDC 11-6C-3D. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC Table 11-2-A-6. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. 1.2.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5. 1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11 -3A- 15, UDC 11-3B-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. - 13 - 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. 1.2.15 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. 1.3 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. - 14 - 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 be required to extend the existing water main in McMillan Road, which is currently 1/2 mile east of proposed development. Applicant shall also be required to install 12- inch water main improvements along the McDermott and McMillan frontages of the development. Connect the water main in W. Torana Dr to the water main in W. Torana Ct. through the common open space. Connect the water main in W. Torana Ct. to the required water main in McDermott Road. Provide a 20-foot wide water main easement through the required common area pathway between W. Torana Drive and Fivemile Creek to allow for possible future connection across Fivemile Creek. The water main along the west boundary in N. McCrosson Avenue needs to be 12-inch diameter from McMillan to southern boundary. 2.1.2 Applicant shall be required to pay the Oaks Lift Station and Pressure Sewer Reimbursement Fees in the amount of $265.25 per building lot. The aggregate amount of the reimbursement fees for the entire preliminary plat must be paid with the first final plat application. 2.1.3 Applicant shall be required to fund 125% of the upgrade cost for the Oaks Lift Station, currently estimated at $250,250.00, unless said cost has been previously paid. Payment of the $312,812.50 ($250,250.00 x 1.25 = $312,812.50) upgrade cost is required with the first final plat application. Applicant may be eligible for partial reimbursement under the provisions of MCC 8-6-5. 2.1.4 Applicant shall connect the existing home located on Lot 12, Block 1 to sanitary sewer and water services from the City of Meridian. All costs associated with the connection of these utilities shall be borne by the applicant. 2.1.5 A street light plan needs to be included in the final plat application. 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 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. - 15 - 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. 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, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 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. - 16 - 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.21 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. 2.2.22 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 The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a f avorable outcome on a request for Basic and Advanced Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. 4.2 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons per minute for a duration of 2 hours to service the entire project. One and two family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the - 17 - International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 4.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle. b. Fire hydrants shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10’. f. Fire hydrants shall be placed 18” above finished grade to the center of the 4 ½” outlets. g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 4.4 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 4.5 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’ outside, per International Fire Code Section 503.2.4. 4.6 Private Alleys and Fire Lanes shall have a 20’ wide improved surface capable of supporting an imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 4.7 All common driveways shall be straight or have a turning radius of 28’ inside and 48’ outside and have a clear driving surface of 20’ in width capable of supporting an imposed weight of 75,000 GVW, per International Fire Code Section 503.2. 4.8 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.4 & D103.6. 4.9 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.10 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical clearance of 13’6 as set forth in International Fire Code Section 503.2.1. 4.11 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. 4.12 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. 4.13 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 - 18 - 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. 4.14 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. The cost of this installation is to be borne by the developer. (National Fire Protection Std 1141 Section 5.2.11.1) 4.15 All portions of the buildings located on this project must be within 150’ of a paved surface as measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1. 5. REPUBLIC SERVICES 5.1 The trash carts on common driveways shall be moved to the street for service. 6. PARKS DEPARTMENT 6.1 The Meridian Pathway Network Plan requires a multi-use pathway on the north side of the Five Mile Creek. The Developer shall construct a 10-foot wide multi-use pathway in accord with this requirement; coordinate with Jay Gibbons, Parks & Pathways Project Manager. The pathway shall connect from the east end of the required pathway to the intersection of McDermott and McMillan. This connection should be adjacent to the current McDermott Road configuration and shall be 10 feet wide. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Dedicate 25-feet of right-of-way from centerline of McMillan Road abutting the site. 7.1.2 Construct a 5-foot wide sidewalk a minimum 30-feet from centerline to face of sidewalk behind the existing power poles along McMillan Road abutting the site. 7.1.3 Provide permanent right-of-way easements for public sidewalk placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2- feet behind the back edge of the sidewalk. 7.1.4 Improve McMillan Road with 17-feet of pavement with 3-foot gravel shoulders from centerline abutting the site. 7.1.5 Construct a left turn lane on McMillan Road at the McMillan Road/Glassford Avenue intersection when the intersection is first constructed. Coordinate location and length with District staff. 7.1.6 Dedicate 37-feet of right-of-way from centerline of McDermott Road abutting the site. 7.1.7 Construct McDermott Road as one-half of a 46-foot street section with vertical curb, gutter, 8- foot wide parkway strip and detached 5-foot wide concrete sidewalk abutting the site, plus 12-feet of additional pavement widening beyond the centerline established for the street with 3-foot wide gravel shoulder. 7.1.8 The existing accesses on McDermott Road are to remain in use until such time as the property is no longer being used for agricultural purposes; OR phase 9, as depicted on the phasing plan submitted as part of the preliminary plat application, redevelops. At that time future access requires further review by ACHD. 7.1.9 Construct a new north/south collector street, McCrosson Avenue, located at the mid -mile between Star Road and McDermott Road abutting the western property line to the south property line, as - 19 - one-half of a 36-foot street section with vertical curb, gutter, 8-foot wide parkway strip, plus 12- feet of additional pavement widening beyond the centerline, within 38-feet of right-of-way; and a 5-foot wide sidewalk outside of right-of-way. OR; construct the new north/south collector from McMillan Road south to the McCrosson Avenue/ Placid Street intersection as one-half of a 36-foot street section with vertical curb, gutter, 8-foot wide parkway strip, plus 12-feet of additional pavement widening beyond the centerline, within 38-feet of right-of-way; and a 5-foot wide sidewalk outside of right-of-way; and road trust deposit for the remaining improvements from the intersection south to the south property line and provide a temporary cul-de-sac with a minimum turning radius of 45-feet. 7.1.10 Pave the temporary turnaround and grant the District a temporary turnaround easement for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. 7.1.11 Install a sign at the terminus of the residential collector stating that, “THIS IS A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENED IN THE FUTURE.” 7.1.12 Provide permanent right-of-way easements for public sidewalk placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2- feet behind the back edge of the sidewalk. 7.1.13 Construct all internal local streets as 34-foot street sections with curb, gutter, and 5-foot wide attached concrete sidewalks within 46-feet of right-of-way. Provide a 1-foot wide permanent easement behind the right-of-way line at the back edge of sidewalk to meet District Sidewalk policy. 7.1.14 Construct the cul-de-sac, Torana Drive, with minimum turning radii of 45-feet. 7.1.15 Construct two residential 16-foot wide alleys, one 560-feet in length, and the second, 600-feet in length. Both alleys are to intersect Los Flores Street to the north and Torana Court to the south. 7.1.16 Design the alleys with a curb cut type approach connecting to local streets, Los Flores Street and Torana Court; and a 250-foot offset. 7.1.17 Install “NO PARKING” signs at the alley/street intersections. 7.1.18 Building setbacks shall be minimal from the alley right-of-way line, while still achieving the required 20-feet of back-up space from a garage or other parking structure to the opposite side of the alley. 7.1.19 Construct one local street, Glassford Avenue, to intersect McMillan Road 940-feet east of McDermott Road. 7.1.20 Construct a local street, Placid Street, to intersect the new collector street, McCrosson Avenue, 490-feet south of McMillan Road. 7.1.21 Construct all internal local streets to provide a minimum 125-foot offset from any other local street; and a minimum offset of 330-feet from any collector roadway. 7.1.22 Provide a road trust deposit in the amount of $137,500 for construction of the future bridge to span Five Mile Creek and Phyllis Canal (McCrosson Avenue). 7.1.23 Provide a temporary right-of-way easement to allow for the construction of a 24-foot wide temporary access road onto McMillan Road located minimum 1,440-feet west of McDermott Road. - 20 - 7.1.24 Release the temporary right-of-way easement and remove the 24-foot wide temporary access road onto McMillan Road when the first segment of McCrosson Avenue is constructed between McMillan Road and the first intersection to the south, Placid Street. ACHD will not approve plans or sign a final plat for any portion of Phase 4 as depicted on the phasing plan submitted as part of the preliminary plat application, or any final plat which exceeds 106 lots of the development until the first segment of McCrosson Avenue is constructed, and the temporary right-of-way easement is released. 7.1.25 Construct the remaining segment of McCrosson Avenue from Placid Street to the south property line with phase 8, as shown in the phasing plan submitted with the preliminary plat. 7.1.26 Other than the access specifically approved with this application, direct lot access is prohibited to McMillan Road, McDermott Road, and McCrosson Avenue and shall be noted on the final plat. 7.1.27 Payment of impacts fees are due prior to issuance of a building permit. 7.1.28 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. 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. - 21 - 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. - 22 - C. Legal Description & Exhibit Map for Annexation Boundary - 23 - - 24 - - 25 - D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to annex the subject property with an R-8 zoning district and develop 199 new single-family residential homes consistent with the MDR FLUM designation for this site. The Commission finds that the proposed map amendment generally complies with the provisions of the Comprehensive Plan and should be compatible with adjacent residential 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; The Commission finds that the proposed map amendment to the R-8 zoning district is consistent with the purpose statement for the residential districts as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission 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. The Commission recommends that the 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, The Commission finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-5B-3.E). The Commission finds annexing this property with an R-8 zoning district is not in the best interest of the City due to there being too many outstanding issues to determine at this time with the future extension of SH-16 and existing site conditions. 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 Commission finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use and circulation. However, it is not in compliance with ITD’s corridor study for the extension of SH-16 because a north/south street is not provided at the quarter mile to provide access to the properties south of the creek that will be landlocked when SH-16 is extended. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. - 26 - b. Public services are available or can be made available and are adequate to accommodate the proposed development; The Commission finds that public services can be provided to the subject property upon development. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, the Commission 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 Commission recommends the 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 The Commission is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Council’s attention. ACHD considers road safety issues in their analysis. The Commission recommends that the 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 the Commission is unaware. f. The development preserves significant natural, scenic or historic features. The Commission is unaware of any significant features on this site. The Five Mile Creek lies off-site along the south boundary and the developer is required to protect it during construction.